Document:

<PAGE>   1
                                                                    EXHIBIT 10.1

                        Texas Association of Realtors(R)
                        -----------------------------
                       IMPROVED PROPERTY COMMERCIAL LEASE
    USE OF THIS FORM BY PERSONS WHO ARE NOT MEMBERS OF THE TEXAS ASSOCIATION
                        OF REALTORS(R) IS NOT AUTHORIZED
                 (C)TEXAS ASSOCIATION OF REALTORS(R), INC. 1998
--------------------------------------------------------------------------------
                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
NO.   PARAGRAPH DESCRIPTION                              PG.
---   ---------------------                              ---
<S>   <C>                                                <C>
 1    Parties                                             2

 2    Leased Premises                                     2

 3    Term                                                2
      A   Term
      B   Delay of Occupancy

 4    Rent and Expenses                                   2
      A   Base Monthly Rent
      B   Prorated Rent
      C   Additional Rent
      D   Place of Payment
      E   Method of Payment
      F   Late Charges
      G   Returned Checks

 5    Security Deposit                                    3

 6    Taxes                                               3

 7    Utilities                                           3

 8    Tenant's Insurance                                  3

 9    Use and Hours                                       4
      A   Tenant's Normal Business Hours
      B   Building Operating Hours

10    Legal Compliance                                    4

11    Signs                                               4

12    Access by Landlord                                  5

13    Move-In Condition                                   5

14    Move-Out Condition                                  5

15    Maintenance and Repairs                             5
      A   Cleaning
      B   Repairs of Conditions Caused by a Party
      C   Repair and Maintenance Responsibility
      D   Repair Persons                                  6
      E   HVAC Service Contract
      F   Common Areas
      G   Notice of Repairs
      H   Failure to Repair

16    Alterations                                         7

17    Liens                                               7

18    Liability                                           7

19    Indemnity                                           7

20    Default                                             7

21    Abandonment, Interruption of Utilities, Lockout     8
</TABLE>

<TABLE>
<CAPTION>
NO.   PARAGRAPH DESCRIPTION                              PG.
---   ---------------------                              ---
<S>   <C>                                                <C>
22    Holdover                                            8

23    Landlord's Lien                                     8

24    Assignment and Subletting                           8

25    Relocation                                          8

26    Subordination                                       8

27    Estoppel Certificates                               9

28    Casualty Loss                                       9

29    Condemnation                                        9

30    Attorney's Fees                                     9

31    Representations                                     9

32    Broker's Fees                                      10

33    Addenda                                            10

34    Agreement of Parties                               10

35    Notices                                            10

36    Special provisions                                 11
</TABLE>

                               ADDENDA & EXHIBITS
                             (CHECK ALL THAT APPLY)

<TABLE>
<S>      <C>
[ ]      Property Description Exhibit

[ ]      Addendum for Broker's Fee

[ ]      Expense Addendum for Single-Tenant Property

[ ]      Net Addendum

[ ]      Percentage Rent Addendum

[ ]      Parking Addendum

[ ]      Landlord's Rules and Regulations

[ ]      Commercial Lease Guaranty

[ ]      Optional Space Addendum

[ ]      Leasehold Construction Addendum (Landlord to Complete Construction)

[ ]      Leasehold Construction Addendum (Tenant to Complete Construction)

[ ]      .

[ ]      .
</TABLE>

Initialed for Identification by Tenants:        ,         , and Landlord:
                                                                    Page 1 of 11
<PAGE>   2

                        Texas Association of Realtors(R)
                        -----------------------------
                       IMPROVED PROPERTY COMMERCIAL LEASE
    USE OF THIS FORM BY PERSONS WHO ARE NOT MEMBERS OF THE TEXAS ASSOCIATION
                        OF REALTORS(R) IS NOT AUTHORIZED
                 (C)TEXAS ASSOCIATION OF REALTORS(R), INC. 1998
--------------------------------------------------------------------------------

1.   PARTIES: The parties to this lease are the owner of the Property Jersey
     Investments, Inc. (Landlord) and the tenant Global Election Systems, Inc.
     (Tenant).

2.   LEASED PREMISES: Landlord leases to Tenant the following described real
     property, known as the "leased premises," along with all its improvements:

     Number 1611-B (suite or unit), containing approximately 13,050 square feet
     of rentable area, located within the Expansion of 1611 Wilmeth Rd.
     (building or complex name) on the land known as 1611 Wilmeth Rd., McKinney,
     Texas 75069 (address, city, state) which is legally described as Bray
     Central Two, Block D, Lot 1E and [ ] or X as described on attached exhibit.
     "Property" means the building or complex in which the leased premises are
     located, inclusive of any common areas, drives, parking areas, and walks.
     The parties agree that the rentable area of the leased premises may not
     equal the actual or useable area within the leased premises and may include
     an allocation of common areas in the Property.

3.   TERM:

     A.   Term: The term of this lease is 60 months, commencing on May 1, 2000
          (Commencement Date) and ending on April 30, 2005 (Expiration Date).

     B.   Delay of Occupancy: If Tenant is unable to occupy the leased premises
          on the Commencement Date because of construction on the leased
          premises to be completed by Landlord that is not substantially
          complete or a prior tenant's holding over of the leased premises,
          Landlord will not be liable to Tenant for such delay and this lease
          will remain enforceable. In the event of such a delay, the
          Commencement Date will automatically be extended to the date Tenant is
          able to occupy the Property and the Expiration Date will also be
          extended by a like number of days, so that the term of this lease
          remains unchanged. If Tenant is unable to occupy the leased premises
          after the 30th day after the Commencement Date because of construction
          on the leased premises to be completed by Landlord that is not
          substantially complete or a prior tenant's holding over of the leased
          premises, Tenant may terminate this lease by giving written notice to
          Landlord before the leased premises become available to be occupied by
          Tenant and Landlord will refund to Tenant any amounts paid to Landlord
          by Tenant. This Paragraph 3B does not apply to any delay in occupancy
          caused by cleaning or repairs.

4.   RENT AND EXPENSES:

     A.   Base Monthly Rent: On or before the first day of each month during
          this lease, Tenant will pay Landlord base monthly rent in the amount
          of $9,189.37. The first full base monthly rent is due on or before
          May 1, 2000.

     B.   Prorated Rent: If the Commencement Date is on a day other than the
          first day of a month, Tenant will pay Landlord as prorated rent, an
          amount equal to the base monthly rent multiplied by the following
          fraction: the number of days from the Commencement Date to the first
          day of the following month divided by the number of days in a month in
          which this lease commences. The prorated rent is due on or before the
          Commencement Date.

     C.   Additional Rent: In addition to any base monthly rent or prorated
          rent, Tenant will pay Landlord all other amounts as provided by the
          attached:

     [ ]  (1) Net Addendum
     [ ]  (2) Percentage Rent Addendum
     [ ]  (3) Expense Reimbursement Addendum
     [X]  (4) Expense Addendum for Single-Tenant Property
     [ ]  (5) Parking Addendum
     [ ]  (6)
              ------------------------------------------------------------------

Initialed for Identification by Tenants:        ,         , and Landlord:
                                                                    Page 2 of 11
<PAGE>   3

Commercial Lease concerning:       1611 Wilmeth Rd.         1611-B

     D.   Place of Payment: Tenant will remit all amounts due Landlord under
          this lease to Royce Smith at PO Box 2770, McKinney, Texas 75069 or to
          such other person or at such other place as Landlord may designate in
          writing.

     E.   Method of Payment: Tenant must pay all rent timely without demand,
          deduction, or offset, except as permitted by law or this lease. Time
          is of the essence for the payment of rent. If Tenant fails to timely
          pay any amounts due under this lease or if any check of Tenant is
          returned to Landlord by the institution on which it was drawn,
          Landlord may require Tenant to pay, in addition to any other available
          remedy, all amounts due under this lease by certified funds by
          providing written notice to Tenant.

