Document:

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                                                                        EX-10.25

BROOKS AUTOMATION, INC.
Deferred Compensation Plan
Master Plan Document

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BROOKS AUTOMATION, INC.
Deferred Compensation Plan
Master Plan Document

                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                            PAGE
                                                                            ----
<S>                                                                         <C>
ARTICLE 1 DEFINITIONS....................................................     1

ARTICLE 2 SELECTION, ENROLLMENT, ELIGIBILITY.............................     3
   2.1   SELECTION BY ADMINISTRATOR......................................     3
   2.2   ENROLLMENT AND ELIGIBILITY REQUIREMENTS; COMMENCEMENT OF
         PARTICIPATION...................................................     4
   2.3   TERMINATION OF A PARTICIPANT'S ELIGIBILITY......................     4

ARTICLE 3 ACCOUNT CREDITS................................................     4
   3.1   ELECTIVE DEFERRALS: MINIMUM REQUIREMENTS........................     4
   3.2   ELECTIVE DEFERRALS: MAXIMUM REQUIREMENTS........................     5
   3.3   ELECTIVE DEFERRALS: EFFECT OF ELECTION FORM.....................     5
   3.4   ELECTIVE DEFERRALS: WITHHOLDING AND CREDITING OF DEFERRAL
         AMOUNTS.........................................................     5
   3.5   COMPANY CREDITS.................................................     5
   3.6   SERP CREDITS....................................................     6
   3.7   VESTING.........................................................     6
   3.8   HYPOTHETICAL INVESTMENT RETURNS.................................     7
   3.9   FICA AND OTHER TAXES............................................     7

ARTICLE 4 SCHEDULED DISTRIBUTION OF DEFERRAL ACCOUNT; UNFORESEEABLE
   FINANCIAL EMERGENCIES.................................................     7
   4.1   SCHEDULED DISTRIBUTION OF DEFERRAL ACCOUNT......................     7
   4.2   POSTPONING SCHEDULED DISTRIBUTIONS..............................     8
   4.3   OTHER BENEFITS TAKE PRECEDENCE OVER SCHEDULED DISTRIBUTIONS.....     8
   4.4   WITHDRAWAL PAYOUT/SUSPENSIONS FOR UNFORESEEABLE FINANCIAL
         EMERGENCIES.....................................................     8

ARTICLE 5 CHANGE IN CONTROL BENEFIT......................................     9

ARTICLE 6 SEPARATION FROM SERVICE (OTHER THAN BY REASON OF DEATH)........     9
   6.1   SERP ACCOUNT....................................................     9
   6.2   ACCOUNTS OTHER THAN SERP ACCOUNT................................     9

ARTICLE 7 DISTRIBUTIONS ON ACCOUNT OF DEATH..............................    10

ARTICLE 8 DISTRIBUTION OF SMALL ACCOUNTS.................................    10

ARTICLE 9 BENEFICIARY DESIGNATION........................................    10
   9.1   BENEFICIARY.....................................................    10
</TABLE>

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BROOKS AUTOMATION, INC.
Deferred Compensation Plan
Master Plan Document

<TABLE>
<S>                                                                         <C>
   9.2   BENEFICIARY DESIGNATION AND CHANGE..............................    10
   9.3   ACKNOWLEDGEMENT.................................................    11
   9.4   NO BENEFICIARY DESIGNATION......................................    11
   9.5   DOUBT AS TO BENEFICIARY.........................................    11
   9.6   DISCHARGE OF OBLIGATIONS........................................    11

ARTICLE 10 AMENDMENT AND TERMINATION.....................................    11
   10.1  TERMINATION OF PLAN.............................................    11
   10.2  AMENDMENT.......................................................    11
   10.3  PLAN AGREEMENT..................................................    11

ARTICLE 11 ADMINISTRATION................................................    12
   11.1  IN GENERAL......................................................    12
   11.2  ADMINISTRATION UPON CHANGE IN CONTROL...........................    12
   11.3  AGENTS..........................................................    12
   11.4  BINDING EFFECT OF DECISIONS.....................................    12
   11.5  INDEMNITY OF COMMITTEE..........................................    13
   11.6  EMPLOYER INFORMATION............................................    13

ARTICLE 12  OTHER BENEFITS AND AGREEMENTS................................    13

ARTICLE 13 CLAIMS PROCEDURES.............................................    13

ARTICLE 14 MISCELLANEOUS.................................................    13
   14.1  STATUS OF PARTICIPANTS AND BENEFICIARIES AS GENERAL CREDITORS...    13
   14.2  NON-ASSIGNABILITY...............................................    13
   14.3  NOT A CONTRACT OF EMPLOYMENT....................................    13
   14.4  CAPTIONS........................................................    14
   14.5  GOVERNING LAW...................................................    14
   14.6  NOTICE..........................................................    14
   14.7  SUCCESSORS......................................................    14
   14.8  INVALIDITY......................................................    14
   14.9  INCOMPETENTS....................................................    14
   14.10 DISTRIBUTION IN THE EVENT OF INCOME INCLUSION UNDER 409A........    14
   14.11 DEDUCTION LIMITATION ON BENEFIT PAYMENTS........................    15
   14.12 EFFECT OF RESTATEMENT...........................................    15
   14.13 COMPLIANCE WITH SECTION 409A GENERALLY..........................    15
</TABLE>

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                             BROOKS AUTOMATION, INC.
                           DEFERRED COMPENSATION PLAN

                                     PURPOSE

     The purpose of the Plan is to provide specified benefits to a select group
of management or highly compensated Employees who contribute materially to the
continued growth, development and future business success of Brooks Automation,
Inc., a Delaware corporation, and its subsidiaries, if any, that sponsor the
Plan.

     The Plan is intended to constitute an unfunded "top hat" plan described in
Sections 201(2), 301(a)(3) and 401(a)(1) of Subtitle B of Title I of ERISA and
shall be operated and construed accordingly. The Plan is also intended to
provide for the effective deferral of income for tax purposes in accordance with
its terms, consistent inter alia with the requirements of Code Section 409A, and
shall be operated and construed accordingly. Without limiting the generality of
the Company's authority under Article 11, the Company may at any time and from
time to time amend or modify the Plan, including retroactively, to comply with
the terms of Code Section 409A or other applicable law.

                                    ARTICLE 1
                                   DEFINITIONS

     For the purposes of this Plan, unless otherwise clearly apparent from the
context, the following phrases or terms shall have the following indicated
meanings:

1.1  "Account": the sum of the bookkeeping accounts and sub-accounts maintained
     by the Administrator under the Plan with respect to a Participant to
     reflect the Employers' Plan-based obligations to the Participant.

1.2  "Administrator": As defined in Article 12.

1.3  "Account Balance": the balance of the Account (or, when the term is used
     with respect to any constituent account or sub-account, the balance of such
     account or sub-account).

1.4  "Annual Installment Method": an annual installment method for the payment
     of a vested Account Balance under which each installment equals the amount
     obtained by dividing the remaining vested Account Balance (as determined by
     the Administrator in its discretion) by the number of remaining annual
     installments due the Participant.

1.5  "Base Salary": the annual cash compensation relating to services performed
     by a Participant during any calendar year, excluding distributions in
     respect of nonqualified deferred compensation plans, bonuses, commissions,
     overtime, fringe benefits, stock options, relocation expenses, incentive
     payments, non-monetary awards and other fees, and automobile and other
     allowances (whether or not includible in the Employee's gross income). Base
     Salary shall be calculated before reduction for deferrals under qualified
     or nonqualified plans, as determined by the Administrator.

1.6  "Beneficiary": any individual, trust, estate or other entity designated in
     accordance with Article 9 to receive Plan benefits, if any, remaining to be
     paid upon the death of a Participant.

1.7  "Beneficiary Designation Form": a form prescribed by or acceptable to the
     Administrator for the designation of Beneficiaries.

                                      -1-

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1.8  "Benefit Distribution Date": the date on which, or as soon as practicable
     after which, a Participant's vested Account Balance or applicable portion
     thereof will be distributed (if distributable as a lump sum) or commence to
     be distributed (if distributed in installments) in accordance with Article
     4, 5, 6 or 7, as the case may be.

1.9  "Board": the board of directors of the Company.

1.10 "Bonus": compensation, if any, earned under an Employer's annual bonus or
     cash incentive plan(s) and such other amounts as the Administrator may
     specify from time to time.

1.11 "Change in Control": as defined in Appendix A.

1.12 "Code": the Internal Revenue Code of 1986, as amended and in effect from
     time to time.

1.13 "Commissions": cash commissions (as determined by the Administrator), if
     any, earned by a Participant from an Employer for services rendered during
     a Plan Year.

1.14 "Company": Brooks Automation, Inc., a Delaware corporation, and any
     successor to all or substantially all of the Company's assets or business
     that assumes the Plan.

1.15 "Company Credit Account": the portion of a Participant's Account that
     reflects Company Credits plus or minus notional investment adjustments with
     respect thereto, less all related distributions.

1.16 "Company Credits": amounts determined in accordance with Section 3.5.

1.17 "Deferral Account": the portion of a Participant's Account that reflects
     Elective Deferrals under the Plan plus or minus notional investment
     adjustments with respect thereto, less all related distributions.

1.18 "Election Form": a form prescribed by or acceptable to the Administrator
     for the making of permitted elections (other than Beneficiary designations)
     under the Plan.

1.19 "Elective Deferral": a deferral of Base Salary, Bonus or Commissions made
     under the Plan at the election of the Participant.

1.20 "Employee": an individual employed by an Employer.

1.21 "Employer": any or all, as the context requires, of the Company and its
     subsidiaries; provided, that only subsidiaries that are part of the same
     "controlled group" as the Company (determined under the rules of Sections
     414(b) and (c) of the Code) shall be taken into account.

1.22 "ERISA": the Employee Retirement Income Security Act of 1974, as amended
     and in effect from time to time.

1.23 "Participant": any Employee (i) who is selected by the Administrator to
     participate in the Plan, (ii) whose executed Plan Agreement, Election Form
     and Beneficiary Designation Form are accepted by the Committee, and (iii)
     whose Plan Agreement has not terminated.

1.24 "Plan": the Brooks Automation, Inc. Deferred Compensation Plan as from time
     to time amended and in effect.

1.25 "Plan Agreement": a written agreement, in form prescribed by or acceptable
     to the Administrator, that evidences a Participant's agreement to the terms
     of the Plan and establishes the terms of Plan participation for such
     Participant. Except as the Administrator may otherwise determine, the most
     recent Plan Agreement with respect to a Participant shall supersede all
     prior Plan Agreements with respect to such Participant. Plan Agreement may
     vary among Participants and may provide additional benefits not set forth
     in the Plan or limit the benefits otherwise provided under the Plan. A
     binding agreement between a Participant and the Company (for example, but
     without limitation, an employment or severance agreement) that purports to
     affect the amount,

                                       -2-

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     vesting, timing or any other term of a deferral, credit or benefit under
     the Plan, but that is not designated as a "Plan Agreement," shall
     nevertheless, to that extent, constitute a "Plan Agreement" under the Plan
     (and, to the extent of the relevant provision, shall, except as the
     Administrator otherwise determines, supersede any prior Plan Agreement
     governing such provision), but only if and to the extent that so treating
     it would not jeopardize the qualification of the Participant's Plan
     deferral(s) under Section 409A.

1.26 "Plan Year": the calendar year.

1.27 "Retirement" (along with correlative term such as "Retire(s)" or
     "Retired"): separation from service with all Employers, other than by
     reason of death, on or after the earlier of the attainment of (a) age
     sixty-five (65) or (b) age fifty-five (55) with five (5) Years of Service.

1.28 "Scheduled Distribution": a distribution described in Section 4.1.

1.29 "Section 409A": Section 409A of the Code.

1.30 "SERP Account": as defined in Section 3.6.

