Document:

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                                                                   EXHIBIT 10.12

                                 Lease Contract

                                 signed between

                     Omnitrition de Mexico, S.A. de C.V. and

              Telect de Mexico, S.A. de CV. with the assistance of

                                  Telect, Inc.

                                January 25, 1999

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                                 Lease Contract
                                 signed between
                       Omnitrition de Mexico, S.A. de CV.
                                       and
                         Telect de Mexico, S.A. de C.V.
                             with the assistance of
                                  Telect, Inc.
                                January 25, 1999

                                    Contents

                    Declarations:

I.                  The Lessor Declares.
II.                 The Lessee Declares.
III.                The Guarantor Declares.

                    Clauses:

First.              Subject Matter.
Second.             Duration.
Third.              Monthly Rent.
Fourth.             Taxes. Receipts.
Fifth.              Use of the Property and the Industrial Premises.
Sixth.              Maintenance of the Property and of the Industrial Premises.
Seventh.            Deposit
Eighth.             Modifications to the Property.
Ninth.              Obligations of the Lessor.
Tenth.              Obligations of the Lessee.
Eleventh.           Inventory.
Twelfth.            Interest Penalties.
Thirteenth.         Non-eviction.
Fourteenth.         Guarantor.
Fifteenth.          Lease Option.
Sixteenth.          Integrity of the Contract.  Modifications.
Seventeenth.        Announcements, Notifications and Addresses.
Eighteenth.         Successors and Assigns.
Nineteenth.         Applicable Legislation and Jurisdiction.
Twentieth.          Rescission.
Twenty First.       Absence of Errors of Intent

                    Appendices

Appendix "1"        Plans to the Property
Appendix "2"        Architectural Designs of the Industrial Premises.
Appendix "3"        Construction Specifications of the Industrial Premises
Appendix "4"        Articles of Receipt and Inventory of the Property.

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                                 Lease Agreement

Lease Agreement of January 25, 1999 signed on the one hand by Omnitrition de
Mexico, S.A. de C.V., represented in this action by Mr. Jorge Carlos Vergara
Madrigal (who in what follows shall be designated as the "Lessor") and, on the
other hand by Telect de Mexico, S.A. de C.V., represented in this action by Mr.
Milton A. Cole (who in what follows shall be designated as the "Lessee"), with
the assistance of Telect, Inc., also represented in this document by Mr. Milton
A. Cole (who in what follows shall be designated as the "Guarantor"), in
accordance with the following Declarations and Clauses:

                                  Declarations:
1.       The Lessor Declares:

         1.      That it is a legally established corporation and exists in
                 accordance with the laws of the Mexican Republic, as stated in
                 the public record 19,311, executed on May 20, 1991 before Mr.
                 Antonio Francoz Rigalt, Notary Public 17 of the District of
                 Tlalnepantla, State of Mexico and recorded in the Public
                 Registry of Property and Commerce of Guadalajara, Jalisco on
                 July 1, 1993, under registration 14-15 of volume 492 of the
                 first book;

         2.      That it is duly found recorded in the Federal Registry of
                 Taxpayers of the Treasury and Public Debt under the Code
                 OME910520 TJA;

         3.      That it is the lawful and sole proprietor of the property that
                 is described and detailed in the plan that, duly signed by both
                 parties, is added to the present contract as Appendix "1",
                 which is located with the "ECOPARK" industrial park Technology
                 and Business Park, located on the Juan Gil Preciado road, 3
                 kilometers on the Zapopan-Tesistan Highway, in the Municipality
                 of Zapopan, Jalisco, (to which shall be hereafter referred as
                 the "Property");

         4.      That on the property the Industrial Premises are being
                 constructed marked with the numbers 1 (one) and 2 (two) of the
                 "ECOPARK" Industrial Park, on an area of ground covering
                 5,412.00 square meters, which will have a production area
                 consisting of 4,001.21 square meters, office space and dining
                 room of 353.48 square meters, service area of 273.88 square
                 meters, warehouse of 279.84 square meters, with an unassigned
                 portion of 7.794% and that is under construction according to
                 the Architectural Plan and the Construction Specifications
                 which, duly signed by both parties, are added to the present
                 contract as Appendices "2" and "3", respectively (which are
                 designated hereafter as the "Industrial Premises");

        5.       That the construction of the Industrial Premises will be
                 completed in a period of 6 (six) months from the date of this
                 Contract;

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         6.      That its representative has sufficient powers to represent it
                 and to obligate it in accordance to the present Contract and
                 that said powers have not been revoked, limited in any mariner
                 whatsoever, or modified.

         7.      That it has the legal capacity to sign the present Contract
                 with the Lessee and to obligate it in accordance with the
                 same; and

         8.      That therefore corresponding to its interests, it is its desire
                 and it is prepared to sign the present Contract with the
                 Lessee, in order to set forth the terms and conditions,
                 agreeing to them will finish the construction of the Industrial
                 Premises within the Property, and will give to the Lessee the
                 same Property under lease.

2.       The Lessee Declares:

         1.      That it is a legally established corporation and exists in
                 accordance with the laws of the Mexican Republic, as stated in
                 the public record 12,253, executed on March 25, 1994 before Ms.
                 Aria Patricia Bandala Tolentino, Notary Public 195 of the
                 Federal District, and recorded in the Public Registry of
                 Commerce of the Federal District on the Commercial Page 185295.

         2.      That it is duly found recorded in the Federal Registry of
                 Taxpayers of the Treasury and Public Debt under the Code
                 TME940325 NOO;

         3.      That it has the sufficient legal and economic ability to sign
                 the present Contract with the Lessor and to obligate itself in
                 accordance with the same;

         4.      That its representative has sufficient powers to represent it
                 and to obligate it in accordance to the present Contract and
                 that said powers have not been revoked, limited in any manner
                 whatsoever, or modified; and

         5.      That therefore corresponding to its interests, it is its
                 desire and it is prepared to sign the present Contract with
                 the Lessor, in order to set forth the terms and conditions,
                 agreeing to them the Lessor will finish the construction of
                 the Industrial Premises within the Property, and will give to
                 the Lessee the same Property under lease.

3.       The Guarantor Declares:

         1.      That it is a legally established and existent corporation in
                 accordance to the laws of the State of Washington, United
                 States of America, according to the articles of incorporation
                 dated October 14, 1982;

         2.      That it has sufficient legal, economic, and financial
                 resources to appear at the signing of this Contract and to
                 assume passive joint and several liability

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                  regarding each and every one of the obligations that the
                  Lessee is responsible for in accordance to the same; and

         3.       That its representative has sufficient powers to represent it
                  and to obligate it in accordance to the present Contract and
                  that said powers have not been revoked, limited in any manner
                  whatsoever, or modified;

On the basis of the preceding Declarations, the parties agree to execute the
following:

                                    Clauses:
First.   Subject Matter.

1.1      By virtue of the present Contract, the Lessor leases to the Lessee the
         Property and the Industrial Premises that are under construction on the
         same just as described in clauses C) and D) of the preceding First
         Declaration.

1.2      The Lessor is obligated to turn over to the Lessee the Property and the
         Industrial Premises completely constructed, within 6 (six) months
         following the date of the signing of the present Contract, fully in
         accordance with everything that corresponds to them, in order to assign
         them exclusively to the ends set forth in Clause Five of this Contract.