     F.   Late Charges: If Landlord does not actually receive a rent payment at
          the designated place of payment within 10 days after the date the rent
          is due, The mailbox is not the agent for receipt for Landlord. The
          late charge is a cost associated with the collection of rent and
          Landlord's acceptance of a late charge does not waive Landlord's
          rights to exercise remedies under Paragraph 20. Late charge $30 a day.

     G.   Returned Checks: Tenant will pay $25.00 (not to exceed $25) for each
          check Tenant tenders to Landlord which is returned by the institution
          on which it is drawn for any reason, plus any late charges until
          Landlord receives payment.

5.   SECURITY DEPOSIT: Upon execution of this lease, Tenant will pay a security
     deposit to Landlord in the amount of 9189.37 N/A . Landlord may apply the
     security deposit to any amounts owed by Tenant under this lease. If
     Landlord applies any part of the security deposit during any time this
     lease is in effect to amounts owed by Tenant, Tenant must, within 10 days
     after receipt of notice from Landlord, restore the security deposit to the
     amount stated. Within a reasonable time after this lease ends, Landlord
     will refund the security deposit to Tenant less any amounts applied toward
     amounts owed by Tenant.

6.   TAXES: Unless otherwise agreed by the parties, Tenant will pay all real
     property ad valorem taxes assessed against the leased premises.

7.   UTILITIES: Tenant will pay all charges for the use of all utility services
     to the leased premises and any connection charges except the following
     which will be paid by Landlord: N/A
     N/A
     NOTICE: Tenant should determine if any and all necessary utilities (e.g.,
     water, gas, electricity, telephone, sewer, etc.) are available to the
     leased premises, are adequate for Tenant's intended use, and the cost to
     provide the necessary utilities.

8.   TENANT'S INSURANCE:

     A.   During all times this lease is in effect, Tenant must maintain in full
          force and effect:

               (1)  public liability insurance from an insurer acceptable to
                    Landlord in an amount not less than $1,000,000.00 on an
                    occurrence basis naming Landlord as an additional insured;
                    and

               (2)  personal property damage insurance for Tenant's business
                    operations on the leased premises from an insurer acceptable
                    to Landlord in an amount not less than $1,000,000.00 on an
                    occurrence basis.

     B.   Before the Commencement Date, Tenant must provide Landlord with a copy
          of the insurance certificates evidencing the required coverage. If the
          insurance coverage changes in any manner or degree at any time this
          lease is in effect, Tenant must provide Landlord a copy of an
          insurance certificate evidencing such change within 10 days of the
          change.

     C.   If Tenant fails to maintain the required insurance in full force and
          effect at all times this lease is in effect, Landlord may:
          (1)  purchase such insurance on behalf of Tenant and Tenant must
               immediately reimburse Landlord for such expense; or
          (2)  exercise Landlord's remedies under Paragraph 20.

     D.   If there is an increase in Landlord's insurance premiums for the
          leased premises or Property or its contents that is caused by Tenant,
          Tenant's use of the leased premises, or any improvements made by or
          for Tenant, Tenant will, for each year this lease is in effect, pay
          Landlord the increase immediately after Landlord notifies Tenant of
          the increase.

Initialed for Identification by Tenants:        ,         , and Landlord:
                                                                    Page 3 of 11
<PAGE>   4
Commercial Lease concerning:       1611 Wilmeth Rd.         1611-B

9.    USE AND HOURS: Tenant may use the leased premises for the following
      purpose and no other: General Office, Warehouse, and Assembly Work

      [ ]   A. N/A
            N/A

      [ ]   B. N/A
            N/A

10.   LEGAL COMPLIANCE:

      A.    Tenant may not use or permit any part of the leased premises to be
            used for:

            (1)   any activity which is a nuisance or is offensive, noisy, or
                  dangerous;
            (3)   any activity that violates any applicable law, regulation,
                  zoning ordinance, restrictive covenant, governmental order,
                  owners' association rules, tenants' association rules,
                  Landlord's rules or regulations, or this lease;
            (4)   any hazardous activity that would require any insurance
                  premium on the Property or leased premises to increase or that
                  would void any such insurance;
            (5)   any activity that violates any applicable federal, state, or
                  local law, including but not limited to those laws related to
                  air quality, water quality, hazardous materials, wastewater,
                  waste disposal, air emissions, or other environmental matters;
            (6)   the permanent or temporary storage of any hazardous material;
                  or
            (7)   N/A

      B.    "Hazardous material" means any pollutant, toxic substance, hazardous
            waste, hazardous material, hazardous substance, solvent, or oil as
            defined by any federal, state, or local environmental law,
            regulation, ordinance, or rule existing as of the date of this lease
            or later enacted.

      C.

11.   SIGNS:

      A.

      B.    By providing written notice to Tenant before this lease ends,
            Landlord may require Tenant, upon move-out and at Tenant's expense,
            to remove, without damage to the Property or leased premises, any or
            all signs that were placed on the Property or leased premises by or
            at the request of Tenant. Any signs that Landlord does not require
            Tenant to remove and that are fixtures become the property of the
            Landlord and must be surrendered to Landlord at the time this lease
            ends.

Initialed for Identification by Tenants:        ,         , and Landlord:
                                                                    Page 4 of 11
<PAGE>   5

Commercial Lease concerning:       1611 Wilmeth Rd.         1611-B

12.   ACCESS BY LANDLORD:

      A.    During Tenant's normal business hours Landlord may enter the leased
            premises for any reasonable purpose, including but not limited to
            purposes for repairs, maintenance, alterations, and showing the
            leased premises to prospective tenants or purchasers. Landlord may
            access the leased premises after Tenant's normal business hours with
            Tenant's permission or to complete emergency repairs. Landlord will
            not unreasonably interfere with Tenant's business operations when
            accessing the leased premises.

      B.    During the last 60 days of this lease, Landlord may place a "For
            Lease" or similarly worded sign in the leased premises.

13.

14.   MOVE-OUT CONDITION AND FORFEITURE OF TENANT'S PERSONAL PROPERTY:

      A.    At the time this lease ends, Tenant will surrender the leased
            premises in the same condition as when received, normal wear and
            tear excepted. Tenant will leave the leased premises in a clean
            condition free of all trash, debris, personal property, hazardous
            materials, and environmental contaminants. Before this lease ends,
            Tenant [ ] will [X] will not provide Landlord with a report, by an
            environmental engineer or assessor acceptable to Landlord, dated not
            earlier than 20 days before the date this lease ends that indicates
            that no hazardous material or other environmental hazard is on or
            affects the leased premises.

      B.    If Tenant leaves any personal property in the leased premises after
            Tenant surrenders possession of the leased premises, Landlord may:
            (1) require Tenant, at Tenant's expense, to remove the personal
            property by providing written notice to Tenant; or (2) retain such
            personal property as forfeited property to Landlord.

      C.    "Surrender" means vacating the leased premises and returning all
            keys and access devices to Landlord. "Normal wear and tear" means
            deterioration that occurs without negligence, carelessness,
            accident, or abuse.

      D.    By providing written notice to Tenant before this lease ends,
            Landlord may require Tenant, upon move-out and at Tenant's expense,
            to remove, without damage to the Property or leased premises, any or
            all fixtures that were placed on the Property or leased premises by
            or at the request of Tenant. Any fixtures that Landlord does not
            require Tenant to remove become the property of the Landlord and
            must be surrendered to Landlord at the time this lease ends.