1.31 "SERP Credits": the credits described in Section 3.6.

1.32 "SERP Feature": a non-elective deferral feature available to that subset of
     otherwise eligible Employees, if any, whom the Administrator selects to
     benefit from the SERP Credit provisions of Section 3.6, and related
     provisions of the Plan.

1.33 "Separation from Service": separation from service with all Employers,
     voluntarily or involuntarily, other than by reason of death. Whether a
     leave of absence or other change in work status constitutes a separation
     from service shall be determined by the Administrator in a manner
     consistent with the requirements of Section 409A.

1.34 "Trust": a trust (if any) established by the Company in accordance with
     Article 15.

1.35 "Unforeseeable Financial Emergency": a severe financial hardship of the
     Participant resulting from (i) an illness or accident of the Participant,
     the Participant's spouse, or the Participant's dependent (as defined in
     Code Section 152(a)), (ii) a loss of the Participant's property due to
     casualty, or (iii) such other similar extraordinary and unforeseeable
     circumstances arising as a result of events beyond the control of the
     Participant, all as determined in the sole discretion of the Administrator.

1.36 "Years of Service": the total number of full years in which a Participant
     has been employed by one or more Employers. For purposes of this
     definition, a year of employment shall be a 365 day period (or 366 day
     period in the case of a leap year) that, for the first year of employment,
     commences on the Employee's date of hiring and that, for any subsequent
     year, commences on an anniversary of that hiring date. For purposes of
     determining a Participant's vested interest in his or her SERP Account, if
     any, Years of Service or portions thereof prior to January 1, 2006 shall
     not be taken into account.

                                    ARTICLE 2
                       SELECTION, ENROLLMENT, ELIGIBILITY

2.1  SELECTION BY ADMINISTRATOR. Eligibility for the Plan shall be limited to
     those management or highly compensated Employees who are selected by the
     Administrator in its sole discretion. The Administrator shall separately
     select those management or highly compensated Employees, if any, who are
     eligible for the SERP Feature.

                                      -3-

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2.2  ENROLLMENT AND ELIGIBILITY REQUIREMENTS; COMMENCEMENT OF PARTICIPATION.

     (a)  To participate in the Plan, an eligible Employee must complete and
          execute (to the satisfaction of the Administrator) and return to the
          Administrator a Plan Agreement, an Election Form and a Beneficiary
          Designation Form. Except as herein provided or as otherwise permitted
          by the Administrator consistent with the requirements of Section 409A,
          any voluntary deferral under the Plan must be accomplished by the
          submission of the necessary forms prior to the first day of the Plan
          Year in which the relevant services are to be provided or by such
          earlier date as the Administrator may establish.

     (b)  An Employee who first becomes eligible to participate in this Plan
          after the first day of a Plan Year and who wishes to participate in
          elective deferrals for the remainder of such Plan Year must submit the
          necessary forms within thirty (30) days after he or she first becomes
          eligible to participate or by such earlier deadline as the
          Administrator may establish. A mid-year deferral election accomplished
          pursuant to this subsection (b) shall be effective only with respect
          to services performed after the election takes effect.

     (c)  An Employee who is selected to participate in the SERP Feature must
          complete such forms (including, if so required by the Administrator,
          an additional Plan Agreement, Election Form and Beneficiary
          Designation Form) as the Administrator may determine, regardless of
          whether the Employee is already a Participant under the non-SERP
          provisions of the Plan.

2.3  TERMINATION OF A PARTICIPANT'S ELIGIBILITY. The Administrator may at any
     time terminate or curtail an individual's participation in the Plan as to
     future deferrals, subject only to the caveat that any such termination or
     curtailment shall be accomplished consistent with the requirements of
     Section 409A.

                                    ARTICLE 3
                                 ACCOUNT CREDITS

3.1  ELECTIVE DEFERRALS: MINIMUM REQUIREMENTS. For any Plan Year, a Participant
     who wishes to participate in Elective Deferrals may do so subject to the
     following minimum deferral requirements:

<TABLE>
<CAPTION>
DEFERRAL                                MINIMUM AMOUNT
--------                                --------------
<S>                                     <C>
Base Salary, Bonus and/or Commissions   $2,000 aggregate
</TABLE>

     If the Administrator determines, in its sole discretion, prior to the
     beginning of a Plan Year that a Participant has made an election for less
     than the stated minimum amounts, or if no election is made, the amount
     deferred shall be zero. If a Participant first becomes eligible to make
     Elective Deferrals during a Plan Year, the minimum Annual Deferral Amount
     shall be an amount equal to the minimum set forth above, multiplied by a
     fraction, the numerator of which is the number of complete months remaining
     in the Plan Year and the denominator of which is 12.

                                      -4-

<PAGE>

3.2  ELECTIVE DEFERRALS: MAXIMUM REQUIREMENTS. For any Plan Year, a
     Participant's Elective Deferrals, if any, shall be subject to the following
     percentage maxima:

<TABLE>
<CAPTION>
DEFERRAL      MAXIMUM PERCENTAGE
--------      ------------------
<S>           <C>
Base Salary           90%
Bonus                100%
Commissions          100%
</TABLE>

     If a Participant first becomes eligible to make Elective Deferrals during a
     Plan Year, the foregoing maximum percentages shall be applied to the future
     compensation affected by the Participant's mid-year election. For
     compensation that is earned based upon a specified performance period,
     "future compensation" shall be deemed for this purpose not to exceed the
     total amount of such compensation earned for the performance period,
     multiplied by a fraction, the numerator of which is the number of days
     remaining in the service period after the Participant's deferral election
     take effect, and the denominator of which is the total number of days in
     the performance period.

3.3  ELECTIVE DEFERRALS: EFFECT OF ELECTION FORM. Insofar as it relates to an
     Elective Deferral, an Election Form shall take effect not later than (i)
     the first day of the Plan Year next following the effective date of such
     form, or (ii) in the case of an Election Form relating to initial mid-year
     eligibility, a date specified by the Administrator that is not late than
     thirty (30) days following the date of such initial eligibility. Once it
     takes effect, the Election Form shall apply as follows: (A) to Base Salary
     and/or Commissions (other than Commissions described in clause (B)) earned
     with respect to services performed on or after the effective date, and (B)
     in the case of "performance-based compensation" (as determined in
     accordance with Section 409A) based on services performed over a period of
     at least twelve (12) months, to any such compensation payable with respect
     to a performance period ending at least six (6) months after the effective
     date. The Administrator shall prescribe such additional rules and
     limitations as it determines to be appropriate so that elective deferrals
     under the Plan comply with Section 409A.

3.4  ELECTIVE DEFERRALS: WITHHOLDING AND CREDITING OF DEFERRAL AMOUNTS. Elective
     Deferrals shall be credited to a Participant's Account on or as soon as
     practicable after the relevant payroll date on which the compensation, but
     for deferral, would have been paid.

3.5  COMPANY CREDITS. The Administrator may provide in a Plan Agreement, or on a
     discretionary basis outside of any Plan Agreement, for additional,
     non-elective credits (each, a "Company Credit") to the Participant's
     Account in accordance with this Section 3.5. Additional credits pursuant to
     this Section 3.5 may include, but are not necessarily limited to, credits
     intended to make up (in whole or in part) for matching contributions that
     could not be made under a tax-qualified defined contribution plan in which
     the Participant is a member; provided, that any such additional credit made
     hereunder shall be consistent with the requirements of Section 401(k)(4)(A)
     of the Code. Company Credit shall be credited to the Participant's Account
     at such times and in such amounts as the Administrator determines
     (consistent with the Plan Agreement, in the case of Company Credits
     provided for under a Plan Agreement). Company Credits, if any, need not be
     made with respect to all Participants and may vary as to amount and other
     terms from Participant to Participant.

                                      -5-

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3.6  SERP CREDITS.. In the case of a Participant who has been selected by the
     Administrator to participate in the SERP Feature, the Administrator shall
     establish a separate sub-account (the "SERP Account") and shall credit
     thereto such amounts or percentages of compensation as are specified in the
     Plan Agreement relating to the Participant's participation in the SERP
     Feature. Credits to a Participant's SERP Feature, where provided for by the
     applicable Plan Agreement, shall be made in accordance with the provisions
     of that Agreement regardless of whether the Participant is otherwise
     participating in the Plan.

3.7  VESTING.

     (a)  A Participant shall at all times be one hundred percent (100%) vested
          in his or her Deferral Account.

     (b)  A Participant shall be vested in his or her Company Credit Account
          and/or SERP Account, if any, in accordance with the vesting
          schedule(s) set forth in his or her Plan Agreement(s). If not
          addressed in such agreements, a Participant shall vest as follows:

COMPANY CREDIT ACCOUNT (IF ANY)

<TABLE>
<CAPTION>
YEARS OF SERVICE                    VESTED PERCENTAGE
----------------                    -----------------
<S>                                 <C>
         Less than 1 year                    0%
 1 year or more, but fewer than 2           33%
2 years or more, but fewer than 3           66%
         3 years or more                   100%
</TABLE>

SERP ACCOUNT (IF ANY)

<TABLE>
<CAPTION>
YEARS OF SERVICE                     VESTED PERCENTAGE
----------------                     -----------------
<S>                                  <C>
        Fewer than 5 years                    0%
5 years or more, but fewer than 6            50%
6 years or more, but fewer than 7            60%
7 years or more, but fewer than 8            70%
8 or more years, but fewer than 9            80%
9 or more years, but fewer than 10           90%
         10 or more years                   100%
</TABLE>

     (c)  Except as otherwise expressly provided in the relevant Plan Agreement,
          in the event of a Change in Control or upon a Participant's Retirement
          or death while employed by an Employer, the unvested portion, if any,
          of a Participant's Company Credit Account (other than his or her SERP
          Account, if any) shall immediately become one hundred percent (100%)
          vested; provided, that except as otherwise provided in the Plan
          Agreement, if and to the extent the additional vesting described in
          this subsection (c) would, but for this proviso, cause the
          deductibility limitations of Section 280G of the Code to apply,
          vesting shall be accelerated only to such extent, if any, as will not
          result in the application of such deduction limitations. The
          Administrator shall make all determinations necessary or appropriate
          to implement the foregoing limitation but if so requested by an
          affected Participant in writing shall, within ninety (90) days of
          receiving such request, obtain at the Company's expense and provide to
          the Participant a copy of an opinion from a

                                      -6-

<PAGE>

          nationally recognized accounting firm selected by the Participant (the
          "Accounting Firm"), with supporting computations, as to whether any
          limitation in the vested percentage hereunder is necessary to avoid
          the limits of Section 280G of the Code.

3.8  HYPOTHETICAL INVESTMENT RETURNS. Each Participant's Account shall be
     periodically adjusted (in such manner as the Administrator determines) to
     reflect hypothetical returns with respect to the Account, as follows:

     (a)  MEASUREMENT FUNDS. The Administrator shall select and may from time to
          time change (including as to existing Accounts that are deemed
          invested in an affected fund) a menu of investment funds (the
          "Measurement Funds") to be used to determine hypothetical investment
          experience under the Plan. The Participant may elect to have his or
          her Account invested on a hypothetical basis in one or more of the
          Measurement Funds, for the purpose of crediting or debiting additional
          amounts to his or her Account Balance, and may from time to time elect
          to reallocate such hypothetical investments. Any such election by the
          Participants shall be accomplished and given effect in accordance with
          such rules as the Administrator may prescribe. If a Participant does
          not elect a Measurement Fund, the Participant's Account Balance shall
          be treated as having been invested in such default Measurement Fund(s)
          as the Administrator may specify.