1.3      For the previous items, once the construction of the Industrial
         Premises is completed, the Lessor will notify the Lessee of such
         circumstances, so that, within the following fifteen calendar days, the
         Lessee will make certain that said construction complies with the
         Architectural Designs and with the Construction Specifications and
         takes possession of the Property and the Industrial Premises, at which
         time the parties will prepare and sign the corresponding document of
         receipt which, duly signed by their representatives, will be appended
         to the present Contract as Appendix "4", to become an integral part of
         the same.

1.4      In case of any reason not attributable to the Lessor, once the
         construction has been completed on the Industrial Premises in
         accordance with this contract and notification made, to which the
         previous paragraph refers, the Lessee refuses to accept the Property
         and the Industrial Premises, the Lessor can take possession of the same
         by simply giving the appropriate notification through the
         representatives of the parties and in the presence of the Notary
         Witness or Public Broker, releasing with that act the inventory of the
         installations and conditions of the Property and of the Industrial
         Premises, which, duly signed by the parties will be appended to the
         present Contract as Appendix "4", whereby any breakage or damage that
         they may suffer from then on and for the duration of the present
         Contract, will be at the expense of the Lessee.

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Second.  Duration.

2.1      Subject to the terms in the Fifteenth Clause, the duration of the
         present Lease will be 5 (five) years compulsory for both parties. Said
         duration will begin to take effect precisely from the first of the
         month following the date that the parties signed the document of
         receipt referred to in paragraph 1.3 of the First Clause and will end 5
         (five) years hence.

2.2      In accordance with what is set forth in Articles 1447, 1448 and the
         other applicable articles of the Civil Code of the State of Jalisco,
         the present Lease is subject to the condition that, within 6 (six)
         months following the date of signing this instrument and, no later than
         July 31, 1999, the Lessor has completely finished the construction of
         the Industrial Premises and handed over of the Property and the
         Industrial Premises to the Lessee, and the latter has taken possession
         of them, in accordance with the terms and conditions set forth in this
         Contract and its Appendices.

2.3      In case of any reason not attributable to the Lessee the previously set
         forth condition has not been accomplished within the previously
         stipulated period, the present Lease will not have taken effect legally
         and, consequently, the Lessor must return immediately to the Lessee the
         rent set forth in Section 3.4 of the Third Clause as well as the
         Deposit set forth in the Seventh Clause, without affecting the actions
         to which, in such case, any of the parties may be entitled to the
         aforementioned.

2.4      Notwithstanding what was previously set forth in the present Clause, in
         case that by July 31, 1999, the condition set forth in Section 2.2 has
         not been fulfilled, the Lessee, at its exclusive option, can grant in
         writing to the Lessor an extension of the period, that is also at its
         exclusive option to determine, for the completion of the referred
         condition. In such case, what is set forth in Section 2.3 only applies
         until the expiration of the extension that, in such case, has been
         granted by the Lessee.

Third.   Monthly Rent.

3.1      The Lessee is obligated to pay the Lessor, for monthly rent on the
         Property, the amount of US$13,914.00 (thirteen thousand nine hundred
         fourteen dollars exactly) legal currency of the United States of
         America, plus the corresponding value added tax, in accordance to what
         is stated in the following Fourth Clause.

3.2      The Lessee must pay the aforementioned monthly rent in advance, within
         the first 10 (ten) calendar days of each calendar month, precisely at
         the address of the Lessee that is set forth in the Seventeenth Clause.

3.3      Said rent will increase automatically every year during the duration of
         the present Contract, beginning with the first increase precisely on
         the first anniversary of the date of the beginning of the legal effect
         of this Contract according to Section 2.1, in accordance with the
         percentage of the United States of America's National Consumer Price
         Index for urban consumers, published by the Wall Street Journal or, in
         absence of this Index, according to the credit instrument that replaces
         it or resembles its style.

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3.4      Against the signature of this Contract, the Lessee pays to the Lessor
         the sum of US$16,001.10 (sixteen thousand and one dollars and 10 cents)
         legal currency in the United States of America, that includes the value
         added tax and which will be applied to the rent of the first month in
         effect of the present Lease.

         For its part, the Lessor will give to the Lessee the corresponding
         receipt, as well as comply with the requirements that are mentioned in
         paragraph 4.2 of the following Fourth Clause.

3.5      The obligations of the parties to pay or return in dollars, currency of
         the United States of America, in accordance with this document may be
         carried out by means of the payment or return of its equivalent in the
         national currency of Mexico, at the rate of exchange that is termed
         inter-bank dollar in sales operations, that is in effect on the date on
         which the payment or return is carried out.

Fourth.  Taxes, Receipts.

4.1      In addition to the payment of the rent, the Lessee will pay to the
         Lessor the value added tax that is subjected in accordance with the
         fiscal legislation that is in effect.

4.2      Against the payment of rent, the Lessor will deliver to the Lessee the
         corresponding receipt, in which the amount corresponding to the value
         added tax must be indicated separately and, in general, comply with all
         of the requirements set forth by the applicable fiscal legislation.

Fifth.   Use of the Property and the Industrial Premises.

5.1      The Property and the Industrial Premises will be used by the Lessee to
         establish a storage, assembly and distribution warehouse for the
         products manufactured by Telect, Inc., and other goods related to the
         corporate mission of the Lessee.

Sixth.   Maintenance of the Property and the Industrial Premises.

6.1      The Lessor is obligated to provide at its cost all general preventive
         and corrective maintenance to the Property and the Industrial Premises,
         including major repairs, that are required to preserve the construction
         and external structure of the Industrial Premises, in the same optimum
         operating and working conditions in which they were delivered to the
         Lessee in accordance with the provisions of this Contract and its
         Appendices.

6.2      During the period of one (1) year starting from the date on which the
         Lessee occupies the Property and the Industrial Premises, the Lessor
         will be responsible for general preventive and corrective maintenance,
         including all of the repairs that are required to preserve the services
         and facilities inside the Property and the Industrial Premises, in the
         same optimum working and operating conditions in which they are
         delivered to the Lessee in accordance with the provisions of this
         Contract and of its Appendices. For the latter effects, the Lessor may
         exercise the guarantees that, in such case, have been granted to it by
         the manufacturers, Contractors and suppliers of goods and services who

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         participate in the construction of the Industrial Premises. The
         aforementioned, with the understanding that the Lessor will be the
         solely responsible party with regard to the Lessee for the fulfillment
         of its obligations in accordance with this paragraph.

6.3      For its part, the Lessee is obligated to provide at its expense
         cleaning and general maintenance and minor repairs to the property and
         the Industrial Premises that are not the responsibility of the Lessor
         and that are required in order to preserve the proper operation and
         condition of the Property and the Industrial Premises, in accordance
         with the moderate use that it gives to the Property and the Industrial
         Premises, in such a way that upon the conclusion of the present lease,
         they are returned to the Lessor in the conditions in which they were
         received, except for normal wear and tear and the alterations that are
         authorized by the Lessor.

6.4      Subsequent to the period of one (1) year set forth in paragraph 6.2
         above and, the Lessee will be responsible for any maintenance and minor
         repair that may be required in the services and facilities inside both
         the Property and the Industrial Premises.

6.5      The Lessee will be responsible for, with regard to the Lessor, all of
         the damage that is caused to the Property in violation of the
         provisions of the present clause.

Seventh.     Deposit.

7.1      The Lessee, in this document, delivers to the Lessor, as a security
         deposit, the sum of US$13,914.00 (thirteen thousand nine hundred and
         fourteen dollars and 00/100) in the legal currency of the United States
         of America, equivalent to one month of rent (the "Deposit ").