15.   MAINTENANCE AND REPAIRS:

      A.    Cleaning: Tenant must keep the leased premises clean and sanitary
            and promptly dispose of all garbage in appropriate receptacles.
            [ ] Landlord [X] Tenant will provide, at its expense, reasonable
            janitorial services to the leased premises.

      B.    Repairs of Conditions Caused by a Party: Each party must promptly
            repair a condition caused, either intentionally or negligently, by
            that party or that party's guests, patrons, invitees, contractors or
            permitted subtenants.

      C.    Repair and Maintenance Responsibility: Except as provided by
            Paragraph 15B, the party designated below, at its expense, is
            responsible to maintain and repair the following specified items in
            the leased premises. The specified items must be maintained in: (i)
            clean condition; (ii) good repair; and (iii) operable condition. If
            a modification to any of the specified items is required by law or
            governmental regulation or order, the party designated to maintain
            the item must complete and pay the expense of the modification. The
            specified items include and relate only to real property in the
            leased premises. Tenant is responsible for the repair and
            maintenance of its personal property.

Initialed for Identification by Tenants:        ,         , and Landlord:
                                                                    Page 5 of 11

<PAGE>   6

Commercial Lease concerning:       1611 Wilmeth Rd.         1611-B

<TABLE>
<CAPTION>
                                                                                               N/A      Landlord    Tenant
                                                                                               ---      --------    ------
<S>                                                                                            <C>      <C>         <C>
 (1)  Foundation, exterior walls, roof, and other structural components                        [ ]         [ ]        [X]

 (2)  Glass and windows                                                                        [ ]         [ ]        [X]

 (3)  Fire protection equipment and fire sprinkler systems                                     [ ]         [ ]        [X]

 (4)  Exterior & overhead doors, including closure devices, molding, locks, and hardware       [ ]         [ ]        [X]

 (5)  Grounds maintenance, including landscaping and ground sprinklers                         [ ]         [X]        [ ]

 (6)  Interior doors, including closure devices, frames, molding, locks, and hardware          [ ]         [ ]        [X]

 (7)  Parking areas and walks                                                                  [ ]         [ ]        [X]

 (8)  Plumbing systems, drainage systems, electrical systems                                   [ ]         [ ]        [X]
      (including ballast and lamp replacement) & mechanical systems,
      except those specifically designated otherwise

 (9)  Heating Ventilation and Air Conditioning (HVAC) systems                                  [ ]         [X]        [ ]

(10)  Signs                                                                                    [ ]         [ ]        [X]

(11)  Extermination and pest control, excluding wood-destroying insects                        [ ]         [ ]        [X]

(12)  Storage yards and storage buildings                                                      [ ]         [ ]        [X]

(13)  Wood-destroying insect treatment and repairs                                             [ ]         [ ]        [X]

(14)  Cranes and related systems                                                               [ ]         [ ]        [X]

(15)                                                                                           [ ]         [ ]        [ ]

(16)                                                                                           [ ]         [ ]        [ ]

(17)  All other items and systems                                                              [ ]         [ ]        [ ]
</TABLE>

      D.    Repair Persons: Repairs must be completed by trained, qualified, and
            insured repair persons.

      E.    HVAC Service Contract: If Tenant is responsible to maintain the HVAC
            system, Tenant [ ] is [X] is not required to maintain, at its
            expense, a regularly scheduled maintenance and service contract for
            the HVAC system. The maintenance and service contract must be
            purchased from a HVAC maintenance company that regularly provides
            such contracts to similar properties. If Tenant fails to maintain a
            required HVAC maintenance and service contract in effect at all
            times during this lease, Landlord may do so and charge Tenant the
            expense of such a maintenance and service contract or exercise
            Landlord's remedies under Paragraph 20.

      F.

Initialed for Identification by Tenants:        ,         , and Landlord:
                                                                   Page 6 of  11
<PAGE>   7

Commercial Lease concerning:       1611 Wilmeth Rd.         1611-B

      G.    Notice of Repairs: Tenant must promptly notify Landlord of any item
            that is in need of repair and that is Landlord's responsibility to
            repair. All requests for repairs to Landlord must be in writing.

      H.    Failure to Repair: Landlord must make a repair for which Landlord is
            responsible within a reasonable period of time after Tenant provides
            Landlord written notice of the needed repair. If Tenant fails to
            repair or maintain an item for which Tenant is responsible within 10
            days after Landlord provides Tenant written notice of the needed
            repair or maintenance, Landlord may: (1) repair or maintain the
            item, without liability for any damage or loss to Tenant, and tenant
            must immediately reimburse Landlord for the cost to repair or
            maintain; or (2) exercise Landlord's remedies under Paragraph 20.

16.   ALTERATIONS:

      A.    Tenant may not alter, improve, or add to the Property or the leased
            premises without Landlord's written consent. Landlord will not
            unreasonably withhold consent for the Tenant to make reasonable
            alterations, modifications, or improvements to the leased premises.

      B.    Tenant may not alter any locks or any security devices on the
            Property or the leased premises without Landlord's consent. If
            Landlord authorizes the changing, addition, or rekeying of any locks
            or other security devices, Tenant must immediately deliver the new
            keys and access devices to Landlord.

      C.    If a governmental order requires alteration or modification to the
            leased premises, the party obligated to maintain and repair the
            item to be modified or altered as designated in Paragraph 15 will,
            at its expense, modify or alter the item in compliance with the
            order.

      D.    Any alterations, improvements, fixtures or additions to the Property
            or leased premises installed by either party during the term of this
            lease will become Landlord's property and must be surrendered to
            Landlord at the time this lease ends, except for those fixtures
            Landlord requires Tenant to remove under Paragraph 14 or if the
            parties agree otherwise in writing.

17.   LIENS: Tenant may not do anything that will cause the title of the
      Property or leased premises to be encumbered in any way. If Tenant causes
      a lien to be filed against the Property or leased premises, Tenant will
      within 20 days after Landlord demands Tenant to take action to remove the
      lien, pay the lien or take whatever action is necessary to cause the lien
      to be released of record. Tenant will provide a copy of any release Tenant
      obtains pursuant to this paragraph.

18.   LIABILITY: To the extent permitted by law, Landlord is not responsible to
      Tenant or Tenant's employees, patrons, guests, or invitees for any
      damages, injuries or losses to person or property caused by:

      A.    an act, omission, or neglect of: Tenant; Tenant's agent; Tenant's
            guest; Tenant's employees; Tenant's patrons; Tenant's invitees; or
            any other tenant on the Property;

      B.    fire, flood, water leaks, ice, snow, hail, winds, explosion, smoke,
            riot, strike, interruption of utilities, theft, burglary, robbery,
            assault, vandalism, other persons, environmental contaminants, or
            other occurrences or casualty losses.

19.   INDEMNITY: Tenant will indemnify and hold Landlord harmless from any
      property damage, personal injury, suits, actions, liabilities, damages,
      cost of repairs or service to the leased premises or Property, or any
      other loss caused, negligently or otherwise, by Tenant or Tenant's
      employees, patrons, guests, or invitees.

20.   DEFAULT:

      A.    If Landlord fails to comply with this lease within 30 days after
            Tenant notifies Landlord of Landlord's failure to comply, Landlord
            will be in default and Tenant may seek any remedy provided by law.
            If, however, Landlord's non-compliance reasonably requires more than
            30 days to cure, Landlord will not be in default if the cure is
            commenced within the 30 day period and is diligently pursued.

      B.    If Landlord does not actually receive at the place designated for
            payment any rent due under this lease within 5 days after it is due,
            Tenant will be in default. If Tenant fails to comply with this lease
            for any other reason within 10 days after Landlord notifies Tenant
            of its failure to comply, Tenant will be in default.

