Document:

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                                                                   EXHIBIT 10.12

INDUSTRIAL PROPERTIES OF THE SOUTH
2903 Wall Triana Highway, Suite 7
HUNTSVILLE,  AL 35824

LEASE AGREEMENT

This Lease Agreement dated as of the 1st day of JUNE, 2000 between INDUSTRIAL
PROPERTIES OF THE SOUTH (herein referred to as the "Lessor") and BENCHMARK
ELECTRONICS, INC. (herein referred to as the "Lessee").

WITNESSETH: That the Lessor hereby demises and leases unto the Lessee, from
the Lessor, for the term and upon the rentals-hereinafter specified, the
premises described herein and in Exhibit A

PREMISES

1.                Square footage      APPROXIMATELY   143,965 S.F.
                  Street Address      9805 KELLNER ROAD
                  City/Township       HUNTSVILLE
                  County              MADISON
                  State               ALABAMA
                  Zip Code            35824
                  For purposes of this Lease Agreement the above described
                  premises shall be deemed the "Demised Premises." A legal
                  description of (and detailed information concerning) the
                  Demised Premises is attached hereto as Exhibit A, incorporated
                  herein by reference.

                  Lessor accepts the Demised Premises "as is," subject to the
                  Lessor improvements specified on Exhibit B; provided, however,
                  that Lessor represents and warrants that (i) the Demised
                  Premises is zoned for offices and contract manufacturing, and
                  there are no restrictive covenants imposed on the Demised
                  Premises (by the developer, owner or anyone else); and (ii) to
                  the best of its knowledge, the real property taxes on the
                  Demised Premises have been abated until August, 2013 and the
                  payment to the IDB is fixed at $12,000 per year until August,
                  2013.

TERM

2.                The Initial Term of this Lease Agreement shall be FIVE (5)
                  YEARS commencing on JUNE 1, 2000 and terminating on MAY 31,
                  2005 unless sooner terminated, as provided herein. Lessee's
                  renewal options are set forth in Section 31. This Lease may be
                  extended by mutual written agreement of the parties'
                  authorized representatives, or upon exercise of any options
                  described herein.

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RENT

3.                Rent is due the 1st of each month, and is late after the 5th
                  of each month. A LATE PAYMENT FEE OF ONE HUNDRED DOLLARS
                  ($100.00) PER DAY will be charged to accounts RECEIVED after
                  the 5th of the month.

                                                      ------           ------
                                                      Lessee           Lessor

                  Lessee shall pay to the Lessor, without previous demand for
                  this rent by the Lessor rent in monthly installments and due
                  on the first of each month and forwarded via U.S. mail,
                  overnight courier, or by hand to the office of the Lessor as
                  provided herein or such other address as may otherwise be
                  directed by Lessor in writing; provided, that the Lessor has
                  performed all covenants contained herein and is not in default
                  hereof. If the term of this Lease Agreement shall commence or
                  terminate on a day other than the first day of the calendar
                  month, the rent for any partial month shall he prorated. For
                  the Initial Term the rent shall be an annual rent of
                  $633,446.00, payable in equal monthly installments of
                  $52,787.16.

                  Effective on and as of the commencement of any Renewal Term,
                  the rent last payable hereunder shall increase by the lesser
                  of (i) the Consumer Price Index over the prior term of the
                  lease or (ii) nine percent (9%). Thus, the maximum rent for
                  the first Renewal Term (if exercised) is $57,538.00 per month
                  ($690,456.14 per year); the maximum rent for the second
                  Renewal Term (if exercised) is $62,716.42 per month
                  ($752,597.20 per year); and the maximum rent for the third
                  Renewal Term (if exercised) is $68,360.90 per month
                  ($820,330.94 per year).

                  In addition to the rent, Lessee will be responsible for those
                  charges delineated as "Lessee-paid charges" in Section 16.

QUIET ENJOYMENT

4.                Lessor covenants that during the full term of this Lease
                  Agreement, upon the payment of the rent herein provided and
                  the performance by the Lessee of all covenants herein, Lessee
                  shall have and hold the Demised Premises, FREE from any
                  interference from the Lessor except as otherwise provided for
                  herein.