         For its part, the Lessor extends to the Lessee the broadest receipt
         that is acceptable under the law with regard to a deposit.

7.2      The deposit will guarantee to the Lessor the damages that the Lessee
         could cause to the Property and the Industrial Premises that arise from
         the immoderate usage of same or from the alteration of its structures,
         and will be returned to the Lessee upon the expiration of the present
         Contract without interest, in the period of 30 (thirty) days subsequent
         to the expiration, as long as the Lessee can prove to the Lessor that
         the Property and the Industrial Premises are in good condition, and
         shows the most recent power, water and telephone receipts in order to
         prove that the Lessee has kept up to date in regard to said payments.

         Otherwise, the deposit will be applied in the first instance to the
         payment of said services, regardless of legal actions that may take
         place.

Eighth.      Maintenance of the Property.

8.1      In case the Lessee needs to carry out alterations to the Property
         and the Industrial Premises in order to adapt them to its needs, it
         will be obligated to submit for the prior consideration of the Lessor
         all of the plans and designs in relation to interior

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         construction, electrical installations, gas or water installations, air
         conditioning and vent installations, and outdoor advertising, interior
         and exterior decorating, access doors, and other items, and which will
         remain in the Property as the property of the Lessee for the durations
         of the present Contract.

8.2      Unless there is an agreement stipulating otherwise, the previously
         authorized alterations must be carried out at the exclusive expense and
         responsibility of the Lessee.

8.3      Upon conclusion of the present lease, the Lessee will have the right to
         withdraw all of the improvements that it may have carried out at its
         expense in the Property and the Industrial Premises, as long as the
         property is returned to the Lessor in the same conditions in which it
         was received, apart from normal wear and tear.

8.4      Notwithstanding the above, upon conclusion of the present lease, the
         parties may agree that some of the improvements carried out by the
         Lessee in the Property and the Industrial Premises will remain in same
         to the benefit of the Lessor, as well as the payment or compensation
         that would correspond to the Lessee for said items.

Ninth.   Obligations of the Lessor.

9.1      The Lessor is obligated to:

         A.       Provide at its expense all of the general preventive and
                  corrective maintenance for the Property and the Industrial
                  Premises, including major repairs, that are required to
                  preserve the construction and the external structure of the
                  Industrial Premises, in optimum working and operating
                  conditions.

         B.       Pay, in a timely manner, the receipts corresponding to the
                  duties for the property tax or its equivalent.

         C.       Turn over the Property and the Industrial Premises that are
                  the subject of this instrument no later than six months
                  subsequent to the date of the signing of the present Contract;

         D.       Ensure and not disturb in any way, the normal peaceful use by
                  the Lessee of the Property and the Industrial Premises; and

         E.       In general, fulfill thoroughly and in a timely manner each and
                  every one of the obligations that it assumes toward the Lessee
                  in accordance with this Contract, as well as with all of the
                  obligations that correspond to it as a Lessor, in accordance
                  with applicable legislation.

Tenth.   Obligations of the Lessee.

10.1     The Lessee is obligated to:

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         A.       Pay the rent to the Lessor on time and in the manner and times
                  agreed to in this Contract;

         B.       Not use the Property or the Industrial Premises in a manner
                  different from what it is set forth in the fifth clause.

         C.       Not sublease or transfer the Property or the Industrial
                  Premises nor part of same, nor the rights or obligations that
                  derive from the present Contract, without the prior written
                  authorization of the Lessor, with the understanding that the
                  Lessee may sublease or partially permit the use of the
                  Industrial Premises to its suppliers, as long as (i) it
                  remains the sole party that it is legally responsible toward
                  the Lessor in accordance with this Contract, and (ii) the
                  activities to be carried out by the suppliers mentioned above
                  inside the Industrial Premises do not violate the applicable
                  regulations of the ECOPARK Industrial Park, Technology and
                  Business Park.

         D.       Not carry out on the Property or on the Industrial Premises
                  alterations that have not been authorized by the Lessor in
                  accordance with the eighth clause of the present Contract;

         E.       Inform the Lessor in writing of any harmful development to the
                  Property and the Industrial Premises, as well as deterioration
                  in same, and will be responsible for the damage that is caused
                  by failure to do so; and

         F.       Pay for the consumption of electric energy, water, telephone
                  and neighborhood association fees that correspond or any other
                  type of similar fee, and all of said payments must be
                  up-to-date at the moment that the Property and the Industrial
                  Premises are delivered;

         G.       Request and obtain the processing for, at its own expense and
                  under its sole responsibility, each and everyone of the
                  permits or licenses that are required for it to carry out to
                  its business, from the corresponding authorities;

         H.       Accept the civil liability and responsibility for all damages
                  that the Property suffers due to its fault or negligence or of
                  its employees, workers or sub-Lessees, as well as for the
                  damages that are produced in the case of a fire in part or all
                  of the Property and the Industrial Premises, unless it is the
                  consequence of a fortuitous ease, Act of God or meteorological
                  phenomena, and for which case it has the obligation to obtain
                  the corresponding insurance and maintain same in effect for
                  the duration of this Contract and until the Property and the
                  Industrial Premises have become completely unoccupied;

         I.       Obtain and keep in effect for the duration of this Contract
                  and until the Property and the Industrial Premises have become
                  completely unoccupied, the insurance policy that protects the
                  Property and the Industrial of Premises from any damage that
                  is derived from the provisions in the above section H;

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         J.      Preserve the Property and the Industrial Premises in the good
                 condition in which they are received and return them in the
                 same condition, except for normal wear and tear and the
                 alterations made to same with the authorization of the Lessor,
                 upon conclusion of the lease, fulfilling, in this regard, all
                 the obligations that it assumes in accordance with this
                 Contract and those that the legislation imposes on Lessors, in
                 the cases in which they are applicable; and

         K.      Allow the Lessor or the person designated by the latter to have
                 access to the Property and to the Industrial Premises during
                 working hours and on working days for the purposes of verifying
                 and inspecting the condition of the property.

Eleventh.    Inventory.

11.1     Appendices 1, 2 and 3 and, when pertinent, Appendix 4, of the present
         Contract, will contain the inventory of the installations that, at the
         point in time in which the present lease enters into effect will be
         located in the Property and the Industrial Premises.

11.2     Upon conclusion of the present lease, the Lessee must prove to the
         Lessor that the goods and installations that were inventoried are
         located in the Property and that the Industrial Premises are in the
         conditions in which they were received, except for normal wear and
         tear.

         Otherwise, the Lessee will be obligated to pay to the Lessor the cost
         of the goods and installations that are missing, in accordance with the
         prices that are in effect at that moment or, where pertinent, pay for
         the necessary repairs.

Twelfth.     Interest Penalties.

12.1     In case the Lessee incurs a late payment of the aforementioned monthly
         rent, it will pay to the Lessor interest penalties of 1.5% (one point
         five percent) monthly over any outstanding balance in dollars, currency
         of the United States of America, until the outstanding amount has been
         fully paid off.

Thirteenth.  Non-Eviction.

13.1     If, upon conclusion of the time period of this lease, and in the
         absence of a new lease or express extension agreement, the Lessee
         continues to occupy the Property and the Industrial Premises, the
         parties hereby agree that the monthly rent to be paid by the Lessee
         during the time in which it remains in the Property and the Industrial
         Premises will be automatically increased by 10% (ten per cent)
         semi-annually in dollars, currency of the United States of America, and
         in this regard the Lessee will also be obligated to supplement the
         deposit in the same proportion in which the rent has been increased,
         with the understanding that this does not mean that there has been a
         renewal or extension of the Contract, and these increases will be in
         effect until the parties enter into a new lease or express extension
         agreement, or the property becomes unoccupied and the Property and
         Industrial Premises are delivered.