     (b)  NO ACTUAL INVESTMENT. The provisions of this Section 3.8 shall not be
          construed to require the Administrator or any Employer to segregate,
          set aside, or invest any assets for the payment of benefits under the
          Plan. However, the Administrator in its discretion may provide for a
          "rabbi trust" or similar vehicle to facilitate the payment of benefits
          under the Plan so long as the existence, terms and funding of any such
          trust or other vehicle do not cause the Plan to fail to be unfunded
          for tax or ERISA purposes or to fail to satisfy the requirements of
          Section 409A.

3.9  FICA AND OTHER TAXES. The Administrator may require that a Participant's
     cash or other compensation be reduced to satisfy any FICA tax or other tax
     due with respect to the deferral or vesting of any amount under the Plan or
     may require as part of a Plan Agreement or otherwise that the Participant
     make other arrangements for the payment of such taxes (which other
     arrangements may include, if the Administrator so determines, but shall not
     be limited to, a reduction in the Participant's Account Balance). Any
     distribution under the Plan shall be reduced by any required tax and other
     withholdings.

                                    ARTICLE 4
 SCHEDULED DISTRIBUTION OF DEFERRAL ACCOUNT; UNFORESEEABLE FINANCIAL EMERGENCIES

4.1  SCHEDULED DISTRIBUTION OF DEFERRAL ACCOUNT. Subject to such limitations
     (consistent with Section 409A) as the Administrator may prescribe, a
     Participant may specify in connection with the applicable annual or other
     deferral election pertaining to Elective Deferrals to have the portion of
     his or her Account attributable to such Elective Deferrals and related
     adjustments under Article 3 to be paid (a "Scheduled Distribution") in a
     lump sum during a sixty (60) day period commencing immediately after the
     first day of any Plan Year designated by the Participant (the "Scheduled
     Distribution Date"). The Scheduled Distribution Date designated by the
     Participant must be at least three (3) Plan Years after the end of the Plan
     Year to which the Participant's deferral election relates. By way of
     example, if a Scheduled Distribution is elected for Elective Deferral
     amounts earned in the Plan Year commencing January 1, 2006, the earliest
     Scheduled Distribution Date would be January 1, 2010, and the Scheduled
     Distribution would be payable during the sixty (60) day period commencing
     January 2, 2010.

                                      -7-

<PAGE>

4.2  POSTPONING SCHEDULED DISTRIBUTIONS. A Participant may elect to postpone a
     Scheduled Distribution described in Section 4.1 above, and have such amount
     paid out during a sixty (60) day period commencing immediately after an
     allowable alternative Scheduled Distribution Date designated by the
     Participant in accordance with this Section 4.2. In order to make this
     election, the Participant must submit a new Scheduled Distribution Election
     Form to the Administrator in accordance with the following:

     (a)  The new Scheduled Distribution Election Form must be submitted to and
          accepted by the Administrator (which has complete discretion as to
          whether to accept any new election) at least twelve (12) months prior
          to the Participant's previously designated Scheduled Distribution
          Date;

     (b)  The new Scheduled Distribution Date must be the first day of a Plan
          Year and must be at least five years after the previously designated
          Scheduled Distribution Date; and

     (c)  The new election shall not take effect until at least twelve (12)
          months after it is accepted by the Administrator.

4.3  OTHER BENEFITS TAKE PRECEDENCE OVER SCHEDULED DISTRIBUTIONS. Except as the
     Administrator otherwise determines to be necessary to comply with the
     requirements of Section 409A, a Deferral Account that become payable under
     Article 5, 6, 7 or 8 as of a date that precedes a Scheduled Distribution
     Date under this Article 4 shall be paid in accordance with Article 5, 6, 7
     or 8, as the case may be, and not in accordance with this Article 4.

4.4  WITHDRAWAL PAYOUT/SUSPENSIONS FOR UNFORESEEABLE FINANCIAL EMERGENCIES.

     (a)  If the Participant experiences an Unforeseeable Financial Emergency,
          the Participant may petition the Administrator to receive a partial or
          full payout from the Plan, subject to the provisions set forth below.

     (b)  The payout, if any, from the Plan shall not exceed the lesser of (i)
          the Participant's vested Account Balance, calculated as of the close
          of business on or around the date on which the amount becomes payable,
          as determined by the Committee in its sole discretion, or (ii) the
          amount necessary to satisfy the Unforeseeable Financial Emergency,
          plus amounts necessary to pay Federal, state, or local income taxes or
          penalties reasonably anticipated as a result of the distribution.
          Notwithstanding the foregoing, a Participant may not receive a payout
          from the Plan to the extent that the Unforeseeable Financial Emergency
          is or may be relieved (A) through reimbursement or compensation by
          insurance or otherwise, (B) by liquidation of the Participant's
          assets, to the extent the liquidation of such assets would not itself
          cause severe financial hardship or (C) by cessation of deferrals under
          this Plan. The portion, if any, of a Participant's Account Balance
          attributable to his or her SERP Account shall not be taken into
          account in applying the provisions of this Section 4.4.

     (c)  If the Administrator approves a Participant's petition for payout, the
          Participant shall receive a payout from the Plan within sixty (60)
          days of the date of such approval, and the Participant's deferrals
          under the Plan shall be terminated as of the date of such approval.

     (d)  A Participant's deferral elections under this Plan shall also be
          terminated to the extent the Administrator determines that termination
          is required pursuant to applicable regulations to obtain a hardship
          distribution from an Employer's 401(k) plan and is consistent with the
          requirements of Section 409A.

                                      -8-

<PAGE>

                                    ARTICLE 5
                            CHANGE IN CONTROL BENEFIT

If so elected by the Participant (any such election, except as the Administrator
may otherwise determine, to be made irrevocably at commencement of participation
in the Plan), the Participant's vested Account Balance shall be distributed in a
lump sum payment within sixty (60) days following a Change in Control. Absent
such election, the Participant's vested Account Balance shall be paid in
accordance with the otherwise applicable provisions of the Plan.

                                    ARTICLE 6
             SEPARATION FROM SERVICE (OTHER THAN BY REASON OF DEATH)

6.1  SERP ACCOUNT. A Participant who participates in the SERP Feature and who
     separates from the service of the Employer shall be entitled to receive his
     or her vested SERP Account, if any, on (or, if payable in installments
     under the Annual Installment Method, commencing on) the later of (a) the
     date that is six months and one day after the date of separation from
     service), and (b) the date the Participant attains his or her 65th
     birthday. Any election by the Participant to receive payment of the SERP
     Account, if any, under the Annual Installment Method must be made (except
     as hereinafter provided) in connection with the Participant's commencement
     of participation in the SERP Feature and must specify the number of annual
     installments (not to exceed fifteen). A Participant who has elected or is
     deemed to have elected a lump sum payment of his or her vested SERP Account
     may subsequently elect installments instead, and a Participant who has
     elected installments may subsequently elect a lump sum instead; provided,
     that the new election shall not take effect for twelve (12) months and the
     new Benefit Distribution Date shall be the fifth (5th) anniversary of the
     Benefit Distribution Date that would otherwise have been applicable.

6.2  ACCOUNTS OTHER THAN SERP ACCOUNTS. That portion, if any, of a Participant's
     vested Account Balance that is not attributable to his or her SERP Account
     (if any) shall be distributed upon the Participant's separation from the
     service of the Employer as follows:

     (a)  If the separation is a Retirement, the applicable vested Account
          Balance shall be distributed on (or, if payable in installments under
          the Annual Installment Method, commencing on) the date that is six
          months and one day after the date of Retirement. Any election by the
          Participant to receive payment upon Retirement under the Annual
          Installment Method must be made (except as hereinafter provided) in
          connection with the Participant's commencement of participation and
          must specify the number of annual installments (not to exceed
          fifteen). A Participant who has elected or is deemed to have elected a
          lump sum payment of his or her vested Account Balance upon Retirement
          may subsequently elect installments instead, and a Participant who has
          elected installments may subsequently elect a lump sum instead;
          provided, that the new election shall not take effect for twelve (12)
          months and the new Benefit Distribution Date shall be the fifth (5th)
          anniversary of the Benefit Distribution Date that would otherwise have
          been applicable.

     (b)  If the separation is not a Retirement, the applicable vested Account
          Balance shall be distributed on (or, if payable in installments under
          the Annual Installment Method, commencing on) the date that is six
          months and one day after the date of separation. Any election by the
          Participant to receive payment upon Retirement under the Annual
          Installment Method must be made (except as hereinafter provided) in
          connection with the Participant's commencement of participation and
          must specify the number of annual installments (not to exceed five). A
          Participant who has elected or is deemed to have

                                      -9-

<PAGE>

          elected a lump sum payment of his or her vested Account Balance upon
          Retirement may subsequently elect installments instead, and a
          Participant who has elected installments may subsequently elect a lump
          sum instead; provided, that the new election shall not take effect for
          twelve (12) months and the new Benefit Distribution Date shall be the
          fifth (5th) anniversary of the Benefit Distribution Date that would
          otherwise have been applicable.

                                    ARTICLE 7
                        DISTRIBUTIONS ON ACCOUNT OF DEATH

The Beneficiary(ies) of a Participant who dies prior to the distribution of his
or her entire vested Account Balance shall receive the remaining vested balance
of the Account within (or, if payable in installments under the Annual
Installment Method, commencing within) the sixty-day period immediately
following the date on which the Administrator receives information satisfactory
to the Administrator that the Participant has died, or by such earlier date as
is required to comply with the requirements of Section 409A. The death benefit
so payable to any Beneficiary shall be paid in a single lump sum unless the
Participant elected, in connection with his or her participation, to have it
paid under the Annual Installment Method. Any election of the Annual Installment
Method must specify the number of annual installments (not to exceed three). A
Participant who has elected or is deemed to have elected a lump sum payment of
his or her vested Account Balance upon death may, during his or her remaining
lifetime, subsequently elect installments instead, and a Participant who has
elected installments may, during his or her remaining lifetime, elect a lump sum
instead; provided, that the new election shall not take effect for twelve (12)
months and the new Benefit Distribution Date shall be the fifth (5th)
anniversary of the Benefit Distribution Date that would otherwise have been
applicable.

                                    ARTICLE 8
                         DISTRIBUTION OF SMALL ACCOUNTS

If, at the time an Account becomes payable under Article 4, 5, 6 or 7 thereof,
the vested balance of such Account is $100,000 or less, payment shall be made in
a single lump sum payment (or, if payable under Article 7 to more than one
Beneficiaries, in lump sum payments) notwithstanding any election to have
payment made under the Annual Installment Method.

                                    ARTICLE 9
                             BENEFICIARY DESIGNATION

9.1  BENEFICIARY. Each Participant shall have the right, at any time, to
     designate his or her Beneficiary(ies) (both primary as well as contingent)
     to receive any benefits payable under the Plan to a beneficiary upon the
     death of a Participant. The Beneficiary designated under this Plan may be
     the same as or different from the Beneficiary designation under any other
     plan of an Employer in which the Participant participates.

9.2  BENEFICIARY DESIGNATION AND CHANGE. A Participant shall designate his or
     her Beneficiary by completing and signing the Beneficiary Designation Form,
     and returning it to the Administrator. A Participant shall have the right
     to change a Beneficiary by completing, signing and otherwise complying with
     the terms of the Beneficiary Designation Form and the Administrator's rules
     and procedures, as in effect from time to time. Upon the acceptance by the
     Administrator of a new Beneficiary Designation Form, all Beneficiary
     designations previously filed by the Participant shall be canceled. The
     Administrator shall be entitled to rely on the last Beneficiary Designation
     Form filed by the Participant and accepted by the Administrator prior to
     his or her death.

                                      -10-

<PAGE>

9.3  ACKNOWLEDGMENT. No designation or change in designation of a Beneficiary
     shall be effective until received and acknowledged in writing by the
     Administrator.

9.4  NO BENEFICIARY DESIGNATION. If a Participant fails to designate a
     Beneficiary as provided above or if all designated Beneficiaries predecease
     the Participant or die prior to complete distribution of the Participant's
     benefits, then the Participant's designated Beneficiary shall be deemed to
     be his or her surviving spouse. If the Participant has no surviving spouse,
     the benefits remaining under the Plan to be paid to a Beneficiary shall be
     payable to the executor or personal representative of the Participant's
     estate.