PEACEFUL POSSESSION

 5.               Lessor covenants that during the term of this Lease Agreement,
                  upon the payment of the rent herein provided and the
                  performance by the Lessee of all covenants herein, that the
                  Lessee shall peaceably and quietly have, hold, and enjoy
                  peaceful possession of tile Demised Premises. Lessor agrees to
                  defend Lessee's rights to quiet enjoyment of the Demised
                  Premises from the claims of all

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                  persons arising by, through or under Lessor during the term
                  of the lease.

PERMITTED USES

6.                Lessee represents that it intends to use the Demised Premises
                  as an electronics manufacturing facility. Lessee, as well as
                  any permitted assignee or sublessee, shall be allowed to use
                  the Demised Premises for any other purpose that (i) is legal,
                  (ii) is not morally offensive (a distillery or cigarette
                  manufacturing facility), (iii) is in full compliance with all
                  applicable and governing zoning, business and use codes as
                  evidenced by the proper permits and certificates of occupancy,
                  and (iv) will not put excessive loads on the electrical,
                  mechanical, plumbing or other operating systems within the
                  building. Lessee shall provide Lessor with at least thirty
                  (30) days' advance written notice of any proposed change in
                  use of the Demised Premises.

SUBLETTING AND ASSIGNMENT

7.                 Lessee shall not sublet the Demised Premises nor any portion
                   thereof, nor shall this Lease Agreement be assigned by the
                   Lessee without the prior written consent of the Lessor, which
                   consent shall not be unreasonably withheld.

ATTORNMENT

8.                In the event the Demised Premises are sold due to any
                  foreclosure sale or sales, by virtue of judicial proceedings
                  or otherwise, this Lease Agreement shall continue in full
                  force and effect, and Lessee agrees, upon request, to attorney
                  to and acknowledge the foreclosure purchaser or purchasers at
                  such sale as Lessor's hereunder; provided, however, that such
                  purchaser will accept all obligations of Lessor as contained
                  in this Lease Agreement.

ESTOPPEL CERTIFICATE

9.                 The Lessee agrees to execute an Estoppel Certificate for the
                   benefit of Lessor's lender or lenders; provided, however,
                   that such Estoppel Certificate consists solely of an
                   acknowledgment of the terms and conditions of this Lease
                   Agreement.

RULES AND REGULATIONS

10.               This section intentionally left blank.

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LESSOR INSURANCE

11.               Lessor shall maintain fire and extended coverage insurance on
                  the Demised Premises, unless otherwise specified in this Lease
                  Agreement in sufficient amounts so as to be able to make all
                  necessary repairs to the Demised Premises in the event of a
                  fire in or other destruction of the Demised Premises, as well
                  as insurance sufficient to cover bodily injury and personal
                  injury in the event of a claim against Lessor for same.
                  Certificates of insurance may be issued at Lessee's request at
                  reasonable times during the term of the Lease Agreement.
                  Lessor shall be responsible for any roof repair attributable
                  to natural forces, disasters or acts of God (e.g., tornadoes,
                  hurricanes, hail, earthquakes).

LESSEE INSURANCE

12.               Lessee agrees to procure and maintain at Lessee's expense
                  throughout the term of this Lease Agreement and any extension
                  thereof, a policy or policies of insurance as follows: (a)
                  workers' compensation (statutory); (b) Employers' Liability
                  ($1,000,000 per occurrence, bodily injury by accident or
                  disease, including death); Commercial General Liability
                  ($1,000,000 combined limit, bodily injury, personal injury and
                  property damage, including blanket contractual liability). The
                  Lessor shall be included as an additional insured under
                  Commercial General Liability as respects this Lease Agreement.
                  Certificates of insurance may be issued at Lessor's request at
                  reasonable times during the term of the Lease Agreement.