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13.2     In the case of legal judgment for termination due to expiration of the
         Contract, or due to the fulfillment of the same or cancellation for any
         other cause, during the procedure the new rent that is stipulated will
         be paid, as well as the increases referred to in the previous
         paragraph.

13.3     Independently of the above the expenses, judicial expenditures and
         professional fees that originate from any kind of legal action, must be
         completely paid for solely and exclusively by the party who originated
         or motivated said legal claims due to their non-fulfillment, as long as
         the judicial authority makes a final ruling to the effect that the
         party has won its action.

Fourteenth.  Guarantor.

14.1     The guarantor is in appearance at the entering into of this Contract
         and is obligated to pay the Lessor as guarantor of the Lessee, and
         establishes itself as direct debtor of each and every one of the
         obligations that are assumed by the Lessee in accordance with this
         Contract, until withdrawal from and delivery of the Property and the
         Industrial Premises.

         The obligations of the guarantor in accordance with the present clause
         will last until the return on the Property and the Industrial Premises,
         and the guarantor expressly waves the order and exclusion rights
         contained in Articles 2425, 2426 and other applicable articles of the
         Civil Code of the State of Jalisco.

Fifteenth.   Lease Option.

15.1     The Lessor grants to the Lessee, by means of this document, a lease
         option, in terms and conditions that are similar to those of this
         Contract, in regard to the section of land No. 3, which is adjacent to
         Industrial Premises 2 which will be built on the Property (hereafter
         referred to as the "Optional Property").

         The Lessee may exercise the option referred to above within the year
         subsequent to the date of the signing of the present Contract and, in
         this regard, the Lessor assumes the obligation to reserve and, as a
         result, not to transfer or lease the optional Property within the
         period set forth above.

         In this regard, the Lessor and the Lessee hereby assume the obligation
         to sign the corresponding lease Contract within 30 (thirty) calendar
         days subsequent to the date on which the Lessee notifies the Lessor of
         its intention to exercise the option of leasing the Optional Property.

         Said document must include the commitment of the Lessor to carry out
         the construction work of an Industrial Premise with offices in said
         Property, with features and design similar to Premises I and 2 that are
         the subject of the present Contract, and which will be identified as
         Premise 3, and the parties will define at the pertinent time both the
         design and the specifications of its construction, as well as the rent
         to be paid for the lease of said Premise, with the understanding that
         the construction work of Industrial

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         Premise No. 3 must be concluded within the following six (6) months,
         starting from the date of the signing of the respective lease Contract.

15.2     The Lessor in this document declares its expressed compliance in case
         the Lessee does not exercise the granted option in the present Clause,
         because the Optional Property cannot be occupied for reasons not
         attributable to the Lessor, the Lessee, at its exclusive option, may
         terminate the present Lease in advance, without any subsequent
         responsibility on its part, by the end of the twenty-fourth month of
         the Contract, by means of notification in writing, providing it is at
         least 90 (ninety) calendar days in advance.

Sixteenth.     Integrity of the Contract Modifications.

16.1     The present Contract constitutes the totality of the agreements of the
         parties regarding the matters examined; therefore, any pact, Contract,
         or agreement, verbal or in writing that has been agreed to or signed
         before the date of the signing of this document, will not have any
         force.

16.2     Any modification to the present Contract must by made in writing and be
         signed at least by the Lessor and the Lessee.

Seventeenth.   Announcements, notifications, and addresses.

17.1     All of the announcements and notifications that the parties must or
         want to do by reason of or related to the present Contract, will be
         made in writing and will be delivered to the addresses which are set
         forth below or to those that in the future the parties, also in
         writing, designate at the end of this Clause.

         Until such time that new addresses are given in the form previously
         indicated, the parties designate the following:

         The Lessor:

                      Omnitrition de Mexico, S.A. de C.V.
                      Calle Paseo del Prado 387-A
                      Colonia Lomas del Valle
                      Municipio de Zapopan, Jalisco
                      Atencion: Sr. Jorge Carlos Vergara Madrigal

         The Lessee:

                      Telect de Mexico, S.A. de C.V.
                      Calle Lateral Sur del Anillo
                      Periferico None Numero 579
                      Fraccionamiento Parque Industrial Belenes Norte
                      Municipio de Zapopan, Jalisco.
                      Atencion:     Sr. Milton A. Cole

<PAGE>   14

         Starting from the date on which the Lessee receives possession and
         occupation of the Property and the Industrial Premises, its address for
         the effects of the present Contract will be that of the same Industrial
         Premises.

         The Guarantor:

                      Telect, Inc.
                      a/c Cantu y Rangel, S.C.
                      Montes Urales Sur 780 PH
                      Lomas de Chapultapec
                      11000 Mexico, D.F.
                      Atencion:   Lic. David A. Rangel Ortiz

Eighteenth.  Successors and Assigns.

18.1     The present Contract obligates and benefits the Lessor as well as the
         Lessee, just like their respective successors and assigns.

18.2     The Lessor can yield its rights as such in accordance to the present
         Contract and use them as security for any type of credit before any
         Financial Institution. As a result, the Lessee agrees to provide
         reasonable information that, in such case and at the moment it is
         requested, regards its financial situation.

         Provided that it is not done in favor of a business competitor with the
         same principal activity as the Lessee, the Lessor can, without the
         consent of the Lessee, submit to, disregard, or mortgage this Contract
         and its rights according to the same. From receiving explicit
         notification in writing regarding any concession by the Lessor, the
         Lessee agrees to pay, starting from the month following said
         notification, all the rents and amounts owing in accordance with the
         present Contract, to said beneficiary or in accordance with the
         expressed instructions that the Lessor gives it.

18.3     In spite of any concession of the rights of the Lessor in accordance
         with the present Clause, the Lessor will continue being the only and
         exclusive responsible person before the Lessee and, in its case, before
         any beneficiary, for the fulfillment of its obligations as Lessor in
         accordance to this Contract.

Nineteenth.  Applicable Legislation and Jurisdiction.

19.1     For the effects of interpretation and fulfillment of what is agreed to
         in the present Contract, the parties agree to submit to the
         jurisdiction and competence of the laws and courts of the City of
         Guadalajara, Jalisco, renouncing, therefore, the benefit of any other
         jurisdiction that may have or will come to acquire by virtue of its
         present or future address, of the location of its assets or by any
         other cause.

Twentieth.   Rescission.

20.1     It will be cause for rescission of the present Contract the
         non-compliance by any of the parties of any of the obligations it is
         responsible for according to this document

<PAGE>   15

         provided that said non-compliance is not remedied within 30 (thirty)
         calendar days following the date on which the other party was notified
         of said non-compliance.

Twenty-First.  Absence of Errors in Intent.

21.1     The Lessee and the Guarantor as well as the Lessor declare that their
         will has been freely expressed and that their agreement is not found to
         be corrupted by fraud, error, bad faith or by any other depravity of
         the will.

As proof of which, the parties being duly informed of its content and legal
scope, the present Contract is signed in triplicate, in the presence of
witnesses who are Mexican, adults, and competent to testify, to take effect
starting from the anticipated date in the Second Clause of this instrument.