9.5  DOUBT AS TO BENEFICIARY. If the Administrator has any doubt as to the
     proper Beneficiary to receive payments pursuant to this Plan, it shall have
     the right, exercisable in its discretion, to withhold payments until this
     matter is resolved to its satisfaction.

9.6  DISCHARGE OF OBLIGATIONS. The payment of benefits under the Plan to a
     Beneficiary shall fully and completely discharge all Employers and the
     Administrator from all further obligations under this Plan with respect to
     the Participant, and that Participant's Plan Agreement shall terminate upon
     such full payment of benefits.

                                   ARTICLE 10
                            AMENDMENT AND TERMINATION

10.1 TERMINATION OF PLAN. The Company has established the Plan with the
     expectation that it will continue the Plan indefinitely but reserves the
     right, exercisable in its absolute discretion, to terminate or suspend the
     Plan at any time. In the event of Plan termination or suspension, except as
     hereinafter provided, no additional amounts shall be credited to any
     Account pursuant to Article 3 other than positive or negative adjustments
     to reflect hypothetical investment performance under Section 3.8 and other
     than the crediting of such Elective Deferrals as to which a deferral
     election was in effect, prior to termination, for the Plan Year of
     termination and which the Administrator determines must continue to be
     given effect to comply with Section 409A. If the Plan is amended or
     terminated in accordance with the immediately preceding sentence, existing
     Accounts shall continue to be administered and paid out as though the Plan
     had not been terminated (and the Company shall have the continuing right to
     amend the Plan provisions affecting such Account, subject to Section 10.2
     below). Notwithstanding the foregoing, if permitted by Section 409A and in
     accordance with such special rules as the Administrator may establish to
     comply with Section 409A, the Company may instead provide upon termination
     of the Plan that all Accounts shall be paid out in connection with such
     termination.

10.2 AMENDMENT. The Company may, at any time, amend or modify the Plan in whole
     or in part; provided, that no amendment or modification shall be effective
     if it would cause a Participant's Account Balance, determined immediately
     after the amendment takes effect, to be lower than it was immediately
     before the amendment took effect.

10.3 PLAN AGREEMENT. Despite the provisions of this Article 10, if a
     Participant's Plan Agreement contains benefits or limitations that are not
     in this Plan document, the Employer may only amend or terminate such
     provisions with the written consent of the Participant.

                                      -11-
<PAGE>

                                   ARTICLE 11
                                 ADMINISTRATION

11.1 IN GENERAL. The term "Administrator" as used in the Plan shall mean the
     person(s), board or committee principally charged with administrative
     responsibility under the Plan, as described in Section 11.2, and its or
     their delegates to the extent of the applicable delegation. The
     Administrator shall have the discretion and authority to (i) make, amend,
     interpret, and enforce all appropriate rules and regulations for the
     administration of this Plan, (ii) determine all issues of eligibility for
     participation in or benefits under the Plan, and (iii) subject to the terms
     of any procedures established pursuant to Article 13, decide or resolve any
     and all questions including interpretations of this Plan that may arise in
     connection with the Plan. No individual who has or to whom administrative
     responsibility is delegated hereunder, or who is a member of a board or
     committee that has or to which is delegated administrative responsibility
     hereunder, shall vote or act on any matter relating solely to himself or
     herself. When making a determination or calculation, the Administrator
     shall be entitled to rely on information furnished by a Participant or the
     Company.

11.2 ADMINISTRATION UPON CHANGE IN CONTROL. Prior to the occurrence of a Change
     in Control, the Board or a committee of the Board shall (together with its
     delegates) have the responsibility to administer the Plan. Within one
     hundred and twenty (120) days following a Change in Control, the individual
     who, immediately prior to the Change in Control, was the Company's Chief
     Executive Officer or, if none, highest ranking officer (the "Ex-CEO") may
     select an independent third party (with the approval of the trustee of any
     trust that may have been established and funded to assist in the payment of
     benefits under the Plan) to assume the administrative role of the Board or
     committee of the Board; provided, that the Administrator as constituted
     prior to the Change in Control shall continue to administer the Plan until
     the earlier of (i) the date on which such independent third party is
     selected and approved, or (ii) the expiration of the one hundred and twenty
     (120) day period following the Change in Control; and further provided,
     that if an independent third party is not selected and approved within one
     hundred and twenty (120) days of such Change in Control, the Administrator
     as constituted prior to the Change in Control shall continue to administer
     the Plan. Upon and after a Change in Control, the Administrator shall have
     no power to direct (or to appoint an investment manager to direct) the
     investment of any assets that may have been set aside in trust to assist in
     the payment of benefits under the Plan. Upon and after a Change in Control
     the Company shall: (1) pay all reasonable administrative expenses and fees
     of the Administrator; (2) indemnify the Administrator against any costs,
     expenses and liabilities including, without limitation, attorney's fees and
     expenses arising in connection with the performance of the Administrator
     hereunder, except with respect to matters resulting from the gross
     negligence or willful misconduct of the Administrator or its employees or
     agents; and (3) supply full and timely information to the Administrator on
     all matters relating to the Plan, any trust established in connection with
     the Plan, the Participants and their Beneficiaries, the Account Balances of
     the Participants, the date and circumstances of the Retirement, death or
     other separation from service of the Participants, and such other pertinent
     information as the Administrator may reasonably require.

11.3 AGENTS. In the administration of this Plan, the Administrator may, from
     time to time, employ agents and delegate to them such administrative duties
     as it sees fit (including acting through a duly appointed representative)
     and may from time to time consult with counsel, who may be counsel to any
     Employer.

11.4 BINDING EFFECT OF DECISIONS. The decision or action of the Administrator
     with respect to any question arising out of or in connection with the
     administration, interpretation and application of

                                      -12-
<PAGE>

     the Plan and the rules and regulations promulgated hereunder shall be final
     and conclusive and binding upon all persons having any interest in the
     Plan.

11.5 INDEMNITY OF ADMINISTRATOR. All Employers shall indemnify and hold harmless
     the members of the Administrator (including any Employee to whom
     administrative duties are delegated) against any and all claims, losses,
     damages, expenses or liabilities arising from any action or failure to act
     with respect to this Plan, except in the case of willful misconduct.

11.6 EMPLOYER INFORMATION. To enable the Administrator to perform its functions,
     the Company and each Employer shall supply full and timely information to
     the Administrator on all matters relating to the compensation of its
     Participants, the date and circumstances of the Retirement, death or
     separation from service of its Participants, and such other pertinent
     information as the Administrator may reasonably require.

                                   ARTICLE 12
                          OTHER BENEFITS AND AGREEMENTS

The benefits provided for a Participant and Participant's Beneficiary under the
Plan are in addition to any other benefits available to such Participant under
any other plan or program for employees of the Participant's Employer. The Plan
shall supplement and shall not supersede, modify or amend any other such plan or
program except as may otherwise be expressly provided.

                                   ARTICLE 13
                                CLAIMS PROCEDURES

The Administrator shall adopt and may from time to time amend procedures for the
administration of claims and for the appeal of denied claims under the Plan, all
in accordance with Section 503 of ERISA and the regulations thereunder.

                                   ARTICLE 14
                                  MISCELLANEOUS

14.1 STATUS OF PARTICIPANTS AND BENEFICIARIES AS GENERAL CREDITORS. Participants
     and their Beneficiaries, heirs, successors and assigns shall have no legal
     or equitable rights, interests or claims in any property or assets of any
     Employer. Their rights to benefits, if any, under the Plan shall be solely
     those of unsecured general creditors of the Employer and shall be limited
     to those contractual rights expressly set forth in the Plan and/or Plan
     Agreements applicable to them.

14.2 NON-ASSIGNABILITY. No Participant nor any other person shall have any right
     to commute, sell, assign, transfer, pledge, anticipate, mortgage or
     otherwise encumber, transfer, hypothecate, alienate or convey in advance of
     actual receipt, the amounts, if any, payable hereunder, or any part
     thereof, which are, and all rights to which are expressly declared to be,
     non-assignable and non-transferable. No part of the amounts payable shall,
     prior to actual payment, be subject to seizure, attachment, garnishment or
     sequestration for the payment of any debts, judgments, alimony or separate
     maintenance owed by a Participant or any other person, be transferable by
     operation of law in the event of a Participant's or any other person's
     bankruptcy or insolvency or be transferable to a spouse as a result of a
     property settlement or otherwise.

14.3 NOT A CONTRACT OF EMPLOYMENT. The terms and conditions of this Plan shall
     not be deemed to constitute a contract of employment between any Employer
     and the Participant. Nothing in the Plan nor in any Plan Agreement shall
     limit in any way the Employer's rights to terminate any

                                      -13-
<PAGE>

     Participant. The loss of benefits or potential benefits under the Plan by
     reason of the termination of a Participant's service with the Employer
     shall not constitute an element of damages in any claim brought by the
     Participant or his or her Beneficiary(ies) against the Employer.

14.4 CAPTIONS. The captions of the articles, sections and paragraphs of this
     Plan are for convenience only and shall not control or affect the meaning
     or construction of any of its provisions.

14.5 GOVERNING LAW. Except as preempted by ERISA, the provisions of this Plan
     shall be construed and interpreted according to the internal laws of the
     Commonwealth of Massachusetts without regard to its conflicts of laws
     principles.

14.6 NOTICE. Any notice or filing required or permitted to be given to the
     Administrator or the Committee under this Plan shall be sufficient if in
     writing and hand-delivered, or sent by registered or certified mail, to the
     address below:

                    Brooks Automation, Inc.
                    Attn: Chief Financial Officer
                    15 Elizabeth Drive
                    Chelmsford, MA 01824

     Such notice shall be deemed given as of the date of delivery or, if
     delivery is made by mail, as of the date shown on the postmark on the
     receipt for registration or certification.

     Any notice or filing required or permitted to be given to a Participant
     under this Plan shall be sufficient if in writing and hand-delivered, or
     sent by mail, to the last known address of the Participant as set forth in
     the records of the Company.

14.7 SUCCESSORS. The provisions of this Plan shall bind and inure to the benefit
     of the Company and other Employer and their successors and assigns, and on
     the Participant and the Participant's designated Beneficiaries. By
     executing and delivering a Plan Agreement, a Participant agrees on his or
     her own behalf and on behalf of all Beneficiaries to be bound by the terms
     of the Plan and the Plan Agreement.

14.8 INVALIDITY. In case any provision of this Plan shall be illegal or invalid
     for any reason, said illegality or invalidity shall not affect the
     remaining parts hereof, but this Plan shall be construed and enforced as if
     such illegal or invalid provision had never been inserted herein.

14.9 INCOMPETENTS. If the Administrator determines in its discretion that a
     benefit under this Plan is to be paid to a minor, a person declared
     incompetent or to a person incapable of handling the disposition of that
     person's property, the Administrator may direct payment of such benefit to
     the guardian, legal representative or person having the care and custody of
     such minor, incompetent or incapable person. The Administrator may require
     such documents and other information as it deems necessary or appropriate
     to administer the foregoing provisions. Any payment of a benefit shall be a
     payment for the account of the Participant or the Participant's
     Beneficiary, as the case may be, and shall be a complete discharge of any
     liability under the Plan for such payment.

14.10 DISTRIBUTION IN THE EVENT OF INCOME INCLUSION UNDER 409A. If any portion
     of a Participant's Account Balance under this Plan is required to be
     included in income by the Participant prior to receipt owing to a failure
     of this Plan to meet the requirements of Section 409A, the Participant may
     petition the Administrator for a distribution of that portion of his or her
     Account Balance that is required to be included in his or her income. Upon
     the grant of such a petition, which grant shall not be unreasonably
     withheld, the Participant's Employer shall distribute to the Participant
     immediately available funds in an amount equal to the lesser of (i) the
     portion of his

                                      -14-
<PAGE>

     or her Account Balance required to be included in income as a result of the
     failure of the Plan to meet the requirements of Section 409A, or (ii) the
     unpaid vested Account Balance.