                  All personal property of Lessee in the Demised Premises or in
                  the building of which the Demised Premises is a part shall be
                  at the sole risk of Lessee. Lessor shall not be liable for any
                  damage thereto or for the theft or misappropriation thereof,
                  unless such damage, theft or misappropriation is directly
                  attributable to the negligence or intentional acts of Lessor,
                  its agents or employees. Lessor shall not be liable for any
                  accident to or damage to property of Lessee resulting from the
                  use or operation of mechanical, electrical or plumbing
                  apparatus, unless caused by and due to the negligence of
                  Lessor, its agents or employees.

WAIVER OF SUBROGATION

12A.              Lessor and Lessee hereby waive any and all rights of recovery
                  against each other for the loss or damage to the Demised
                  Premises or any adjacent property or the contents contained
                  therein on account of fire or other casualty or for injury
                  sustained on such property, provided such loss or damage is
                  insured or would be insured under the policies required to be
                  carried by Lessor or Lessee hereunder.

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LESSEE'S AND LESSOR'S OBLIGATIONS AND INDEMNIFICATIONS

13.               Lessor shall take all reasonable and necessary precautions to
                  prevent damage, injury, or loss of life in and around the
                  Demised Premises. Lessor agrees to indemnify and save Lessee
                  harmless from and against any and all claims, losses, actions,
                  damages, liability and expenses (collectively "Losses") in
                  connection with or arising out of (a) Lessee's use of the
                  Demised Premises occasioned wholly or in part by any willful
                  misconduct or negligent act or omission of Lessor, its agents,
                  clients, or customers and (b) contamination (environmental or
                  otherwise) of the Demised Premises caused or permitted by
                  Lessor or existing prior to Lessee's occupancy of the Demised
                  Premises. In case Lessee shall, without material fault on its
                  part, be made a party to any litigation commenced by or
                  against Lessor, Lessor shall protect and hold Lessee harmless
                  and shall pay all costs, expenses and reasonable attorneys'
                  fees incurred or paid by Lessee in connection with such
                  litigation. The aforementioned indemnification by Lessor of
                  Lessee shall not be effective as to any claim arising from
                  negligence or willful misconduct of the Lessee (to the extent
                  of such negligence or willful misconduct). Lessee agrees to
                  pay for environmental indemnity insurance up to a maximum of
                  $9,465.00 for the initial five-year term. If Lessee desires
                  the Lessor to continue to indemnify Lessee against
                  contamination of the Demised Premises existing prior to
                  Lessee's occupancy of the Demised Premises after the expiry of
                  the initial five-year term, Lessor shall use its best efforts
                  to renew the existing policy or to obtain an environmental
                  indemnification policy on substantially the same terms and
                  Lessee shall pay for the cost of such insurance.

                  Lessee shall take all reasonable and necessary precautions to
                  prevent damage, injury, or loss of life in and around the
                  Demised Premises. Lessee agrees to indemnify and save Lessor
                  harmless from and against any and all Losses in connection
                  with or arising out of (a) Lessee's use of the Demised
                  Premises occasioned wholly or in part by any willful
                  misconduct or negligent act or omission of Lessee, its agents,
                  clients, or customers and (b) contamination (environmental or
                  otherwise) of the Demised Premises caused or permitted by
                  Lessee (other than contamination existing prior to Lessee's
                  occupancy of the Demised Premises). In case Lessor shall,
                  without material fault on its part, be made a party to any
                  litigation commenced by or against Lessee, Lessee shall
                  protect and hold Lessor harmless and shall pay all costs,
                  expenses and reasonable attorneys' fees incurred or paid by
                  Lessor in connection with such litigation. The aforementioned
                  indemnification by Lessee of Lessor shall not be effective as
                  to any claim arising from negligence or willful misconduct of
                  the Lessor (to the extent of such negligence of willful
                  misconduct).