                                     Lessor
                       Omnitrition de Mexico, S.A. de C.V.

                          -----------------------------
                              /signature illegible/
                        By: Jorge Carlos Vergara Madrigal

                                     Lessee
                         Telect de Mexico, S.A. de C.V.

                          ----------------------------
                              /signature illegible/
                               By: Milton A. Cole

                                    Guarantor
                                  Telect, Inc.
                               By: Milton A. Cole

                                    Witness:

                           ---------------------------
                              /signature illegible/

                                    Witness:

                           ---------------------------
                              /signature illegible/

<PAGE>   16

                                 Lease Contract
                                 signed between
                       Omnitrition de Mexico, S.A. de C.V.
                                       and
                         Telect de Mexico, S.A. de C.V.
                             with the assistance of
                                  Telect, Inc.

                                  Appendix "1"
                              Plans of the Property

<PAGE>   17

                          Lease Contract signed between
                       Omnitrition de Mexico, S.A. de C.V.
                                       and
                         Telect de Mexico, S.A. de C.V.
                             with the assistance of
                                  Telect, Inc.

                                  Appendix "2"

                Architectural Designs of the Industrial Premises

<PAGE>   18

                                 Lease Contract
                                 signed between
                       Omnitrition de Mexico, S.A. de C.V.
                                       and
                         Telect de Mexico, S.A. de C.V.
                             with the assistance of
                                  Telect, Inc.

                                  Appendix "3"

             Construction Specifications of the Industrial Premises

<PAGE>   19

                                 Lease Contract
                                 signed between
                          Lease Contract signed between
                       Omnitrition de Mexico, S.A. de C.V.
                                       and
                         Telect de Mexico, S.A. de C.V.
                             with the assistance of
                                  Telect, Inc.

                                  Appendix "4"

                Articles of Receipt and Inventory of the Property<PAGE>   1

                                                                   EXHIBIT 10.13

         LEASING CONTRACT DATED ON MAY 8, 2000, BY AND BETWEEN ON ONE HAND
         OMNILIFE MANUFACTURA, S.A. DE C.V., REPRESENTED HEREIN BY JORGE CARLOS
         VERGARA MADRIGAL (HEREINAFTER REFERRED TO AS THE "LEASING PARTY") AND
         ON THE OTHER TELECT DE MEXICO, S.A. DE C.V., REPRESENTED HEREIN BY MR
         ING. SERGIO FERNANDO GONZALEZ ARAUZ (HEREINAFTER REFERRED TO AS THE
         "LEASEE") WITH THE ATTENDANCE OF TELECT, INC. REPRESENTED HEREIN BY
         WAYNE E. WILLIAMS (HEREINAFTER REFERRED TO AS THE "GUARANTOR"),
         ACCORDING TO THE FOLLOWING REPRESENTATIONS AND CLAUSES:

                                Representations:

 I.     The Leasing Party represents:

 A.     To be a duly incorporated and existing corporation in accordance with
        the laws of Mexico as indicated in public indenture 20,631, given on
        January 3lst, 1994 by Miguel Rabago Preciado, Assistant Notary Public
        No. 42 of Guadalajara, Jalisco and filed before the public registry of
        property an commerce (Registro Publico de la Propiedad y de Comercio) of
        Guadalajara, Jalisco under register No. 125-126 of volume 524 of Book
        First.

 B.     That they are duly registered at the Federal Taxpayers Registry
        (Registro Federal de Contribuyentes) of the Ministry of the Treasury
        (Secretaria de Hacienda y Credito Publico) under number OMA 940131 SY1.

 C.     That they are the legal and sole owner of the real estate described and
        detailed in the drawing that is duly signed by the parties and attached
        to this contract as Attachment 1, constituting one body with same,
        located at the ECOPARK Parque de Tecnologia y Negocios, industrial park,
        located at Calzada Juan Gil Preciado (road to Tesistan) No. 2450 in the
        Municipality of Zapopan, Jalisco (hereinafter referred to as the "Real
        Estate").

D.      That on the real estate they are building the industrial bays marked
        with numbers 3 and 4 of the ECOPARK Parque de Tecnologia y Negocios
        industrial park on a surface area of land of 5,412.00 m2 which will have
        a production surface area (including areas for bathrooms and utilities)
        of 4,288.00 m2, and office area of 400.00 m2 and that they are under
        construction in accordance with the architectural project and
        construction specifications that are duly signed by the parties and
        attached hereto as Attachments 2 and 3, respectively constituting one
        body with same (hereinafter referred to as the "Industrial Bays").

 E.     That the construction of the industrial bays shall be finished within 60
        (sixty) natural days of the execution hereof with the exception of the
        office area that will be finished within 90 days of the execution
        hereof.

F.      That their representative has the necessary capacity to represent them
        and bind them in

                                       1
<PAGE>   2

        accordance herewith and that those capacities have not been revoked,
        restricted, nor in any way amended.

G.      That they have legal capacity to execute this Contract with the Leasee
        and be bound hereby, and

H.      That it is on their best interest and so it is their desire and will to
        execute this Contract with the Leasee in order to provide the terms and
        conditions for the finishing of the construction of the industrial bays
        on the real estate and make available to the Leasee the referred real
        estate and industrial bays.

II.     The Leasee represents:

A.      That they are a legally incorporated and existing corporation in
        accordance with the laws of Mexico as indicated in public indenture
        12,253 given on March 25, 1994 by Ana Patricia Bandala Tolentino, Notary
        Public No. 195 of the Federal District and filed in the public registry
        of property and commerce of the Federal District under commercial file
        No. 185295.

B.      That they are duly registered at the federal taxpayers registry of the
        ministry of the treasury under number TME 940325 NQO.

C.      That they have both legal and economic capacity to execute this contract
        with the Leasing Party and be bound accordingly.

D.      That their representative has the necessary capacities to represent them
        and bind them in accordance herewith and that those capacities have not
        been revoked, restricted, nor in any way amended, and

E.      That it is on their best interest and their desire and will to execute
        this contract with the Leasing Party in order to provide the terms and
        conditions under which the Leasing Party shall lease the industrial bays
        on the real estate.

III.    The Guarantor represents:

A.      To be a legally incorporated and existing corporation in accordance with
        the laws of the state of Washington, United States of America, as
        indicated in incorporation certificate dated October 14, 1982.

B.      That they have the legal, economic and financial capacity to appear at
        the execution of this contract and be jointly bound by each and all of
        the liabilities of the Leasee hereunder, and

C.      That their representative has enough capacity to represent them and bind
        them hereunder and that those capacities have not been revoked,
        restricted, nor in any way amended.

                                       2
<PAGE>   3

 Based on the above Representations, the parties agree to grant the following
 Clauses:

 FIRST.  OBJECTIVE

 1.1    Under this Contract, the Leasing Party leases to the Leasee the real
        estate and industrial bays being built on them as described in the
        representations 1 .c and 1 .d, and in the Attachments 1, 2 and 3 of this
        Contract.

 1.2    The Leasing Party shall make available to the Leasee the real estate and
        industrial bays, fully built, within 60 (sixty) days of the execution
        hereof except for the office area that will be finished within 90
        (Ninety) days of the execution hereof including all that it is their
        right, to be used exclusively for the objective mentioned in Clause
        Fifth hereof.