14.11 DEDUCTION LIMITATION ON BENEFIT PAYMENTS. If the Company reasonably
     anticipates that the Employer's deduction with respect to any distribution
     from this Plan would be limited or eliminated by application of Code
     Section 162(m), then payment shall be delayed to the extent deemed
     necessary by the Administrator to ensure that the entire amount of any
     distribution from this Plan is deductible. The delayed amounts, adjusted
     pursuant to Section 3.8, shall be distributed to the Participant (or his or
     her Beneficiary in the event of the Participant's death) at the earliest
     date the Employer reasonably anticipates that the deduction of the payment
     of the amount will not be limited or eliminated by application of Code
     Section 162(m) or, if earlier, by the close of the calendar year in which
     the Participant separates from service.

14.12 EFFECT OF RESTATEMENT. The provisions of the Plan as set forth herein
     represent the amendment and restatement of the Plan effective June 20,
     2006.

14.13 COMPLIANCE WITH SECTION 409A GENERALLY. The Administrator may deviate from
     the express terms of the Plan or any Plan Agreement if it determines such
     deviation to be necessary to comply with the requirements of Section 409A.
     The Administrator may also, notwithstanding the otherwise applicable
     restrictions on elections and payment under the Plan, establish
     opportunities for Participants and Beneficiaries to make any special
     elections permitted under the transition rules under Section 409A.

IN WITNESS WHEREOF, the Company has signed this amended and restated Plan
document as of ___________________, 2006.

                                        Brooks Automation, Inc., a Delaware
                                        corporation

                                        By:
                                            ------------------------------------
                                        Title:
                                               ---------------------------------

                                      -15-

<PAGE>

                                   APPENDIX A

                                Change in Control

For purposes of the Plan, the term "Change in Control" means the occurrence of
any of the events described in subsections (i), (ii), (iii) or (iv) below:

     (i) Any Person acquires beneficial ownership (within the meaning of Rule
13d-3 promulgated under the Exchange Act) of thirty-five (35%) percent or more
of either (x) the then outstanding shares of common stock of the Company (the
"Outstanding Company Common Stock") or (y) the combined voting power of the then
outstanding voting securities of the Company entitled to vote generally in the
election of directors (the "Outstanding Company Voting Securities"); provided,
that for purposes of this subsection (i) the following acquisitions shall not
constitute a Change in Control: (I) any acquisition directly from the Company,
(II) any acquisition by the Company, (III) any acquisition by an employee
benefit plan (or related trust) sponsored or maintained by the Employer, or (IV)
any Business Combination (but except as provided in subsection (iii) below a
Business Combination may nevertheless constitute a Change in Control under
subsection (iii)); and provided further, that an acquisition by a Person of
thirty-five percent (35%) percent or more but less than fifty (50%) percent of
the Outstanding Company Common Stock or of the combined voting power of the
Outstanding Company Voting Securities shall not constitute a Change in Control
under this subsection (i) if within fifteen (15) days of the Board's being
advised that such ownership level has been reached, a majority of the "Incumbent
Directors" (as hereinafter defined) then in office adopt a resolution approving
the acquisition of that level of securities ownership by such Person; or

     (ii) Individuals who, as of March 23, 2006, constituted the Board (the
"Incumbent Directors") cease for any reason to constitute at least a majority of
the Board; provided, that any individual who becomes a member of the Board
subsequent to March 23, 2006 and whose election or nomination for election was
approved by a vote of at least two-thirds of the Incumbent Directors shall be
treated as an Incumbent Director unless he or she assumed office as a result of
an actual or threatened election contest with respect to the election or removal
of directors; or

     (iii) There is consummated a reorganization, merger or consolidation
involving the Company, or a sale or other disposition of all or substantially
all of the assets of the Company (a "Business Combination"), in each case
unless, following such Business Combination, (x) the Persons who were the
beneficial owners, respectively, of the Outstanding Company Common Stock and of
the combined voting power of the Outstanding Company Voting Securities
immediately prior to the Business Combination beneficially own, directly or
indirectly, more than 50% of, respectively, the then outstanding shares of
common stock and the combined voting power of the then outstanding voting
securities entitled to vote generally in the election of directors, as the case
may be, of the entity resulting from such Business Combination in substantially
the same proportions as their ownership immediately prior to such Business
Combination of the Outstanding Company Common Stock and of the combined voting
power of the Outstanding Company Voting Securities, as the case may be, (y)
unless in connection with such Business Combination a majority of the Incumbent
Directors then in office determine that this clause (iii)(y) does not apply to
such Business Combination, no Person (excluding any entity resulting from such
Business Combination or any employee benefit plan (or related trust) of the
Employer or of such corporation resulting from such Business Combination)
beneficially owns, directly or indirectly, thirty-five (35%) percent or more of,
respectively, the then outstanding shares of common stock of the corporation
resulting from such Business Combination or the combined voting

                                      -16-

<PAGE>

power of the then outstanding voting securities of such corporation entitled to
vote generally in the election of directors, except to the extent that such
ownership existed prior to the Business Combination and (z) at least a majority
of the members of the Board resulting from such Business Combination were
Incumbent Directors at the time of the execution of the initial agreement, or of
the action of the Board, providing for such Business Combination; or

     (iv) The stockholders of the Company approve a complete liquidation or
dissolution of the Company;

provided, that if any payment or benefit payable hereunder upon or following a
Change in Control (as defined herein) would be required to comply with the
limitations of Section 409A(a)(2)(A)(v) of the Code and the guidance thereunder
in order to avoid an additional tax under Section 409A of the Code, such payment
or benefit shall be made only if such Change in Control constitutes a change in
ownership or control of the Company, or a change in ownership of the Company's
assets, described in IRS Notice 2005-1, the proposed regulations under Section
409A of the Code, or any successor guidance.

For purposes of this Appendix A, "Person" means any individual, entity or other
person, including a group within the meaning of Sections 13(d) or 14(d)(2) of
the Exchange Act; and "Exchange Act" means the Securities Exchange Act of 1934,
as amended.

                                      -17-<PAGE>

                                                                   Exhibit 10.31

                               AMENDMENT TO LEASE

     THIS AMENDMENT TO LEASE (this "AMENDMENT") is entered into as of the 24th
day of July, 2000, by and between BCIA NEW ENGLAND HOLDINGS LLC, a Delaware
limited liability company with an address of One Boston Place, Boston,
Massachusetts 02108-4406 ("LANDLORD") and PRI AUTOMATION, INC., a Massachusetts
corporation, formerly known as Precision Robots, Inc., with an address of 805
Middlesex Turnpike, Billerica, Massachusetts 01821 ("TENANT").

                                    RECITALS

A.   Landlord is the owner of certain real property located and known as 805
     Middlesex Turnpike, Billerica, Massachusetts (the "LOT") and the building
     thereon (the "BUILDING") (the Lot, together with the Building and all other
     improvements thereon, are hereinafter collectively referred to as the
     "PREMISES");

B.   Reference is made to that certain lease dated as of May 5, 1994 entered
     into between The Prudential Insurance Company of America, as predecessor in
     interest to Landlord, as landlord (the "ORIGINAL Landlord"), and Precision
     Robots, Inc., as tenant, with respect to the Premises;

C.   Landlord is the current owner of the Premises and the current holder of the
     landlord's interest under the Lease, and Tenant is the current holder of
     the tenant's interest under the Lease;

D.   Pursuant to the Lease, Tenant has been, and is now, in occupancy of the
     Premises;

E.   Pursuant to the Lease, the term thereof is set to expire on July 31, 2001;

F.   Landlord and Tenant desire to amend the Lease in order to, among other
     things, extend the term of the Lease upon the terms and conditions set
     forth herein;

     NOW THEREFORE, for valuable consideration, the receipt and sufficiency of
which is hereby mutually acknowledged, Landlord and Tenant hereby agree as
follows:

                                   AGREEMENTS

     1.   CAPITALIZED TERMS. Each capitalized term appearing but not defined
          herein shall have the meaning, if any, ascribed to such term in the
          Lease.

     2.   RECITALS. The recitals above set forth are true and complete and are
          incorporated herein by reference.

<PAGE>

     3.   AMENDMENTS. As of the date hereof, the Lease is amended as follows:

          a.   LANDLORD. Throughout the Lease, the words "The Prudential
               Insurance Company of America" are hereby deleted and the words
               "BCIA New England Holdings LLC, a Delaware limited liability
               company" are hereby inserted in lieu thereof.

          b.   TENANT. Throughout the Lease, the words "Precision Robots, Inc."
               are hereby deleted and the words "PRI Automation, Inc., a
               Massachusetts corporation" are hereby inserted in lieu thereof.

          c.   REFERENCE DATA. In Exhibit 1 to the Lease (REFERENCE DATA):

               (i)  In the section thereof in which the term "Premises" is
                    defined, the words "consisting of 122,342 square feet (SF)"
                    are hereby deleted and the words "agreed to contain 122,342
                    square feet (SF)" are hereby inserted in lieu thereof.

               (ii) In the section thereof in which the term "Term" is defined,
                    the words "Seven (7) years" are hereby deleted and the words
                    "Seventeen (17) years" are hereby inserted in lieu thereof.

               (iii) In the section thereof in which the term "Rent" is defined,
                    the following language is hereby inserted at the end
                    thereof:

<TABLE>
<S>                                    <C>                    <C>
"Year 8 $19.50 per SF Net, Net, Net,   $2,385,669 per year;   $198,805.75 per month
Year 9 $19.50 per SF Net, Net, Net,    $2,385,669 per year;   $198,805.75 per month
Year 10 $19.50 per SF Net, Net, Net,   $2,385,669 per year;   $198,805.75 per month
Year 11 $19.50 per SF Net, Net, Net,   $2,385,669 per year;   $198,805.75 per month
Year 12 $19.50 per SF Net, Net, Net,   $2,385,669 per year;   $198,805.75 per month
Year 13 $23.50 per SF Net, Net, Net,   $2,875,037 per year;   $239,586.42 per month
Year 14 $23.50 per SF Net, Net, Net,   $2,875,037 per year;   $239,586.42 per month
Year 15 $23.50 per SF Net, Net, Net,   $2,875,037 per year;   $239,586.42 per month
Year 16 $23.50 per SF Net, Net, Net,   $2,875,037 per year;   $239,586.42 per month
Year 17 $23.50 per SF Net, Net, Net,   $2,875,037 per year;   $239,586.42 per month"
</TABLE>

          d.   EXPIRATION DATE. In ARTICLE I of the Lease (TERM), in the third
               (3rd) line of the first (1st) paragraph thereof, the date "July
               31, 2001" is hereby deleted and the date "July 31, 2011" is
               hereby inserted in lieu thereof.

          e.   TAXES. In ARTICLE II of the Lease (PAYMENT OF RENT), in Section
               2.2 thereof (Taxes), the second and third sentences thereof are
               hereby

                                                                               2

<PAGE>

               deleted effective as of August 1, 2000 and the following
               sentences are hereby inserted in place thereof as of such date:

               "Estimated payments by Tenant on account of Taxes shall be made
               on the first day of each and every calendar month during the Term
               of this Lease, in the fashion herein provided for the payment of
               fixed rent. The monthly amount so to be paid to Landlord shall be
               sufficient to provide Landlord by the time real estate tax
               payments are due with a sum equal to Tenant's required payment,
               as reasonably estimated by Landlord from time to time, on account
               of Taxes for the then current Tax Year as hereinafter defined.
               "Tax Year" shall mean a twelve (12) month period commencing on
               July 1 and falling wholly or partially within the Term. Once
               annually, Landlord shall advise Tenant of the amount of the tax
               bills for the prior Tax Year and the computation of Tenant's
               payment on account thereof. If estimated payments theretofore
               made by Tenant for the Tax Year covered by such bills exceed the
               required payment on account thereof for such Tax Year, Landlord
               shall credit the amount of overpayment against subsequent
               obligations of Tenant on account of Taxes (or promptly refund
               such overpayment if the Term of this Lease has ended and Tenant
               has no further obligation to Landlord); but if the required
               payments on account thereof for such Tax Year are greater than
               estimated payments theretofore made on account thereof for such
               Tax Year, Tenant shall pay the difference to Landlord as
               additional rent within thirty (30) days after being so advised by
               Landlord in writing, and the obligation to make such payment for
               any period within the Term shall survive the expiration or
               earlier termination of the Term."

          f.   INSURANCE. In ARTICLE II of the Lease (PAYMENT OF RENT), in
               Section 2.2.3 thereof (Insurance), the following shall be added
               to the end of the first sentence thereof:

               "; provided, however, that from and after August 1, 2000, Tenant
               shall provide Comprehensive Liability Insurance indemnifying
               Landlord and Tenant against all claims and demands for any injury
               to person or property which may be claimed to have occurred on
               the Premises or at the Property as follows: $5,000,000.00 per
               occurrence/$10,000,000.00 aggregate (combined single limit) for
               property damage, bodily injury or death."

          g.   UTILITIES. Section 2.3 of the Lease is hereby deleted and the
               following is hereby inserted in its place: "2.3 UTILITIES Tenant
               agrees to pay directly to the utility companies providing
               utilities to the Premises all charges for utilities consumed at
               the Premises, including without limitation, gas, electricity, and
               water and sewer charges."

                                                                               3

<PAGE>

          h.   ADDITIONAL COVENANTS. In ARTICLE III of the Lease (ADDITIONAL
               COVENANTS OF TENANT):

               (i)  In Section 3.1.2 thereof, (A) the first sentence thereof is
                    hereby amended to insert the words: "the roof and" before
                    the word "both", (B) in the fourth sentence thereof, the
                    phrase "make all repairs to the Building" is hereby replaced
                    by the phrase: "make all repairs and replacements to the
                    Premises except the Landlord's Repair Obligations, as
                    defined below," and (C) the last sentence thereof is hereby
                    deleted and replaced with the following:

                    "Notwithstanding anything to the contrary herein contained,
                    except as otherwise provided in this Lease, Landlord agrees
                    to perform the following ("Landlord's Repair Obligations"):
                    (a) to keep in good order, condition and repair the
                    Structure, as defined below, of the Building and (b) to
                    replace the roof of the Building and the HVAC system of the
                    Building when and if required in Landlord's sole reasonable
                    judgment. If, during the Term of this Lease, Landlord shall
                    make a capital expenditure for replacement of the HVAC
                    system of the Building, then, (1) to the extent that any
                    individual capital expenditure for such purpose shall be
                    less than $25,000.00 or any set of capital expenditures for
                    such purpose shall be less than $50,000.00 in any calendar
                    year, Tenant shall pay to Landlord the amount thereof as
                    additional rent hereunder within thirty (30) days of written
                    notice thereof and (2) to the extent that any individual
                    capital expenditure for such purpose shall exceed $25,000.00
                    or any set of capital expenditures for such purpose shall
                    exceed $50,000.00 in any calendar year, Tenant shall pay to
                    Landlord as additional rent hereunder, in equal monthly
                    installments for the remainder of the Term, from and after
                    the date of such expenditure(s), an amount for each such
                    calendar year equal to the annual charge-off of such capital
                    expenditure. Annual charge-off shall be determined by
                    dividing the original capital expenditure or expenditures
                    PLUS an interest factor, reasonably determined by Landlord,
                    as being the greater of (a) the per annum interest rate then
                    being charged for long-term mortgages by institutional
                    lenders on like properties within the locality in which the
                    Property is located or (b) twelve percent (12%) per annum,
                    by the number of years of useful life of the capital
                    expenditure or expenditures; and the useful life shall be
                    determined reasonably by Landlord in accordance with
                    generally accepted accounting principles and practices in
                    effect at the time of making such expenditure or
                    expenditures. As used herein the term "Structure" means the
                    load bearing portions of the walls, columns, beams, concrete
                    slab, footings, and structural beams of the roof, in each
                    case necessary to preserve the load bearing capacity
                    thereof, and the outer facade of the outer walls
                    (specifically excluding all windows, window casings, glass,
                    and doors)."

                                                                               4

<PAGE>

               (ii) The following is hereby inserted at the end of Section 3.3:
                    "If Tenant assigns this Lease or sublets or otherwise
                    permits occupancy of the Premises or any portion thereof and
                    Landlord consents to the same, Tenant shall pay to Landlord
                    as additional rent, fifty percent (50%) of the amount, if
                    any, by which (a) any and all compensation received by
                    Tenant as a result of such assignment or sublease, or other
                    occupancy, net of reasonable expenses actually incurred by
                    Tenant in connection with such assignment or sublease or
                    other occupancy (with fit-up costs and brokerage fees being
                    amortized without interest over the remaining Term (or, with
                    respect to fit-up costs, the useful life thereof, if greater
                    than the remaining Term) and with such amortization and such
                    excess payments being recalculated upon any extension or
                    renewal of the Term hereof) exceeds (b) in the case of an
                    assignment, the Rent under this Lease, and in the case of a
                    sublease or other occupancy, the portion of the Rent
                    allocable to the portion of the Premises subject to such
                    subletting or other occupancy. Such payments shall be made
                    on the date the corresponding payments under this Lease are
                    due."

          i.   RIGHTS OF MORTGAGEES. In ARTICLE VII of the Lease
               (MISCELLANEOUS), Section 7.2 thereof is hereby amended and
               restated to read in its entirety as follows:

     7.2  RIGHTS OF MORTGAGEES.

          7.2.1 GENERAL. Provided Tenant receives a fully-executed original of
               the SNDA, as defined below, or a similar instrument reasonably
               acceptable to Tenant, this Lease shall be subject and subordinate
               to the lien and terms of any mortgage, deed of trust or ground

               lease or similar encumbrance (collectively, a "Mortgage", and the
               holder thereof from time to time the "Holder") from time to time
               encumbering the Premises, whether executed and delivered prior to
               or subsequent to the date of this Lease; provided, however, that
               the Holder may at any time elect to subordinate the lien and
               terms of any such Mortgage to this Lease. If this Lease is
               subordinate to any Mortgage and the Holder or any other party
               shall succeed to the interest of Landlord pursuant to the
               Mortgage (such Holder or other party, a "Successor"), Tenant
               shall attorn to the Holder or Successor and this Lease shall
               continue in full force and effect between the Holder or Successor
               and Tenant. Tenant agrees to execute such instruments of
               subordination or attornment in confirmation of the foregoing
               agreement as the Holder or Successor reasonably may request. With
               respect to each Mortgage encumbering the Premises from time to
               time during the Term, Tenant agrees to execute a subordination,
               non-disturbance and attornment agreement ("SNDA") in
               substantially the form attached hereto as EXHIBIT C, and Landlord
               shall cause the current Holder of

                                                                               5

<PAGE>

               the current Mortgage, and make reasonable efforts to cause any
               future Holder of any future Mortgage, to execute same, and upon
               any such execution Landlord shall deliver such executed SNDA to
               Tenant.

          7.2.2 ASSIGNMENT OF RENTS AND TRANSFER OF TITLE. With reference to any
               assignment by Landlord of Landlord's interest in this Lease, or
               the rents payable hereunder, conditional in nature or otherwise,
               which assignment is made to the Holder of a Mortgage on property
               which includes the Premises, Tenant agrees that the execution
               thereof by Landlord, and the acceptance thereof by the Holder of
               such Mortgage shall never be treated as an assumption by such
               Holder of any of the obligations of Landlord hereunder unless
               such Holder shall, by notice sent to Tenant, specifically
               otherwise elect and, except as aforesaid, such Holder shall be
               treated as having assumed Landlord's obligations hereunder only
               upon foreclosure of such Holder's Mortgage and the taking of
               possession of the Premises.

               (a)  In no event shall the acquisition of Landlord's interest in
                    the Premises by a purchaser which, simultaneously therewith,
                    leases Landlord's entire interest in the Premises back to
                    the seller thereof be treated as an assumption by operation
                    of law or otherwise, of Landlord's obligations hereunder,
                    but Tenant shall look solely to such seller-lessee, and its
                    successors from time to time in title, for performance of
                    Landlord's obligations hereunder. In any such event, this
                    Lease shall be subject and subordinate to the lease to such
                    purchaser. For all purposes, such seller-lessee, and its
                    successors in title, shall be the Landlord hereunder unless
                    and until Landlord's position shall have been assumed by
                    such purchaser-lessor. Landlord shall, however, make
                    reasonable efforts to cause such purchaser-lessor to execute
                    an SNDA with Tenant substantially in the form of EXHIBIT C
                    hereto, and upon any such execution Landlord shall deliver
                    such executed SNDA to Tenant.

               (b)  Except as provided in subsection (a) above, in the event of
                    any transfer of title to the Premises by Landlord, Landlord
                    shall thereafter be entirely freed and relieved from the
                    performance and observance of all covenants and obligations
                    hereunder which accrue after the date of such transfer.

          7.2.3 NOTICE TO MORTGAGEE. After receiving written notice from
               Landlord of any Holder of a Mortgage which includes the Premises,
               no

                                                                               6

<PAGE>

               notice from Tenant to Landlord alleging any default by Landlord
               shall be effective unless and until a copy of the same is given
               to such Holder (provided Tenant shall have been furnished with
               the name and address of such Holder), and the curing of any of
               Landlord's defaults by such Holder shall be treated as
               performance by Landlord.

          j.   TENANT'S PREPARATION OF PREMISES. In ARTICLE VIII of the Lease
               (LEASEHOLD IMPROVEMENTS):

               (i)  In the last paragraph of Section 8.1 of the Lease
                    (Landlord's Work), the $75,000 payment thereunder shall only
                    be due and payable by Tenant if (a) Tenant is in default
                    under the Lease beyond all applicable notice and cure
                    periods, if any, and (b) Landlord exercises any of its
                    remedies as set forth in Article V.

               (ii) Section 8.2 (Tenant's Preparation of the Premises) is hereby
                    amended to insert the following language at the end of the
                    first paragraph thereof: "The foregoing provisions of this
                    Section 8.2 shall be applicable to Tenant's initial fit up
                    of the Premises at the commencement of the Term. Commencing
                    on August 1, 2000, Landlord shall provide Tenant with a
                    second leasehold improvement allowance (the "Second
                    Leasehold Improvement Allowance") of an amount not to exceed
                    $428,197.00 in the aggregate for painting, carpeting,
                    reconfiguring architecture, engineering and other costs
                    within thirty (30) days of presentation of invoices to
                    Landlord in reasonable detail. Any of the Second Leasehold
                    Improvement Allowance for which disbursement requests have
                    not been made by December 31, 2001 shall be forfeited by
                    Tenant and Landlord shall have no further obligation with
                    respect thereto.

               (iii) The following is hereby inserted into the Lease as a new
                    Section 8.5:

                    "8.5 (Minor Alterations)

                    Notwithstanding any provision of this Lease to the contrary,
                    without the consent of Landlord, Tenant shall have the right
                    to make alterations to the interior of the Building so long
                    as (a) the cost of the same does not exceed $25,000 in any
                    calendar year, (b) the same does not adversely affect any
                    building system or the Structure of the Building."