Initialed for Identification by Tenants:        ,         , and Landlord:
                                                                   Page 7 of  11
<PAGE>   8

Commercial Lease concerning:       1611 Wilmeth Rd.         1611-B

      C.    If Tenant is in default, Landlord may: (i) terminate Tenant's right
            to occupy the leased premises by providing Tenant with at least 3
            days written notice; and (ii) accelerate all rents which are payable
            during the remainder of this lease or any renewal period without
            notice or demand. Landlord will attempt to mitigate any damage or
            loss caused by Tenant's breach. If Tenant is in default, Tenant will
            be liable for:

            (1)   any lost rent;
            (2)   Landlord's cost of reletting the leased premises, including
                  brokerage fees, advertising fees, and other fees necessary to
                  relet the leased premises;
            (3)   repairs to the leased premises for use beyond normal wear and
                  tear;
            (4)   all Landlord's costs associated with eviction of Tenant, such
                  as attorney's fees, court costs, and prejudgment interest;
            (5)   all Landlord's costs associated with collection of rent such
                  as collection fees, late charges, and returned check charges;
            (6)   cost of removing any equipment and trade-fixtures left on the
                  leased premises by Tenant;
            (7)   cost to remove any trash, debris, personal property, hazardous
                  materials, or environmental contaminants left by Tenant or
                  Tenant's employees, patrons, guests, or invitees in the leased
                  premises or Property; and
            (8)   any other recovery to which Landlord may be entitled by law.

21.   ABANDONMENT, INTERRUPTION OF UTILITIES, REMOVAL OF TENANT'S PROPERTY, AND
      LOCKOUT: Chapter 93 of the Texas Property Code governs the rights and
      obligations of the parties with regard to: (a) abandonment of the leased
      premises; (b) interruption of utilities; (c) removal of Tenant's personal
      property; and (d) "lock-out" of Tenant.

22.   HOLDOVER: If Tenant fails to vacate the leased premises at the time this
      lease ends, Tenant will become a tenant-at-will and must vacate the leased
      premises immediately upon receipt of demand from Landlord. No holding over
      by Tenant, with or without the consent of Landlord, will extend this
      lease. Tenant will indemnify Landlord and any prospective Tenants for any
      and all damages caused by the holdover. Rent for any holdover period will
      be the base monthly rent.

23.   LANDLORD'S LIEN AND SECURITY INTEREST: To secure Tenant's performance
      under this lease, Tenant grants to Landlord a lien and security interest
      against all of Tenant's nonexempt personal property that is in the leased
      premises or Property. This lease is a security agreement for the purposes
      of the Uniform Commercial Code. Landlord may file a copy of this lease as
      a financing statement.

24.   ASSIGNMENT AND SUBLETTING: Tenant may not assign this lease or sublet any
      part of the leased premises without Landlord's written consent. An
      assignment of this lease or subletting of the leased premises without
      Landlord's written consent is voidable by Landlord. If Tenant assigns this
      lease or sublets any part of the leased premises, Tenant will remain
      liable for all of Tenant's obligations under this lease regardless if the
      assignment or sublease is made with or without the consent of Landlord.

25.

26.   SUBORDINATION:

      A.    This lease and Tenant's leasehold interest are and will be subject,
            subordinate, and inferior to:

            (1)   any lien, encumbrance, or ground lease now or hereafter placed
                  on the leased premises or the Property by Landlord;
            (2)   all advances made under any such lien, encumbrance, or ground
                  lease;
            (3)   the interest payable on any such lien or encumbrance;
            (4)   any and all renewals and extensions of any such lien,
                  encumbrance, or ground lease;
            (5)   any restrictive covenant affecting the leased premises or the
                  Property; and
            (6)   the rights of any owners' association affecting the leased
                  premises or Property.

Initialed for Identification by Tenants:        ,         , and Landlord:
                                                                    Page 8 of 11
<PAGE>   9

Commercial Lease concerning:       1611 Wilmeth Rd.         1611-B

      B.    Tenant must, on demand, execute any instrument subordinating this
            lease as Landlord may request, provided that such subordination is
            made on the condition that this lease and Tenant's rights under this
            lease are recognized by the lien-holder.

27.   ESTOPPEL CERTIFICATES: Within 10 days after receipt of a written request
      from Landlord, Tenant will execute and deliver to Landlord an estoppel
      certificate that identifies: (a) when this lease commences and ends; (b)
      any amendments to this lease; (c) any rights that Tenant may have to
      extend this lease or purchase the Property or leased premises; (d) any
      default by Landlord; and (e) any other information reasonably requested in
      the certificate.

28.   CASUALTY LOSS:

      A.    Tenant must immediately notify Landlord of any casualty loss in the
            leased premises. Within 20 days after receipt of Tenant's notice of
            a casualty loss, Landlord will notify Tenant if the leased premises
            are less than or more than 50% unusable, on a per square foot basis,
            and if Landlord can substantially restore the leased premises within
            120 days after Tenant notifies Landlord of the casualty loss.

      B.    If the leased premises are less than 50% unusable and Landlord can
            substantially restore the leased premises within 120 days after
            Tenant notifies Landlord of the casualty, Landlord will restore the
            leased premises to substantially the same condition as before the
            casualty. If Landlord fails to substantially restore within the time
            required, Tenant may terminate this lease.

      C.    If the leased premises are more than 50% unusable and Landlord can
            substantially restore the leased premises within 120 days after
            Tenant notifies Landlord of the casualty, Landlord may: (1)
            terminate the lease; or (2) restore the leased premises to
            substantially the same condition as before the casualty. If Landlord
            chooses to restore and does not substantially restore the leased
            premises within the time required, Tenant may terminate this lease.

      D.    If Landlord notifies Tenant that Landlord cannot substantially
            restore the leased premises within 120 days after Tenant notifies
            Landlord of the casualty loss, Landlord may: (1) choose not to
            restore and terminate this lease; or (2) choose to restore, notify
            Tenant of the estimated time to restore, and give Tenant the option
            to terminate this lease by notifying Landlord within 10 days.

      E.    If this lease does not terminate because of a casualty loss, rent
            will be reduced from the date Tenant notifies Landlord of the
            casualty loss to the date the leased premises are substantially
            restored by an amount proportionate to the extent the leased
            premises are unusable.

29.   CONDEMNATION: If after a condemnation or purchase in lieu of condemnation
      the leased premises are totally unusable for the purposes stated in this
      lease, this lease will terminate. If after a condemnation or purchase in
      lieu of condemnation the leased premises are partially unusable for the
      purposes stated in this lease, this lease will continue and rent will be
      reduced in an amount proportionate to the extent the leased premises are
      unusable. Any condemnation award or proceeds in lieu of condemnation are
      the property of Landlord and Tenant has no claim to such proceeds or
      award. Tenant may seek compensation from the condemning authority for its
      moving expenses and damages to Tenant's personal property.

30.   ATTORNEY'S FEES: Any person who is a prevailing party in any legal
      proceeding brought under or related to the transaction described in this
      lease is entitled to recover prejudgment interest, reasonable attorney's
      fees, and all other costs of litigation from the non-prevailing party.

31.   REPRESENTATIONS: Tenant's statements in this lease and any application for
      rental are material representations relied upon by Landlord. Each party
      signing this lease represents that he or she is of legal age to enter into
      a binding contract and is authorized to sign the lease. If Tenant makes
      any misrepresentation in this lease or in any application for rental,
      Tenant is in default. Landlord is not aware of any material defect on the
      Property that would affect the health and safety of an ordinary person or
      any environmental hazard on or affecting the Property that would affect
      that health or safety of an ordinary person, except: N/A
      N/A

Initialed for Identification by Tenants:        ,         , and Landlord:
                                                                    Page 9 of 11
<PAGE>   10

Commercial Lease concerning:       1611 Wilmeth Rd.         1611-B

32.   BROKERS' FEES:

      A.    RE/MAX North Central (Broker A) represents
[ ]         [X] Landlord [ ] Tenant Broker A's fees will be paid pursuant to
            (choose 1 or 2):

[ ]         (1) a separate written agreement between Broker
            [X] A and Landlord [ ] Tenant [ ] Broker N/A.