 1.3    For the above purposes, once the construction of the industrial bays is
        finished, the Leasing Party shall notify in writing to the Leasee so
        that the Leasee makes sure that the construction follows the
        architectural project and specifications of construction within 15 days
        of the notice and receives possession of the real estate and industrial
        bays for which the parties shall produce and execute the relative
        reception document that will be duly signed by their representative and
        attached hereto as Attachment 4, to be made part hereof.

 1.4    In the same manner, one the Office Area construction is finished, the
        Leasing Company shall notify the Leasee in writing about such fact in
        order for the Leasee to make sure that the construction follows the
        architectural project and construction specification and take possession
        of the Office Area. For the above purpose the parties shall execute and
        sign the relevant receiving documents which shall be executed by their
        attorneys in due time and attached to this Contract as Attachment 4,
        that will become part hereof.

 1.5    In case for reasons not attributable to the Leasing Party, once the
        construction of the industrial bays is finished in accordance herewith
        and the notice mentioned in the previous paragraph is given, the Leasee
        refuses to receive the real estate and industrial bays, the Leasing
        Party may make delivery thereof by the simple delivery of a notice
        through the representatives of the parties and before a Notary Public,
        including an inventory count of all the facilities and the conditions of
        the bays and such document shall be attached hereto as Attachment 4, so
        any breakage or damage suffered from that moment on and during the
        validity of this contract shall be the Area.

SECOND.               VALIDITY AND EXTENSIONS

 2.1    The term of this lease shall start exactly on the next day of the
        execution of the receiving document mentioned in paragraph 1.3 of clause
        first and finish on August 5, 2004, the term is mandatory for both
        parties.

        2.2 In accordance with the provisions of articles 1447, 1448 and other
        applicable provisions of the Civil Code of the State of Jalisco (Codigo
        Civil del Estado de Jalisco), this lease is subject to the condition
        that within 60 (sixty) days of the execution hereof, the Leasing

                                       3
<PAGE>   4

        Party has finished the construction of the industrial bays and made them
        available to the Leasee and the Leasee has received them in accordance
        with the terms and conditions provided by this contract and attachments,
        except for the office area that shall be finished within 90 (ninety)
        days of the execution hereof

 2.3    In case for reasons not attributable to the Leasee, the condition
        provided above has not been complied with within the provided term, this
        lease shall not be legally binding and in consequence the Leasing Party
        shall return to the Leasee both the rent provided by section 3.4 of
        clause third and the deposit provided by clause seventh, notwithstanding
        any actions that any of the parties may be entitled to due to the above.

 2.4    In spite of the provisions of this clause, in case the condition
        provided by section 2.2 hereof within 60 days of the execution hereof,
        the Leasee may have the choice of granting an extension to the Leasing
        Party in writing and for the term that they may deem convenient for the
        fulfillment of the mentioned condition. In such a case, the provisions
        of section 2.3 shall only be applicable up to the term of the extension
        that may have been granted by the Leasee.

 2.5    In case the Leasee grants the extension mentioned in the previous
        paragraph, the Leasing Party shall compensate the Leasee with 1 day free
        of charge of rent for each day of delay in which the delivery date is
        delayed.

        The above provisions shall also be applicable for the prorated part of
        the Office Surface Area (400.00 square meters) in case, the Leasing
        Company has not finished the construction of the Office Area within 90
        days of the execution hereof.

 2.6    At the expiration of this Lease, the Leasee shall have the exclusive
        option to extend the validity hereof for up to 10 more years in the
        understanding that the extension for up to five years shall be automatic
        and under the same terms hereof and with the rent increases as provided
        by paragraph 3.3 of Clause third hereof and thc parties agree to execute
        the relevant new Contract. In the case of extension for a second five
        year period, the parties agree to negotiate and agree on the new lease
        conditions and execute a new Contract.

 2.7    Those extensions shall be requested by the Leasee in writing to the
        Leasing Party at least 180 days before the expiration of this contract
        or extension.

THIRD          MONTHLY RENT.

 3.1    The Leasee shall pay to the Leasing Party a monthly rent of the real
        estate and industrial bays of US $18,752.00 Currency of the United
        States of America, plus the relevant value added tax (Impuesto al Valor
        Agregado), according to the provisions of clause fourth below.

        In spite of the above and up until the moment in which the Leasing
        Company delivers the Office Area to the Leasee, the monthly rent shall
        be US $17,152.00 Dollars.

                                       4
<PAGE>   5

3.2     The Leasee shall pay the monthly rent provided above within the first 5
        days of each month, at the address of the Leasing Party provided by
        clause seventeenth hereof or at the new address notified in writing by
        the Leasing Company in the manner provided by that Clause.

3.3     The rent shall be automatically increased during the term of this
        contract every year, and the first increase shall start on the first
        anniversary date of the term hereof in accordance with section 2.1 and
        in accordance to the percentage of the consumer price index for urban
        consumers of the United States of America, published by the Wall Street
        Journal and in case such index disappears, according to the credit
        instrument that takes its place or may be similar in nature.

3.4     At the execution hereof, the Leasee pays to the Leasing Party an amount
        of US $17,152.00 Dollars US Cy, plus value added tax to be applied to
        the first month's rent of this lease in due time.

        The Leasing Party hereby delivers to the Leasee the relevant receipt
        with all the legal requirements mentioned in paragraph 4.2 of clause
        fourth below.

3.5     The liabilities of the parties to be paid or returned in dollars,
        currency of the United States of America hereunder, may be paid in the
        equivalent amount in the currency of the Mexican United States at the
        exchange rate called interbank rate (dolar interbancario) for sale
        operations and valid on the date of the payment or return.

3.6     With regards to the last month of validity of this Lease, the rent shall
        be paid to the Leasing Company for the days in which the real estate and
        industrial bays are truly used by the Leasee.

FOURTH         TAXES AND RECEIPTS.

4.1     Additionally to the rent, the Leasee shall pay to the Leasing Party the
        value-added tax in accordance with the tax laws in force on the date of
        payment.

4.2     The Leasing Party shall give to the Leasee a receipt for the payment of
        rent including separately the amount of the value added tax and in
        general compliance with all the requirements provided by the applicable
        tax laws.

FIFTH USE OF THE REAL ESTATE AND INDUSTRIAL BAYS.

5.1     The real estate and industrial bays shall be used by the Leasee
        exclusively for the following business with non polluting impact:
        Administrative Offices, Storage, assembly and distribution of the
        products manufactured by Telect, Inc. And other goods related to the
        corporate objective of the Leasee.

                                       5
<PAGE>   6

 SIXTH MAINTENANCE OF THE REAL ESTATE AND INDUSTRIAL BAYS.

 6.1    The Leasing Party shall, at their own cost, maintain the industrial bays
        including major repairs required to keep the structure and construction
        of the industrial bays in the same optimum operating conditions in which
        they are delivered to the Leasee in accordance with the provisions of
        this contract and attachments.

 6.2    For a period of 6 months after the date in which the Leasee occupies the
        real estate and industrial bays, the Leasing Party shall be liable for
        the general preventative and corrective maintenance including all
        repairs that may be required to keep the services and facilities in the
        real estate and industrial bays in the same optimum operating conditions
        in which they are delivered to the Leasee, in accordance with the
        provisions hereof and the attachments. For the above purposes, the
        Leasing Party may execute the guarantees given by the manufacturers,
        contractors and suppliers of goods and services that participate in the
        construction of the industrial bays. The above is in the understanding
        that the Leasing Party shall be the only party liable before the Leasee
        for the fulfillment of their liabilities hereunder.