               (iv) The following is hereby inserted as a new Section 8.6:

                    "8.6 (Reseal/Restripe)

                                                                               7

<PAGE>

                    Landlord agrees to use reasonable efforts to reseal and
                    restripe the Parking Lot adjoining the Building on or before
                    December 31, 2000 or if Landlord is unable to do so, then as
                    soon thereafter as is reasonably practicable."

          k.   NOTICES. ARTICLE IX of the Lease (NOTICES) is hereby amended as
               follows:

               (1)  to change the provision for notice to Landlord to the
                    following: "All notices for Landlord shall be addressed to
                    Landlord c/o Boston Capital Institutional Advisors LLC, One
                    Boston Place, Boston, Massachusetts 02108-4406, Attn: Karl
                    W. Weller, Managing Director, with a copy to Michael F.
                    Burke, Esq., Peabody & Arnold LLP, 50 Rowes Wharf, Boston,
                    Massachusetts 02110, or at such other place as may be
                    designated in written notice to Tenant"; and

               (2)  to delete the last sentence thereof and insert the following
                    in its place: "Unless otherwise directed in writing, all
                    rents shall be payable to Landlord c/o Fleet Lock Box,
                    Boston Capital, Box 31130, 99 Founder's Plaza, Hartford, CT
                    06150 or at such other place as Landlord shall from time to
                    time designate by notice to Tenant."

          l.   OPTION TO EXTEND. The following language is hereby inserted into
               the Lease as Article XIII:

                                  "ARTICLE XIII

                                OPTION TO EXTEND

     13.1 Provided that Tenant is not then in default hereunder beyond
          applicable cure periods, if any, Tenant shall have the option (the
          "Extension Option") to extend the Term of this Lease for an additional
          period of five (5) years commencing on August 1, 2011 and expiring on
          July 31, 2016 (the "Extension Term"). The Extension Option may be
          exercised by Tenant delivering to Landlord written notice thereof (the
          "Tenant Extension Notice") not earlier than February 1, 2010 and not
          later than July 31, 2010. The Extension Term shall be upon all of the
          same terms, covenants and conditions of this Lease as are in effect
          upon Tenant's exercise of such Extension Option, except (i) as to
          Annual Fixed Rent, which shall be determined as set forth below, and
          (ii) that Tenant shall have no further extension rights unless
          otherwise agreed to in writing by Landlord.

               Notwithstanding any provision herein to the contrary, the
          Extension Option shall be null and void upon the occurrence of any of
          the following events: (i) Tenant's failure to exercise the Extension
          Option within the aforementioned time period in accordance with the
          provisions set forth herein, or (ii) Tenant assigning its interest in
          this Lease, or (iii)

                                                                               8

<PAGE>

          Tenant at the time of such exercise having subleases in effect which
          total more than 25% of the square footage in the Building.

     13.2 If Tenant exercises the Extension Option as provided in Section 13.1
          above, then the annual fixed rental (Rent), as described in Section
          2.1 of this Lease and in Exhibit 1 to this Lease, for the Extension
          Term shall be the greater of (i) $2,875,037 or (ii) the Fair Market
          Rent. As used herein, the term "Fair Market Rent" means the Annual
          Fixed Rent as determined: (i) by agreement between Landlord and
          Tenant, negotiating in good faith, no later than thirty (30) days
          after Tenant's timely exercise of the Extension Option, or (ii) if
          Landlord and Tenant shall not have agreed upon the Fair Market Rent by
          said date as aforesaid (an "Impasse"), then Fair Market Rent for the
          Extension Term shall be fixed by means of an Appraisers' Determination
          as defined below.

     13.3 The term "Appraisers' Determination" refers to the following
          procedures and requirements:

          If an Impasse, as defined in Section 13.2 of this Lease, occurs, then,
          for the purpose of fixing the Fair Market Rent for the Extension Term,
          Landlord and Tenant shall agree upon an appraiser who shall be a
          member of the M.A.I. or Counselors of Real Estate (CRE) (or successor
          professional organizations) and shall have at least ten (10) years
          experience appraising rental values of comparable properties in the
          greater Boston market area.

          If Landlord and Tenant are not able to agree upon an appraiser by the
          date which is ten (10) days after such an Impasse (the "Appraiser
          Selection Deadline"), each of Landlord and Tenant shall, within ten
          (10) additional days, that is, by the date which is twenty (20) days
          after an Impasse, select an appraiser with the foregoing
          qualifications whereupon each of said appraisers shall, within five
          (5) days of their selection hereunder, select a third appraiser with
          the foregoing qualifications. The Fair Market Rent for the Extension
          Term shall thereafter be determined to be the amount equal to the
          average of the two appraisals which are closest in dollar amount to
          each other except that if all three appraisals are apart in equal
          amounts, then the appraisal which falls in the middle shall be the
          Fair Market Rent for the Extension Term. If either party fails to
          select an appraiser by the Appraiser Selection Deadline, then the
          appraiser selected by the other party, if selected by the Appraiser
          Selection Deadline, shall be the sole appraiser. Landlord and Tenant
          shall share equally the expense of any and all appraisers. The
          appraiser(s) shall be obligated to make a determination of Fair Market
          Rent within thirty (30) days of the appointment of either the single
          appraiser (if only one) and within thirty (30) days of the appointment
          of the third appraiser (if three are so appointed). In determining the
          Fair Market Rent for the Extension Term, the appraisers shall
          consider, among other things, the then current arms length basic rent

                                                                               9

<PAGE>

          being charged to tenants for comparable properties in the greater
          Boston market area. The appraisers shall not have the right to modify
          any provision of this Lease and shall only determine the Fair Market
          Rent which shall constitute the annual fixed rent (Rent) under this
          Lease for the Extension Term.

          m.   EXHIBIT C attached to this Amendment is hereby inserted into the
               Lease as EXHIBIT C thereto.

4.   BROKERS. Landlord and Tenant each represent that there are no brokers
     involved with respect to this Amendment other than Meredith & Grew
     Incorporated and Spaulding & Slye/Colliers and each party agrees to
     indemnify, defend and hold harmless the other with respect to any other
     broker in connection herewith. Landlord shall be responsible for any
     commission due to Meredith & Grew Incorporated and Spaulding &
     Slye/Colliers with respect to the transaction contemplated by this
     Amendment.

5.   EFFECTIVE DATE. The parties agree that this Amendment shall be effective
     from and after the date hereof and not to any period of time prior thereto.
     To the extent this Amendment contains language which purports to amend the
     Lease with respect to periods of time prior to the date hereof, such
     language is for clarification purposes only and shall not be deemed to
     change the obligations of the parties with respect thereto. In no event
     shall this Amendment be construed to impose any liability on Landlord for
     any period of time preceding its ownership of the Premises.

6.   RATIFICATION OF LEASE PROVISIONS. Except as otherwise expressly amended,
     modified and provided for in this Amendment, Tenant hereby ratifies all of
     the provisions, covenants and conditions of the Lease, and such provisions,
     covenants and conditions shall be deemed to be incorporated herein and made
     a part hereof and shall continue in full force and effect.

7.   ENTIRE AMENDMENT. This Amendment contains all the agreements of the parties
     with respect to the subject matter hereof and supersedes all prior dealings
     between the parties with respect to such subject matter.

8.   BINDING AMENDMENT. This Amendment shall be binding upon, and shall inure to
     the benefit of the parties hereto, and their respective successors and
     assigns.

9.   GOVERNING LAW. This Amendment shall be governed by the law of the state in
     which the Premises is located and the parties hereby submit to the
     jurisdiction of such state.

10.  SEVERABILITY. If any clause or provision of this Amendment is or should
     ever be held to be illegal, invalid or unenforceable under any present or
     future law applicable to the terms hereof, then and in that event, it is
     the intention of the parties hereto that the remainder of this Amendment
     shall not be affected thereby, and that in lieu of each such clause or
     provision of this Amendment that is illegal, invalid or unenforceable, such
     clause or provision shall be judicially construed and interpreted to be as
     similar in substance and content to such illegal,

                                                                              10

<PAGE>

     invalid or unenforceable clause or provision, as the context thereof would
     reasonably suggest, so as to thereafter be legal, valid and enforceable.

11.  NO RESERVATION. Submission of this Amendment for examination or signature
     is without prejudice and does not constitute a reservation, option or
     offer, and this Amendment shall not be effective until execution and
     delivery by all parties.

12.  COUNTERPARTS. This Amendment may be executed simultaneously in two or more
     counterparts, each of which shall be deemed an original, but all of which
     together shall constitute one and the same instrument.

              [The Remainder of this Page Intentionally Left Blank]

                                                                              11

<PAGE>

     IN WITNESS WHEREOF, the parties hereto have executed this Amendment under
seal as of the date and year first above written.

                                      LANDLORD:

                                      BCIA NEW ENGLAND HOLDINGS LLC, a Delaware
                                      limited liability company

                                      By: BCIA NEW ENGLAND HOLDINGS MASTER LLC,
                                          a Delaware limited liability company,
                                          its Manager

                                      By: BCIA NEW ENGLAND HOLDINGS MANAGER LLC,
                                          a Delaware limited liability company,
                                          its Manager

                                      By: BCIA NEW ENGLAND HOLDINGS MANAGER
                                          CORP., a Delaware corporation,
                                          its Manager

                                      By: /s/ Karl W. Weller
                                          --------------------------------------
                                      Name: Karl W. Weller
                                      Title: EVP

                                      TENANT:

                                      PRI AUTOMATION, INC.,
                                      a Massachusetts corporation

                                      By: /s/ Cosmo S. Trapani
                                          --------------------------------------
                                      Name: Cosmo S. Trapani
                                      Title: VP & CFO

                                                                              12

<PAGE>

                                    EXHIBIT C

          Form of Subordination, Non-Disturbance and Attornment Agreement THIS
AGREEMENT is made and entered into as of the _____ day of _________, _____ by
and between THE CHASE MANHATTAN BANK, as Trustee under that certain Pooling and
Servicing Agreement dated as of November 1, 1999 for Certificateholders of the
Office Finance Corp Commercial Mortgage Pass-Through Certificates Series
1999-FL1 ("MORTGAGEE"), and Power-One, Inc., a Delaware corporation ("LESSEE").

                                    RECITALS:

     A. Mortgagee has made a loan (the "LOAN") to BCIA New England Holdings LLC,
a Delaware limited liability company ("BORROWER"), secured by the Borrower's
interest in the real property known and numbered 805 Middlesex Turnpike,
Billerica, Massachusetts, and more particularly described in EXHIBIT A attached
hereto and incorporated herein by reference (said real property and improvements
being herein called the "PROJECT"), such Loan being secured by a Mortgage,
Assignment of Leases and Rents, Security Agreement and Fixture Filing dated
_________________ (the "MORTGAGE"), and recorded with the _____________ Registry
of Deeds in Book ____, Page ___, which Mortgage constitutes a lien or
encumbrance on the Project; and

     B. Lessee is the holder of a leasehold estate in and to the Project (the
"DEMISED PREMISES"), under that Lease Agreement (the "LEASE") dated
_______________, 2000, executed by Borrower, as Landlord (Borrower being
sometimes hereinafter called "LESSOR"), and Lessee, as Tenant; and

     C. Lessee and Mortgagee desire to confirm their understandings with respect
to the Lease and the Mortgage.

                                   AGREEMENT:

     NOW, THEREFORE, in consideration of the foregoing and the mutual covenants
and agreements herein contained, Lessee and Mortgagee agree and covenant as
follows:

          1. NON-DISTURBANCE. Mortgagee agrees that it will not disturb the
possession of Lessee under the Lease upon any judicial or non-judicial
foreclosure of the Mortgage or upon acquiring title to the Project by
deed-in-lieu of foreclosure, or otherwise, if the Lease is in full force and
effect and Lessee is not then in default under the Lease, and that Mortgagee
will accept the attornment of Lessee thereafter so long as Lessee is not in
default under the Lease.