[ ]         (2) the attached Addendum for Broker's Fee.

      B.    N/A (Broker B) represents
[ ]         [ ] Landlord [ ] Tenant Broker B's fees will be paid pursuant to
            (choose 1 or 2):

[ ]         (1) a separate written agreement between Broker B and
[ ]         [ ] Landlord [ ] Tenant [ ] Broker N/A.

[ ]         (2) the attached Addendum for Broker's Fee.

      C.    N/A (Broker C) represents
[ ]         [ ] Landlord [ ] Tenant Broker C's fees will be paid pursuant to
            (choose 1 or 2):

[ ]         (1) a separate written agreement between Broker C and
            [ ] Landlord [ ] Tenant [ ] Broker N/A.

[ ]         (2) the attached Addendum for Broker's Fee.

33.   ADDENDA: Incorporated into this lease are the addenda, exhibits and other
      information marked in the Addenda and Exhibit section of the Table of
      Contents. If Landlord's Rules and Regulations are made part of this lease,
      Tenant agrees to comply with the Rules and Regulations as Landlord may, at
      its discretion, amend from time to time.

34.   AGREEMENT OF PARTIES:

      A.    Entire Agreement: This lease contains the entire agreement between
            Landlord and Tenant and may not be changed except by written
            agreement.
      B.    Binding Effect: This lease is binding upon and inures to the benefit
            of the parties and their respective heirs, executors,
            administrators, successors, and permitted assigns.
      C.    Joint and Several: All Tenants are jointly and severally liable for
            all provisions of this lease. Any act or notice to, or refund to, or
            signature of, any one or more of the Tenants regarding any term of
            this lease, its renewal, or its termination is binding on all
            Tenants.
      D.    Controlling Law: The laws of the State of Texas govern the
            interpretation, performance, and enforcement of this lease.
      E.    Severable Clauses: If any clause in this lease is found invalid or
            unenforceable by a court of law, the remainder of this lease will
            not be affected and all other provisions of this lease will remain
            valid and enforceable.
      F.    Waiver: Landlord's delay, waiver, or non-enforcement of
            acceleration, contractual or statutory lien, rental due date, or any
            other right will not be deemed a waiver of any other or subsequent
            breach by Tenant or any other term in this lease.
      G.    Quiet Enjoyment: Provided that Tenant is not in default of this
            lease, Landlord covenants that Tenant will enjoy possession and use
            of the leased premises free from serious interference.
      H.    Force Majeure: If Landlord's performance of a term in this lease is
            delayed by strike, lock-out, shortage of material, governmental
            restriction, riot, flood, or any cause outside Landlord's control,
            the time for Landlord's performance will be abated until after the
            delay.

35.   NOTICES: All notices under this lease must be in writing and are effective
      when hand-delivered, sent by mail, or sent by facsimile transmission to:

      Tenant                                   Landlord
      at the address of the leased premises.   at
                                                 ------------------------------

                                                 ------------------------------
                                               Fax:
                                                   ----------------------------

      with a copy to:                          with a copy to:
                     ------------------------                 -----------------
      at                                       at
         ------------------------------------     -----------------------------

         ------------------------------------     -----------------------------
      Fax:                                     Fax:
          -----------------------------------      ----------------------------

Initialed for Identification by Tenants:        ,         , and Landlord:
                                                                   Page 10 of 11
<PAGE>   11

Commercial Lease concerning:       1611 Wilmeth Rd.         1611-B

36.   SPECIAL PROVISIONS:

REAL ESTATE BROKERS ARE NOT QUALIFIED TO RENDER LEGAL ADVICE, PROPERTY
INSPECTIONS, SURVEYS, ENGINEERING STUDIES (E.G. STUDIES OF THE STRUCTURES,
DRAINAGE, AND SOIL CONDITIONS), ENVIRONMENTAL ASSESSMENTS, TAX ADVICE, FINANCIAL
ADVICE, OR INSPECTIONS TO DETERMINE COMPLIANCE WITH ZONING, GOVERNMENTAL
REGULATIONS, OR ANY LAW (E.G., ADA, TEXAS ARCHITECTURAL BARRIERS STATUTE, ETC.).
THE PARTIES SHOULD SEEK EXPERTS TO RENDER SUCH SERVICES. SELECTION OF SUCH
EXPERTS IS THE RESPONSIBILITY OF THE PARTIES AND NOT THE REAL ESTATE BROKER. THE
TERMS OF THIS LEASE ARE NEGOTIABLE AMONG THE PARTIES. THIS IS INTENDED TO BE A
LEGAL AGREEMENT BINDING UPON FINAL ACCEPTANCE. READ IT CAREFULLY. IF YOU DO NOT
UNDERSTAND THE EFFECT OF THIS LEASE, CONSULT YOUR ATTORNEY BEFORE SIGNING.

<TABLE>
<S>                                                    <C>
                                                       SIGNED:  "HOWARD T. VAN PELT"           12/8/99
--------------------------------------------           -----------------------------------------------
Landlord    Jersey Investments, Inc.    Date           Tenant    Global Election Systems, Inc.    Date

By
   -----------------------------------------           -----------------------------------------------
         Royce or Mike Smith                           Tenant    By:  Howard Van Pelt             Date

as                              for Landlord
   -----------------------------
</TABLE>

Initialed for Identification by Tenants:        ,         , and Landlord:
                                                                   Page 11 of 11
<PAGE>   12
                        Texas Association of Realtors(R)
                        -----------------------------
                         LEASEHOLD CONSTRUCTION ADDENDUM
                        LANDLORD TO COMPLETE CONSTRUCTION

    USE OF THIS FORM BY PERSONS WHO ARE NOT MEMBERS OF THE TEXAS ASSOCIATION
                        OF REALTORS(R) IS NOT AUTHORIZED
                 (C)TEXAS ASSOCIATION OF REALTORS(R), INC. 1998
--------------------------------------------------------------------------------

ADDENDUM TO THE COMMERCIAL LEASE BETWEEN THE UNDERSIGNED PARTIES CONCERNING THE
LEASED PREMISES AT       1611 Wilmeth Road             1611-B
                         McKinney    Texas       75069

A.    On or before May 1, 2000, Landlord will substantially complete the
      improvements to the leased premises as described below.

      [X]   (1)   Landlord will complete the following improvements:

                  Per interior plans to be delivered to Landlord within sixty
                  (60) days after the executed date of this lease agreement.

      [X]   (2)   On or before January 1, 2000, Tenant will specify in a
                  separate written notice to Landlord the improvements that
                  Tenant desires Landlord to complete. If Landlord objects to
                  any desired improvement, Tenant will promptly amend Tenant's
                  notice to comply with Landlord's objections. Landlord will not
                  unreasonably object to Tenant's desired improvements.

B.    On or before January 15, 2000, Landlord will notify Tenant of the total
      cost to complete the improvements described in Paragraph A, including but
      not limited to costs of construction, permits, and plans. The total cost
      to complete the improvements may not exceed $189,709.00 (maximum cost).
      Landlord will pay $189,709.00 of the cost to complete the improvements and
      Tenant will pay the remainder. If the total cost to complete the
      improvements exceeds the maximum cost, the lease will terminate and have
      no further effect unless a party notifies the other party within 10 days
      after Landlord notifies Tenant of the cost to complete the improvements
      that it will pay the excess.