 6.3    After the six months period provided by paragraph 6.2 above, the Leasee
        shall be in charge of any maintenance and minor repairs required by the
        utilities and facilities in the real estate and industrial bays.

 6.4    The Leasee shall clean, maintain and execute minor repairs, at their
        cost, to the real estate and industrial bays that are not the liability
        of the Leasing Party and that may be required to keep the functionality
        and status, reasonable use considered for the real estate and industrial
        bays, so that at the end of this lease they are returned to the Leasing
        Party in the same conditions that they were received except for the
        normal wear an tear and changes approved by the Leasing Party.

 6.5    The Leasee shall be liable before the Leasing Party for any damages
        caused to the real estate and industrial bays that contravenes the
        provisions of this clause.

SEVENTH        DEPOSIT.

 7.1    The Leasee hereby delivers to the Leasing Party a deposit for the amount
        of US $18,752.00 US Cy. Which is the equivalent to one month's rent (the
        Deposit). The Leasing Party on the other hand delivers to the Leasee the
        legal receipt for such deposit.

 7.2    The deposit shall guarantee to the Leasing Party any damages that the
        Leasee may cause to the real estate and industrial bays from the
        immoderate use thereof or any changes to their structures and such
        deposit shall be returned to the Leasee at the expiration of this
        contract without interest, within 30 days of the expiration if the
        Leasee certifies to the Leasing Party the proper status of the real
        estate and industrial bays and produces the last receipts for
        electricity, water and relative fees of the owners association utilities
        or any other similar bills that prove those payments are up to date.
        Otherwise the deposit shall be

                                       6
<PAGE>   7

        applied first to the payment of such concepts notwithstanding any legal
        actions that may be appropriate.

EIGHTH         CHANGES TO THE REAL ESTATE AND INDUSTRIAL BAYS.

 8.1    In case the Leasee may require to make changes to the real estate and
        industrial bays to adapt them to their needs, all the drawings and
        projects related to constructions, both internal and external,
        electricity facilities, gas or hydraulic facilities, air conditioning
        and ducts, external signage, internal and external decoration, access
        doors etc. shall be submitted to the Leasing Party and once approved by
        them the improvements shall remain in the real estate and industrial
        bays as a property of the Leasee Party during the term hereof.

 8.2    At the expiration hereof, the Leasee shall have the right to remove any
        improvements made by them to the real estate and industrial bays, if
        they can be returned to the Leasing Party in the same conditions as they
        were received, normal wear and tear considered.

 8.3    In spite of the above, at the expiration of this lease, the parties may
        agree that some of the improvements made by the Leasee to the real
        estate and industrial bays may remain for the benefit of the Leasing
        Party.

NINTH          LIABILITIES OF THE LEASING PARTY.

9.1     The Leasing Party shall:

 A.     Timely pay the land tax or equivalent.

 B.     Deliver the real estate and industrial bays that are the object hereof
        within 60 days of the execution hereof except for the office area that
        shall be finished within 90 days of the execution hereof.

 C.     Guarantee and not prevent in any way the peaceful use and enjoyment of
        the real estate and industrial bays by the Leasee.

 D.     In general to fully and timely comply with all the liabilities assumed
        before the Leasee hereunder and all those that may be the liability of
        the Leasing Party according to the applicable laws.

TENTH          LIABILITIES OF THE LEASEE.

 10.1   The Leasee shall:

 A.     Timely pay the rent to the Leasing Party in the maimer provided
        hereunder.

 B.     Not use the real estate and industrial bays for purposes other than
        those provided by clause fifth.

                                       7
<PAGE>   8

 C.     Not sublease, assign or transfer fully or partially, to third parties
        the real estate and industrial bays nor the rights and liabilities
        arising hereunder except if there is a written authorization from the
        Leasing Party, in the understanding that the Leasee may only sublease or
        allow the use of the industrial bays to their suppliers if (i) the
        Leasee remain the only party liable before the Leasing Party in
        accordance herewith (ii) the activities to be carried out by the above
        mentioned suppliers or third parties within the real state and
        industrial bays do not contravene the provided in the fifth clause of
        this contract or in applicable regulations of ECOPARK Parque de
        Tecnologia y Negocios; and (iii) the activities of those third parties
        are not in competition or conflict with those carried out by the other
        occupants of industrial bays in ECOPARK Parque de Tecnologia y Negocios.
        If the Leasee fulfills the above provisions, the Leasing Company shall
        not deny the Leasee its authorization to sublease in an unreasonable
        manner.

 D.     Not carry out in the real estate and industrial bays changes that have
        not been approved by the Leasing Party in accordance with clause eight
        hereof

 E.     Notify the Leasing Party, in writing, of any event that may damage the
        real estate and industrial bays or cause deterioration thereof and be
        liable for damages in case of omission.

 F.     Pay all electricity, water, garbage collectors, telephone and fees of
        the owners association utilities or any other similar bills and those
        payments shall be up to date when returning to the Leasing Party the
        real estate and industrial bays.

 G.     Apply for and obtain on their own behalf all permits or licenses
        required for their business before the relevant authorities and fulfill
        the ecological and civil protection regulations in their operations and
        all those permits an licenses shall be canceled when the lease expires.

 H.     Be liable for all damages to the real estate and industrial bays caused
        by their fault or negligence or by their employees or workers as well as
        any damages produced in case of fire of all or part of the real estate
        and industrial bays, unless they are the consequence of acts of God,
        force majeure or meteorological phenomena for which they shall be
        properly insured with insurance in force during the whole term of this
        contract and until there is fully accepted return of the real estate and
        industrial bays.

 I.     Obtain and keep in force for the term of this contract and until full
        return of the real estate and industrial bays, an insurance policy that
        protects the real estate and industrial bays against any damage
        indicated in paragraph H, above.

 J.     Keep the real estate and industrial bays in the good condition in which
        they are received and return them in the same status, except for normal
        wear and tear and the approved changes, at the end of the lease and in
        full compliance with all the liabilities hereunder and those that the
        law imposes to the Leasee, whichever may be applicable, and

                                       8
<PAGE>   9

  K.    Allow to the Leasing Party or their representative to access the real
        estate and industrial bays in work days and hours to check or inspect
        their status.

ELEVENTH       INVENTORY

 11.1   Attachments 1, 2 and 3 and eventually 4 hereof, shall include the
        full inventory of the goods and facilities that will be present in the
        real estate and industrial bays when this lease enters into force.

 11.2   At the end of the lease, the Leasee shall certify to the Leasing Party
        that the inventory of facilities and goods are located in the real
        estate and industrial bays in the same condition as they were received,
        normal wear and tear considered.

        Otherwise, the Leasee shall pay to the Leasing Party the cost of the
        missing or damaged goods or facilities, according to the prices
        prevailing at that time or have them repaired at their cost.

TWELFTH        MORATORY INTEREST

 12.1   In ease the Leasee is in delinquency in any payment of rent, they shall
        pay to the Leasing Party a moratory interest of 1.5% per month on any
        unpaid balance until fully paid.

 THIRTEENTH    NO RETURN

 13.1   If at the end of the term of this lease and without any new lease or
        express agreement to extend, the Leasee remains in the real estate and
        industrial bays, the parties agree that the monthly rent to be paid by
        the Leasee during the time that they remain in the real estate and
        industrial bays shall be increased 10% every six months, which shall not
        be considered as an extension of the contract, those increases shall be
        effective until the parties execute a new lease or the real estate and
        industrial bays are returned.