          2. ATTORNMENT. If the interests of Lessor in and to the Demised
Premises are owned by Mortgagee by reason of any deed-in-lieu of foreclosure,
judicial foreclosure, sale pursuant to any power of sale or other proceedings
brought by it or by any other manner, including, but not limited to, Mortgagee's
exercise of its rights under any assignment of leases and rents, and Mortgagee
succeeds to the interest of Lessor under the Lease, Lessee shall be bound to
Mortgagee under all of the terms, covenants and conditions of the Lease for the
balance of the term thereof remaining and any extension thereof duly exercised
by Lessee with the same

                                                                              13

<PAGE>

force and effect as if Mortgagee were the Lessor under the Lease; and Lessee
does hereby attorn to Mortgagee, as its lessor, said attornment to be effective
and self-operative, without the execution of any further instruments on the part
of any of the parties hereto, immediately upon Mortgagee's succeeding to the
interest of Lessor under the Lease; provided, however, that Lessee shall be
under no obligation to pay rent to Mortgagee until Lessee receives written
notice from Mortgagee that Mortgagee has succeeded to the interest of the Lessor
under the Lease or otherwise has the right to receive such rents. The respective
rights and obligations of Lessee and Mortgagee upon such attornment, to the
extent of the then remaining balance of the term of the Lease, shall be and are
the same as now set forth therein, it being the intention of the parties hereto
for this purpose to incorporate the Lease in this Agreement by reference, with
the same force and effect as if set forth in full herein.

          3. MORTGAGEE'S OBLIGATIONS. If Mortgagee shall succeed to the interest
of Lessor under the Lease, Mortgagee, subject to the last sentence of this
Paragraph 3, shall be bound to Lessee under all of the terms, covenants and
conditions of the Lease; provided, however, that Mortgagee shall not be:

               (a) Liable for any act or omission of any prior lessor (including
     Lessor); or

               (b) Subject to the offsets or defenses which Lessee might have
     against any prior lessor (including Lessor); or

               (c) Bound by any rent or additional rent or advance rent which
     Lessee might have paid for more than the current month to any prior lessor
     (including Lessor), and all such rent shall remain due and owing,
     notwithstanding such advance payment; or

               (d) Bound by any security or advance rental deposit made by
     Lessee which is not delivered or paid over to Mortgagee and with respect to
     which Lessee shall look solely to Lessor for refund or reimbursement;

               (e) Bound by any termination, amendment or modification of the
     Lease made without its consent and written approval;

               (f) Liable under any warranty of construction contained in the
     Lease or any implied warranty of construction; or

               (g) Liable for the performance or completion of any construction
     obligations under the Lease or for any loan or contribution or rent
     concession towards construction of the Demised Premises pursuant to the
     Lease.

Neither THE CHASE MANHATTAN BANK, as Trustee under that certain Pooling and
Servicing Agreement dated as of November 1, 1999 for Certificateholders of the
Office Finance Corp Commercial Mortgage Pass-Through Certificates Series
1999-FL1, nor any other party who from time to time shall be included in the
definition of Mortgagee hereunder, shall have any liability or responsibility
under or pursuant to the terms of this Agreement after it ceases to own an
interest in the Project. Nothing in this Agreement shall be construed to require
Mortgagee to see to the application of the proceeds of the Loan, and Lessee's
agreements set forth herein shall

                                                                              14

<PAGE>

not be impaired on account of any modification of the documents evidencing and
securing the Loan. Lessee acknowledges that Mortgagee is obligated only to
Borrower to make the Loan only upon the terms and subject to the conditions set
forth in the Loan Agreement between Mortgagee and Borrower pertaining to the
Loan. In no event shall Mortgagee or any purchaser of the Project at foreclosure
sale or any grantee of the Project named in a deed-in-lieu of foreclosure, nor
any heir, legal representative, successor, or assignee of Mortgagee or any such
purchaser or grantee (collectively the Mortgagee, such purchaser, grantee, heir,
legal representative, successor or assignee, the "SUBSEQUENT LANDLORD") have any
personal liability for the obligations of Lessor under the Lease and should the
Subsequent Landlord succeed to the interests of the Lessor under the Lease,
Tenant shall look only to the estate and property of any such Subsequent
Landlord in the Project for the satisfaction of Tenant's remedies for the
collection of a judgment (or other judicial process) requiring the payment of
money in the event of any default by any Subsequent Landlord as landlord under
the Lease, and no other property or assets of any Subsequent Landlord shall be
subject to levy, execution or other enforcement procedure for the satisfaction
of Tenant's remedies under or with respect to the Lease; provided, however, that
the Lessee may exercise any other right or remedy provided thereby or by law in
the event of any failure by Lessor to perform any such material obligation.

          4. SUBORDINATION. The Lease and all rights of Lessee thereunder are
subject and subordinate to the lien and the terms of the Mortgage and to any
deeds of trust, mortgages, ground leases or other instruments of security which
do now or may hereafter cover the Project or any interest of Lessor therein
(collectively, the "PRIOR ENCUMBRANCES") and to any and all advances made on the
security thereof and to any and all increases, renewals, modifications,
consolidations, replacements and extensions of the Mortgage or of any of the
Prior Encumbrances. This provision is acknowledged by Lessee to be
self-operative and no further instrument shall be required to effect such
subordination of the Lease. Lessee shall, however, upon demand at any time or
times execute, acknowledge and deliver to Mortgagee any and all instruments and
certificates that in Mortgagee's judgment may be necessary or proper to confirm
or evidence such subordination. If Lessee shall fail or neglect to execute,
acknowledge and deliver any such instrument or certificate, Mortgagee may, in
addition to any other remedies Mortgagee may have, as agent and attorney-in-fact
of Lessee, execute, acknowledge and deliver the same and Lessee hereby
irrevocably appoints Mortgagee as Lessee's agent and attorney-in-fact for such
purpose. However, notwithstanding the generality of the foregoing provisions of
this paragraph, Lessee agrees that Mortgagee shall have the right at any time to
subordinate the Mortgage, and any such other mortgagee or ground lessor shall
have the right at any time to subordinate any such Prior Encumbrances, to the
Lease on such terms and subject to such conditions as Mortgagee, or any such
other mortgagee or ground lessor, may deem appropriate in its discretion.

          5. NEW LEASE. Upon the written request of either Mortgagee or Lessee
to the other given at the time of any foreclosure, trustee's sale or conveyance
in lieu thereof, the parties agree to execute a lease of the Demised Premises
upon the same terms and conditions as the Lease between Lessor and Lessee, which
lease shall cover any unexpired term of the Lease existing prior to such
foreclosure, trustee's sale or conveyance in lieu of foreclosure.

          6. NOTICE. Lessee agrees to give written notice to Mortgagee of any
default by Lessor or Borrower under the Lease not less than thirty (30) days
prior to terminating the

                                                                              15

<PAGE>

Lease or exercising any other right or remedy thereunder or provided by law.
Lessee further agrees that it shall not terminate the Lease or exercise any such
right or remedy provided such default is cured within such thirty (30) days;
provided, however, that if such default cannot by its nature be cured within
thirty (30) days, then Lessee shall not terminate the Lease or exercise any such
right or remedy, provided the curing of such default is commenced within such
thirty (30) days and is diligently prosecuted thereafter. Such notices shall be
delivered by certified mail, return receipt requested to:

                    GE Capital Loan Services, Inc.
                    363 North Sam Houston Parkway East, Suite 1200
                    Houston, Texas 77060
                    Attention: Pat McEntee
                    and
                    General Electric Capital Corporation
                    Long Ridge Road
                    Stamford, Connecticut 06927
                    Attention: Vice President, Securitizations

          7. MORTGAGEE. The term "Mortgagee" shall be deemed to include THE
CHASE MANHATTAN BANK, as Trustee under that certain Pooling and Servicing
Agreement dated as of November 1, 1999 for Certificateholders of the Office
Finance Corp Commercial Mortgage Pass-Through Certificates Series 1999-FL1 and
any of its successors and assigns, including anyone who shall have succeeded to
Lessor's interest in and to the Lease and the Project by, through or under
judicial foreclosure or sale under any power or other proceedings brought
pursuant to the Mortgage, or deed in lieu of such foreclosure or proceedings, or
otherwise.

          8. ESTOPPEL. Lessee hereby certifies, represents and warrants to
Mortgagee that:

               (a) That the Lease is a valid lease and in full force and effect.
     That there is no existing default in any of the terms and conditions
     thereof and no event has occurred which, with the passing of time or giving
     of notice or both, would constitute an event of default;

               (b) That the Lease has not been amended, modified, supplemented,
     extended, renewed or assigned, and represents the entire agreement of the
     parties;

               (c) That, except as provided in the Lease, Lessee is entitled to
     no rent concessions or abatements;

               (d) That Lessee shall not pay rental under the Lease for more
     than one (1) month in advance. Lessee agrees that Lessee shall, upon
     written notice by Mortgagee, pay to Mortgagee, when due, all rental under
     the Lease;

                                                                              16

<PAGE>

               (e) That all obligations and conditions under the Lease to be
     performed to date have been satisfied, free of defenses and set-offs;

               (f) That Lessee has not received written notice of any claim,
     litigation or proceedings, pending or threatened, against or relating to
     Lessee, or with respect to the Demised Premises which would affect its
     performance under the Lease. Lessee has not received written notice of any
     violations of any federal, state, county or municipal statutes, laws,
     codes, ordinances, rules, regulations, orders, decrees or directives
     relating to the use or condition of the Demised Premises or Lessee's
     operations thereon.

          9. MODIFICATION AND SUCCESSORS. This Agreement may not be modified
orally or in any manner other than by an agreement, in writing, signed by the
parties hereto and their respective successors in interest. This Agreement shall
inure to the benefit of and be binding upon the parties hereto, their successors
and assigns.

          10. COUNTERPARTS. This Agreement may be executed in several
counterparts, and all so executed shall constitute one agreement, binding on all
parties hereto, notwithstanding that all parties are not signatories to the
original or the same counterpart.

                                                                              17

<PAGE>

         IN WITNESS WHEREOF, the parties hereto have executed this Agreement as
of the day and year first above written.

MORTGAGEE:

                                        THE CHASE MANHATTAN BANK, as Trustee
                                        under that certain Pooling and Servicing
                                        Agreement dated as of November 1, 1999
                                        for Certificateholders of the Office
                                        Finance Corp Commercial Mortgage
                                        Pass-Through Certificates Series
                                        1999-FL1

                                        BY: GE CAPITAL LOAN SERVICES, INC., as
                                            Servicer pursuant to that certain
                                            Pooling and Servicing Agreement
                                            dated as of November 1, 1999 for
                                            Certificateholders of the Office
                                            Finance Corp Commercial Mortgage
                                            Pass-Through Certificates Series
                                            1999-FL1.

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

                                        LESSEE:

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

                                                                              18

<PAGE>

STATE OF
         ----------------------------
COUNTY OF
          ---------------------------

     This instrument was acknowledged before me on this ___________ day of
___________________, ______ by __________________________________, as
__________________________________ of GE CAPITAL LOAN SERVICES, INC., a Delaware
corporation, on behalf of said corporation.

(SEAL)                                  ----------------------------------------
                                        Notary Public in and for
                                        the State of
                                                     ---------------------------

                                        ----------------------------------------
                                        Print name of notary
                                        My Commission Expires:
                                                               -----------------

STATE OF
         ----------------------------
COUNTY OF
          ---------------------------

     This instrument was acknowledged before me on this __________ day of
_______, _____ by ______________________, as _________________________ of
_____________________, a _________________, on behalf of said _________________.

(SEAL)                                  ----------------------------------------
                                        Notary Public in and for
                                        the State of
                                                     ---------------------------

                                        ----------------------------------------
                                        Print name of notary
                                        My Commission Expires:
                                                               -----------------

                                                                              19

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