C.    Unless otherwise agreed by the parties in writing, any amount required to
      be paid by Tenant under this addendum must be paid by Tenant to Landlord
      before construction of the improvements commences.

D.    All construction required by this addendum will be performed by trained
      and qualified persons in a workman-like manner and will comply with
      applicable building codes, local ordinances governmental regulations, and
      statutes (e.g. ADA).
      [X] Landlord       Tenant will, at its expense, obtain any required
      certificate of occupancy.

E.    Tenant may, at reasonable times during construction, inspect the
      construction of the improvements. Tenant may object to any deficiencies in
      the completion of the improvements by providing specific written notice to
      Landlord and Landlord will promptly cure the deficiencies. Upon completion
      of the improvements, Tenant will acknowledge in writing (e.g., TAR No.
      2113) that the improvements have been completed and that Tenant accepts
      the leased premises for the purpose of the lease.

F.    Paragraph 3B of the lease governs any delay in the commencement of the
      lease or occupancy by Tenant caused by the construction of the
      improvements.

G.    Special Provisions:

<TABLE>
<S>                                                      <C>
                                                         SIGNED:  "HOWARD T. VAN PELT"
--------------------------------------------             -----------------------------------------------
Landlord    Jersey Investments, Inc.    Date             Tenant    Global Election Systems, Inc.    Date

By
   -----------------------------------------             -----------------------------------------------
         Royce or Mike Smith                             Tenant    By:  Howard Van Pelt             Date

as                              for Landlord
  ------------------------------
</TABLE>

<PAGE>   13

                                                                     Page 1 of 1
                        Texas Association of Realtors(R)
                        -----------------------------
                   EXPENSE ADDENDUM FOR SINGLE-TENANT PROPERTY

    USE OF THIS FORM BY PERSONS WHO ARE NOT MEMBERS OF THE TEXAS ASSOCIATION
                        OF REALTORS(R) IS NOT AUTHORIZED
                 (C)TEXAS ASSOCIATION OF REALTORS(R), INC. 1998
--------------------------------------------------------------------------------

ADDENDUM TO THE COMMERCIAL LEASE BETWEEN THE UNDERSIGNED PARTIES CONCERNING THE
LEASED PREMISES AT       1611 Wilmeth Road             1611-B
                         McKinney    Texas       75069

A.    Taxes: "Taxes means all the real property ad valorem taxes assessed
      against the leased premises and Property (choose 1 or 2).

[X]   (1)   Tenant Reimburses Landlord: Each year during the term of the
            above-referenced lease Tenant will reimburse Landlord for all taxes
            assessed against the leased premises and Property for that year.
            Taxes will be prorated to the Commencement Date of the lease for the
            first year of the lease and through the Expiration Date for the last
            year. The reimbursements are due immediately upon Tenant's receipt
            of Landlord's notice accompanied by a copy of the tax statement for
            that year. If tax statements for the last year of the lease are not
            available at the time the lease terminates, Tenant will, before
            Tenant vacates the leased premises, pay Landlord an amount for the
            prorated taxes for the last year based on the prior year's tax
            statements, and no subsequent adjustment will be made.

[X]   (2)   Tenant Pays Direct: During all times the above-referenced lease is
            in effect, Tenant must maintain, at Tenant's expense, property
            insurance in full force and effect naming Landlord as a named
            insured from an insurance company acceptable to Landlord. On or
            before the Commencement Date of the above-referenced lease and on or
            before each anniversary of the Commencement Date, Tenant must
            provide Landlord with a copy of the insurance certificate(s)
            evidencing the required coverage.

C.    Special Provisions:

<TABLE>
<S>                                                      <C>
                                                         SIGNED:  "HOWARD T. VAN PELT"
--------------------------------------------             -----------------------------------------------
Landlord    Jersey Investments, Inc.    Date             Tenant    Global Election Systems, Inc.    Date

By
   -----------------------------------------             -----------------------------------------------
         Royce or Mike Smith                             Tenant    By:  Howard Van Pelt             Date

as                              for Landlord
  ------------------------------
</TABLE>

<PAGE>   14

                                                                     Page 1 of 1
                              RE/MAX NORTH CENTRAL
                                    EXHIBIT C
                                 RENEWAL OPTIONS

PROPERTY ADDRESS OR DESCRIPTION: 1611 WILMETH RD, MCKINNEY, TEXAS 75069

DATE OF LEASE: MARCH 4, 1997

1.    OPTION(S) TO EXTEND TERM

      Landlord hereby grants to Tenant TWO option(s) [the "Option(s)"] to extend
      the Lease Term for additional term(s) of 5 years each [the
      "Extension(s)"], on the same terms, conditions and covenants set forth in
      the Lease Agreement, except as provided below. Each Option shall be
      exercised only by written notice delivered to the Landlord at least NINETY
      (90) days before the expiration of the Lease Term or the preceding
      Extension of the Lease Term. If Tenant fails to deliver Landlord written
      notice of the exercise of an Option within the prescribed time period,
      such Option and any succeeding Options shall lapse, and there shall be no
      further right to extend the Lease Term. Each Option shall be exercisable
      by Tenant on the express condition that at the time of the exercise, and
      at all times prior to the commencement of such Extension(s), Tenant shall
      not be in default under any of the provisions of this Lease. The foregoing
      Option(s) are personal to Tenant and may not be exercised by an assignee
      or subtenant.

2.    CALCULATION OF RENT

      The Base Rent during the Extension(s) shall be determined by one of the
      following methods: whichever is lower [INDICATED BY CHECKING THE
      APPROPRIATE BOX UPON THE EXECUTION OF THE LEASE AGREEMENT]

      [X]   (a)   Consumer Price Index Adjustment
      [X]   (b)   Fair Rental Value Adjustment
      [ ]   (c)   Fixed Rental Adjustment

      A.    CONSUMER PRICE INDEX ADJUSTMENT

            The monthly rent during the particular Extension shall be determined
            by multiplying the monthly installment of Base Rent during the Lease
            Term by a fraction determined as follows:

            (1)   The numerator shall be the latest Index.
            (2)   The denominator shall be the initial Index.

            If such computation would reduce the rent for the particular
            Extension, it shall be disregarded, and the rent during the
            immediately preceding period shall apply instead.

            The Index, as defined herein, shall mean the Consumer Price Index
            for Urban Consumers (all items), Dallas/Fort Worth, Texas, area
            (1984 = 100) published by the United States Department of Labor,
            Bureau of Labor Statistics.

            The initial Index shall mean the Index published for the nearest
            calendar month preceding the commencement date of the Lease Term.
            The latest Index shall mean the Index published for the nearest
            calendar month preceding the first day of the Extension.

            If a base year other than 1984 is adopted, the Index shall be
            converted in accordance with the appropriate conversion factor. If
            the Index is discontinued or revised, such other Index or
            computation with which it is replaced shall be used in order to
            obtain substantially the same results as would have been obtained if
            it had not been discontinued or revised.

      B.    FAIR RENTAL VALUE ADJUSTMENT

            The Base Rent shall be increased on the first day of the particular
            Extension to the "Fair Rental Value" of the Demised Premises,
            determined in the following manner:

            (1)   If the Landlord and Tenant have not been able to agree on the
                  Fair Rental Value Adjustment prior to the date the option is
                  required to be exercised, the rent for the Extension shall be
                  determined as follows: Within fifteen (15) days following the
                  exercise of the option, Landlord and Tenant shall endeavor in
                  god faith to agree upon a single appraiser. If

<PAGE>   15

                  Landlord and Tenant are unable to agree upon a single
                  appraiser within said fifteen (15) day period, each shall
                  then, by written notice to the other, given within ten (10)
                  days after said fifteen (15) day period, appoint one
                  appraiser. Within ten (10) days after the two appraisers are
                  appointed, they shall appoint a third appraiser. If either
                  Landlord or Tenant fails to appoint its appraiser within the
                  prescribed time period the single appraiser appointed shall
                  determine the Fair Rental Value of the Demised Premises. Each
                  party shall hear the cost of the appraiser appointed by it and
                  the parties shall share equally the cost of the third
                  appraiser.