 13.2   In case of trial due to expiration of the contract, contract compliance
        or termination for any other cause, during the procedure the new
        provided rent shall be paid and the increases of the above paragraph
        shall apply.

 13.3   Notwithstanding the above, any expenses, legal costs and professional
        fees that may be caused by any legal procedure, shall be fully and
        exclusively paid for by the party causing the legal claim due to non
        compliance if the legal authorities resolve that the plaintiff has
        proven their case.

FOURTEENTH            GUARANTOR

 14.1   The guarantor appears in the execution of this contract to become the
        direct debtor of each and all the liabilities of the Leasee hereunder,
        until full delivery and return of the real estate and industrial bays.
        The duties of the guarantor hereunder shall remain until the real estate
        and industrial bays are returned and hereby expressly waive their
        benefits

                                       9
<PAGE>   10

        of order and excuse provided by articles 2425, 2426 and other applicable
        provisions of the civil code of the state of Jalisco.

FIFTEENTH             LEASE OPTION

 15.1   The Leasing Party declares to be the legal owner of the real estate and
        industrial bay identified with number 5 of the ECOPARK Parque de
        Tecnologia y Negocios, located at 2450 Calzada Juan Gil Preciado,
        Municipality of Zapopan, Jalisco (the Optional Real Estate).

 15.2   The Leasing Party hereby grants to the Leasee a lease option in terms
        and conditions similar to the ones provided by this contract, for the
        Optional Real Estate.

 15.3   The rent to be paid per square meter of the Optional Real Estate shall
        be US $4.00 US Cy, plus the value added tax plus an increase in
        accordance with the consumer price index for urban consumers of the
        united States of America published by the Wall Street Journal or if such
        index disappears, by the instrument that replaces it or may be similar
        in nature, calculated from the date hereof until the date of execution
        of the other lease.

 15.4   The Leasor may exert the above mentioned option in the period of August
        lst, 2000, to February 1st, 2001.

 15.5   The Leasing Party, the Leasee and the Guarantor, from the execution
        hereof, shall execute the lease within 30 days of the date when the
        Leasee notifies in writing to the Leasing Party of their desire to use
        the lease option for the Optional Real Estate. Such document must
        contain the commitment of the leasor to deliver to the leasee the "Real
        Estate of the Option" within 1 month of the execution of the lease
        contract.

 15.6   In case the lease is not executed within 30 days of the notice from the
        Leasing Party of their intention to lease the Optional Real Estate, the
        relevant lease is not executed for causes attributable to the Leasee,
        the lease option shall be terminated.

SIXTEENTH      FULL CONTRACT, AMENDMENTS.

 16.1   This contract is the full agreement of the parties related to the issues
        herein provided, so any pact, agreement, either verbal or written that
        they may have executed before the execution hereof shall be null and
        void.

 16.2   Any amendments to this contract shall be made in writing and executed at
        least by the Leasing Party and Leasee.

SEVENTEENTH    NOTICES AND ADDRESSES.

 17.1   All notices that the parties may have to serve due to or related to this
        contract, shall be in writing and delivered at the addresses indicated
        below or those that in the future may be

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        appointed in writing by the parties, according to the provisions of this
        Clause. Until new addresses are notifies as provided above

        The Leasing Party:
        Omnilife Manufactura, S.A. de C.V.
        Calle Paseo del Prado No. 367
        Colonia Lomas del Valle, Zapopan Jaliseo.
        Attn. Mr. Jorge Carlos Vergara Madrigal.

        The Leasee:
        Telect de Mexico, S.A. de CV:
        Calzada Juan Gil Preciado No. 2450-- 1 y 2.
        Ecopark Parque de Tecnologia y Negocios, Zapopan, Jalisco.
        Attn: Ing. Sergio Fernando Gonzalez Arauz.

        The Guarantor:
        Telect, Inc.
        2111 N. Molter Road
        P.O. Box 665
        Liberty Lake, Washington 99019-0665 E.U.A
        Attn Mr. Wayne E. Williams.

EIGHTEENTH            SUCCESSORS AND ASSIGNEES

 18.1   This contract shall be binding for and benefit the Leasing Party and the
        Leasee as well as their relevant successors and assignees.

 18.2   The Leasing Party may assign their rights as such, in accordance
        herewith and use them for guarantee of loans from banks. To this end,
        the Leasee may furnish reasonable information that they consider that
        third parties may know with regards to their financial situation if this
        does not affect their interests.

 18.3   As long as this is not for the benefit of a business that is a
        competitor in the main business of the Leasee, the Leasing Party may
        assign, discount or pledge this contract and their rights hereunder with
        consent from the Leasee. If a proper notice in writing is received from
        the Leasing Party, regarding any assignment, the Leasee shall pay,
        starting on the next month after the notice, all rents and amounts
        hereunder to the assignee or in accordance with the specific
        instructions of the Leasing Party.

 18.4   In spite of any assignment of rights of the Leasing Party, according to
        this provision, the Leasing Party shall remain the only and exclusive
        liable before the Leasee and any assignee of the liabilities as Leasing
        Party hereunder.

NINETEENTH            APPLICABLE LAW AND JURISDICTION.

 19.1   For the interpretation and enforcement of the agreements of this
        contract, the parties

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        agree to be subject to the jurisdiction and competence of the laws and
        courts of the city of Guadalajara, Jalisco, and in consequence waive any
        other jurisdiction that they may be entitled to now or in the future due
        to their present or future address, location of assets or otherwise.

TWENTIETH             TERMINATION

 20.1   Non compliance by any of the parties with any of the liabilities or
        duties hereunder shall be cause for termination if such non compliance
        is not cured within 30 days of the notice received from the other party
        of such non compliance.

TWENTY FIRST          ABSENCE OF HINDRANCES IN THEIR WILL

 21.1   Both the Leasee, the Guarantor and the Leasing Party declare that their
        will has been freely expressed and that their consent is not invalidated
        by ill will, error or any other defect of will.

In testimony whereof and being the parties fully aware of the content and legal
scope, this contract is executed in three counterparts in presence of witness
who are Mexican, of legal age and able to testify, to be effective on the date
mentioned in clause Second hereof.

                                The Leasing Party

                       OMNILIFE MANUFACTURA, S.A. DE C.V.
                      By MR. JORGE CARLOS VERGARA MADRIGAL.
                                Date: May 8, 2000

                                   The Leasee

                         TELECT DE MEXICO, S.A. DE C.V.
                    By: ING. SERGIO FERNANDO GONZALEZ ARAUZ.

                                 The Guarantor.

                                  TELECT, INC.
                            BY: SR. WAYNE E. WILLIAMS

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<PAGE>   13

Witness.                                                  Witness.

-------------------------------        --------------------------
LIC. FRANCISCO BORREGO ESTRADA.        ING. GUSTAVO AGUIRRE VACA

                          MR. FRANCISCO BORREGO ESTRADA

END OF TRANSLATION

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        I, MARIA ESTHER ZATARAIN MARTINEZ, Official Expert Translator duly
authorized with Reg. Number: ZMME-0609-144, by the Supreme Tribunal of Justice
of the State of Jalisco and the General Council of the Judicial Power of the
State of Jalisco, Mexico. CERTIFY:

        That this is a true and correct translation into English, to the best of
my knowledge, of the enclosed document in Spanish.

        Guadalajara, Jalisco, Mexico. April 14th, 2000

                                            ----------------------------------
                                            LIC. MA. ESTHER ZATARAIN MARTINEZ

                                       14

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