            (2)   The "Fair Rental Value" of the Demised Premises shall mean the
                  price that a ready and willing tenant would pay as of the
                  commencement of the Extension as monthly rent to a ready and
                  willing landlord of demised premises comparable to the Demised
                  Premises if such property were exposed for lease on the open
                  market for a reasonable period of time and taking into account
                  all of the purposes for which such property may be used and
                  not just the use proposed to be made of the Demised Premises
                  by the Tenant. The Fair Rental Value of the Demised Premises
                  shall be the average of the two of the three appraisals which
                  are the closest in amount, and the third appraisal shall be
                  disregarded. In no event shall the rent be reduced by reason
                  of such computation. If the Fair Rental Value is not
                  determined prior to the commencement of the Extension, then
                  Tenant shall continue to pay to Landlord the rent applicable
                  to the Demised Premises immediately prior to such Extension
                  until the Fair Rental Value is determined, and when it is
                  determined, Tenant shall pay to Landlord within ten (10) days
                  after receipt of such notice the difference between the rent
                  actually paid by Tenant to Landlord and the new rent
                  determined hereunder.

      C.    FIXED ADJUSTMENTS

            The Base Rent shall be increased to the following amounts on the
            following dates:

<TABLE>
<CAPTION>
            Date                                          Amount
            ----                                          ------
<S>                                     <C>
N/A                                     N/A
----------------------------------      ---------------------------------------
N/A                                     N/A
----------------------------------      ---------------------------------------
N/A                                     N/A
----------------------------------      ---------------------------------------
N/A                                     N/A
----------------------------------      ---------------------------------------
N/A                                     N/A
----------------------------------      ---------------------------------------
</TABLE>

INITIALS:  LANDLORD:   RDS              INITIALS:  TENANT:     HVP
                    ------------                          -------------
                       MS                                      MES
                    ------------                          -------------<PAGE>   1

                                                                    EXHIBIT 10.2

                 GREATER DALLAS ASSOCIATION OF REALTORS(R), INC.

                           SHORT FORM COMMERCIAL LEASE

                                                               State of Texas

                                                               County of Grayson

This lease agreement made and entered into by and between

David Wood
P.O. Box 66
Anna, Texas  75495
(hereinafter referred to as "Landlord"), and

Global Election Systems, Inc.
1611 Wilmeth Road
McKinney, Texas  75069
(hereinafter referred to as "Tenant");

                                   WITNESSETH:

Landlord hereby leases to Tenant, and Tenant hereby takes from Landlord the
following described premises situated within the County of Grayson, State of
Texas:

5,000sf metal building located on Highway 75, West side service road near FM 121
in Van Alstyne, Texas

together with all the rights, privileges, easements and appurtenances belonging
to or in any way pertaining to the demised premises for a term of one year
beginning the 1st day of August, 1999, and ending the 31st day of July, 2000,
to be occupied as warehouse space and not otherwise, paying therefor the sum of
Eighteen thousand and no/100-------------------- ($1500.00/month) ($18,000.00)
Dollars, payable upon the conditions and covenants following:

      1. Each year during the term of this lease, Landlord shall pay real estate
taxes assessed against the demised premises in an amount equal to the total real
estate taxes assessed against the demised premises in the base year. Each year
during the term of the lease, Tenant shall pay as additional rental, upon
receipt of statement from landlord along with tax statements or verification
from proper authority, his pro rate share of any increase in real estate taxes
over the base year on the property of which the demised premises form a part.
Any increase in real estate taxes for a fractional year shall be prorated. The
base year shall be 1999. Tenant shall also pay all charges for utility services
to the demised premises.

      2. Failure of Tenant to surrender the demised premises at the expiration
of the lease constitutes a holding over which shall be construed as a tenancy
from month to month at a rental of $2,500.00 per month.

      3. Rent shall be paid in Grayson County, Texas, monthly in advance as the
same shall become due.

<PAGE>   2

      4. Tenant has examined and accepts the premises, building, and each
appurtenance thereto in their present condition as suitable for the purposes for
which the same are leased, and agrees to accept the premises regardless of
reasonable deterioration between the date of this lease and the date Tenant
begins occupying the premises.

      5. Landlord shall maintain in good repair the roof, foundation and
exterior walls of the building. Tenant agrees to give Landlord written notice of
defects and need for repairs of the roof, foundation or exterior walls. Landlord
shall not be liable to Tenant for damage caused by the premises being or
becoming out of repair until it has been notified of the necessity of repair by
the Tenant and has had reasonable opportunity to repair the same.

      6. Tenant shall maintain the premises and equipment, including plate
glass, store front and entrances. Tenant shall, at its expense, keep the
interior of the building, including the plumbing, closets, pipes, fixtures and
air conditioning equipment, if any, in good repair and shall keep water pipes
and connections free from ice and other obstructions. Tenant shall take good
care of the premises and its fixtures and suffer no waste. If Tenant leases an
entire building unit, Tenant shall be responsible for keeping the roof clean and
downspouts open.

      All alterations, additions and improvements, except trade fixtures and air
conditioning and heating equipment installed at expense of Tenant, shall become
the property of Landlord and shall remain upon and be surrendered with the
premises as a part thereof on the termination of the lease.

      No cooling tower, equipment, or structure of any kind shall be placed on
the roof of the leased premises by Tenant without prior written permission of
Landlord. If such permission is granted, such work or installation shall be done
at Tenant's expense and in such a manner that the roof shall not be damaged
thereby. If it becomes necessary to remove such cooling tower, equipment or
structure, temporarily, so that repairs to the roof can be made, Tenant shall
promptly remove and reinstall the cooling tower, equipment or structure at
Tenant's expense and repair at Tenant's expense any damage resulting from such
removal or reinstallation. Upon termination of this lease, Tenant shall remove
or cause to be removed from the roof any such cooling tower, equipment or
structure, if directed to do so by Landlord or Landlord's agent. Tenant shall
promptly repair at its expense any damage resulting from such removal.

      At the termination of this lease, Tenant shall deliver the premises in
good order and condition, natural deterioration and damage by fire, or other
casualty only excepted. Any damage caused by the installation or removal of
Tenant's equipment, trade fixtures, air conditioning and heating equipment,
shall be repaired at Tenant's expense prior to the expiration of the lease term.

      All alterations, improvements, additions and repairs made by Tenant shall
be made in a good and workmanlike manner.

      7. Tenant shall comply with all ordinances of the municipal corporation or
other governmental authority applicable to such premises because of Tenant's use
of the premises. Tenant, at its expense, shall comply with all orders and
requirements imposed by such governmental authorities during the term of this
lease.

      8. Tenant shall not assign this agreement or sublet the premises or any
part thereof or make any improvements or alterations in or to the demised
premises without the prior written consent of Landlord, which consent shall not
be unreasonably withheld. Tenant shall not occupy or allow the premises to be
occupied for any business or purpose deemed extra hazardous because of the
threat of fire or otherwise. If consent is granted to assign or sublet the
premises, Tenant shall remain principal obligor for the fulfillment of each and
every condition of this lease. If consent is granted for the making of
improvements or alterations to the premises, such improvements and alterations
shall not commence until Tenant has furnished to Landlord a certificate of an
insurance company showing coverage in an amount satisfactory to Landlord and
protecting Landlord from liability for injury to any person and damage to any
personal property, on or off the premises, in connection with the making of such
improvements or alterations.

      9. In the event the demised premises are partially damaged or destroyed or
rendered partially unfit for occupancy by fire or tornado or other casualty,
Tenant shall give immediate notice to Landlord who may repair the damage and
restore the premises to substantially the condition in which they were
immediately prior to the occurrence of the casualty. Such repairs shall be made
at Landlord's expense. Landlord shall Tenant a fair reduction of rent during the
time the premises

<PAGE>   3

are partially unfit for occupancy. If the premises are totally destroyed or
deemed by the Landlord to be rendered wholly unfit for occupancy by fire,
tornado or other casualty, or if the Landlord shall decide not to repair or
rebuild, this lease shall terminate and the rent shall be paid to the time of
such destruction or casualty.

      10. If Tenant defaults in the performance of any obligations or covenants
herein, Landlord may enforce the performance of this lease in any mode provided
by law. This lease may be terminated at Landlord's discretion if such default
continues for a period of 10 days after Landlord notifies Tenant of such default
and of its intention to declare the lease terminated. Such notice shall be sent
by Landlord to Tenant at the demised premises by mail or otherwise. If Tenant
has not completely removed or cured default within the 10 day period, this lease
shall terminate. Thereafter, Landlord or its agents shall have the right,
without further notice or demand, to enter the premises and remove all persons
and property therefrom without being deemed guilty of trespass and without
waiving any other remedies for arrears of rent or breach of covenant. Landlord
or Landlord's agents may resume possession of the premises and relet the same
for the remainder of the term at the best rent obtainable for the account of
Tenant, who shall make good any deficiency.

      11. Landlord and its agents shall not be liable to Tenant or to Tenant's
employees, patrons, visitors, invitees, or any other persons for any injury to
any such persons or for any damage to personal property caused by any act,
omission, or neglect of Tenant or Tenant's agents or of any other tenant of the
premises of which demised premises are a part. Tenant agrees to indemnify and
hold Landlord and its agents harmless from any and all claims for such injury
and damage, whether the injury occurs on or off the demised premises.

      12. Tenant shall not post or paint any signs at, on or about the premises
or paint the exterior walls of the building except with the prior written
approval of the Landlord. landlord shall have the right to remove any sign or
signs in order to paint the building or premises or to make any repairs or
alterations.

      13. If Landlord herein is not the owner of the demised premises, but holds
the property by virtue of another lease, then this sublease is and shall remain
subject to all terms and conditions of such existing lease of the Landlord so
far as they shall be applicable to the demised premises.

      14. If Tenant becomes bankrupt or makes a voluntary assignment for the
benefit of creditors or if a receiver is appointed for Tenant, Landlord may
terminate this lease by giving five (5) days written notice to the Tenant of its
intention to do so.

      15. If the whole or any substantial part of the demised premises is taken
for any public or quasi-public use under any governmental law, ordinance or
regulation or by right of eminent domain or should the premises be sold to a
condemning authority under threat of condemnation, this lease shall terminate
and the rent shall be abated during the unexpired portion of the lease effective
from the date of the physical taking of the premises.

      16. Landlord agrees to pay the within named Principal REALTOR(R) a
commission in cash equal to Four and one-half percent (4.5%) per cent of the
total gross rental for negotiating this lease, payable as per agreement with
Owner. If any options are granted to Tenant, Landlord agrees to pay to Principal
REALTOR(R) an additional commission on the date such options are exercised by
Tenant, even if with changes. Should the term of the primary lease be for a
shorter period than five (5) years, Landlord agrees to pay an additional
commission on all hold-overs, renewals, new leases or rental agreements made by
Landlord with Tenant relative to Tenant's first five year occupancy of the
demised premises from this date. The commission due for each renewal will be
calculated as if a new lease had been made for such period of time. If the
premises are sold to the Tenant during the term of this lease or any renewal or
extension thereof, or within 180 days following the expiration date of this
lease, or any renewal or extension, Landlord will pay to Principal

<PAGE>   4

REALTOR(R) a sales commission in cash equal to 4.5 (4.5%) per cent of the
selling price of said property. All commissions are payable in Grayson County,
Texas.

      If this lease is assigned or the premises are sold prior to the
termination of this lease, Landlord, its assigns, successors, and heirs shall be
jointly and severally liable for all REALTOR(R)'S commissions due or to become
due hereunder. Landlord will not transfer, convey or sell the premises without
specific written agreement with the purchaser that all commissions due or to
become due will be paid to Principal REALTOR(R) when due by purchaser in
connection with existing leases on the premises at the time the sale occurs.

      If, on account of any breach or default by any party hereto in his or its
obligation to Principal REALTOR(R), it shall become necessary for Principal
REALTOR(R) to employ an attorney to enforce or defend any of Principal
REALTOR(R)'S rights or remedies hereunder and should Principal REALTOR(R)
prevail, such parties agree to pay Principal REALTOR(R) reasonable attorney fees
in connection herewith.

      17. No waiver by Landlord of any default or breach of any term, covenant,
condition, agreement, provision, or stipulation herein contained shall
constitute a waiver of any subsequent default or breach of the same or any other
term, covenant, condition, agreement, provision or stipulation hereof.

      18. This lease constitutes the full and final expression of the agreement
between the parties and it may not be amended except by written instrument
signed by all the parties.

      19. SPECIAL CONDITIONS:

      19.1  Tenant shall be responsible for electric utility payment for
            building.
      19.2  Tenant shall be responsible for propane expense associated with
            heating located in warehouse.
      19.3  Provided Tenant is not in, nor has been in default, tenant to have
            right to vacate property on January 31, 2000. Should tenant exercise
            the option to vacate property, tenant to pay landlord $3000.00 prior
            to vacating property.
      19.4  Tenant to notify landlord in writing of intent to vacate property,
            should tenant exercise such option, no later than thirty days prior
            to January 31, 2000.
      19.5  Upon execution of lease agreement by tenant, tenant to pay security
            deposit of $1500.00 to Landlord.
      19.6  Landlord to deliver property free of roof leaks.
      19.7  Landlord to deliver property with HVAC system in good working
            condition at time of occupancy.
      19.8  Landlord to remove debris from West side of building.
      19.9  Landlord to remove paving machine from South side of building.
      19.10 Landlord to deliver property with toilets and plumbing system in
            good working condition at time of occupancy.

<PAGE>   5

EXECUTED the 6th day of August, 1999

                                           LANDLORD: DAVID WOOD
                                                     P.O. BOX 66
ATTEST:                                              ANNA, TEXAS 75495

                                                  DAVID WOOD
------------------------------------    ----------------------------------------
                                           By

                                                  owner
                                        ----------------------------------------
                                           Title

                                           TENANT: GLOBAL ELECTION SYSTEMS, INC.
                                                   1611 WILMETH ROAD
ATTEST:                                            MCKINNEY, TEXAS 75069

     Susan Martin                                 Howard T Van Pelt
------------------------------------    ----------------------------------------
                                           By

                                                  President
                                        ----------------------------------------
                                           Title

REALTORS(R)

         CAREY COX COMPANY
-----------------------------------------
Principal REALTOR(R), Member of the
GREATER DALLAS BOARD OF REALTORS(R), INC.

          RUS
-----------------------------------------
     By

         N/A
-----------------------------------------
     Cooperating REALTOR(R)*

-----------------------------------------
     By

* NOTE: If this lease agreement is negotiated by Principal REALTOR(R) in
cooperation with another REALTOR(R), Landlord shall be liable for payment of al
commissions to Principal REALTOR(R) only, whereupon it shall be protected from
any claims from said Cooperating REALTOR(R).

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00009-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00009-of-00352.parquet"}]]