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EVENT OF DESTRUCTION

14.               In the event of the whole or partial destruction of the
                  Demised Premises or of the building containing the Demised
                  Premises by fire, explosion, the elements or otherwise during
                  the term of this Lease Agreement or previous thereto as to
                  render the Demised Premises untenable or unfit for occupancy
                  in whole or in part, or should the Demised Premises be so
                  badly injured that the same cannot be repaired within ten days
                  from the occurrence to the Demised Premises of such
                  destruction and injury then the Lessee may, at its option,
                  terminate this Lease Agreement and surrender the Demised
                  Premises and all the Lessee's interest therein to the Lessor
                  as of the date of termination, and shall pay rent only to the
                  time of such event of destruction.

                  Should the Demised Premises be rendered untenable and unfit
                  for occupancy in whole or in part, but yet be repairable
                  within ten days from the happening of such injury, the Lessor
                  may enter and repair the same, and the rent shall not accrue
                  after such injury or while repairs are being made, but shall
                  recommence immediately after such repairs shall be completed;
                  provided such repairs are completed within the ten days. But
                  if the Demised Premises shall be so slightly injured as not to
                  be rendered untenable and unfit for occupancy in whole or in
                  part in the opinion of the Lessee, then the Lessor agrees to
                  repair the same with reasonable promptness and in that case
                  the rent accrued and accruing shall not cease. Nothing in this
                  clause, however, shall be construed as requiring the Lessor to
                  repair the Demised Premises in the event of their whole or
                  partial destruction. However, if the Lessor either does not
                  repair within the appropriate time limits or states his
                  intention not to repair, then the Lessee's rights shall be the
                  same as though the Demised Premises were injured beyond
                  repair.

                  In any event if the Lessor is unable to make repairs of such
                  damage or destruction within ten days of the occurrence of
                  such an event the Lessee may terminate the lease for other
                  than default (unless such damage or destruction was the result
                  of the willful misconduct or negligence of Lessor, its agents,
                  clients, or customers, in which case the termination shall be
                  deemed one for default) by written notice to the Lessor
                  without any further obligations hereunder from the date of the
                  occurrence of such destruction.

OBSERVATION OF LAWS

15.               Lessee agrees to observe and comply with all laws, ordinances,
                  rules, and regulations of the Federal, State, County and
                  Municipal authorities applicable to the Demised Premises.
                  Lessee agrees not to do or permit anything to be done in the
                  Demised Premises or the building in which the Demised Premises
                  exist, or keep anything therein which would obstruct or
                  conflict with the regulations of the Fire Department.

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SERVICES AND UTILITIES

16.               Services and utilities furnished to the Demised Premises
                  UTILITIES shall be provided and paid for as follows:

<TABLE>
<CAPTION>
         BY LESSEE             ITEM                             BY LESSOR
         ---------             ----                             ---------
<S>                     <C>                                   <C>
             c          Water & sewer charges
          --------                                            -----------------
             c          Electric, fuel oil, and/or gas
          --------                                            -----------------
             c          Plumbing mechanical and maintenance
          --------                                            -----------------
             c          Heating mechanical maintenance
          --------                                            -----------------
             c          Air conditioning mechanical &
                        maintenance
          --------                                            -----------------
             c          Interior building maintenance
          --------                                            -----------------
             c          Cleaning of the building exterior
                        entryways
          --------                                            -----------------
             c          Dock equipment, Dock Levelers,
                        Overhead Doors
          --------                                            -----------------
             b          Lease payment to the IDB Huntsville
          --------                                            -----------------
             b,d,e      Real estate taxes
          --------                                            -----------------
             c          Trash removal Janitorial service
          --------                                            -----------------
             c          Any security above "normally" locked
                        doors
          --------                                            -----------------
             c          Lawn care & landscaping maintenance
          --------                                            -----------------
             c          Driveway, parking lot & sidewalk
                        maintenance
          --------                                            -----------------
             c          Structural maintenance and replacement   a
                        (building only)
          --------                                            -----------------
             b*, c*     Roof maintenance and replacement
          --------                                            -----------------
             c          Fire alarm and Fire Sprinklers
                        maintenance and inspections
          --------                                            -----------------
             c          Fire extinguishers, installation &
                        service
          --------                                            -----------------
             c          Lessee's signage, per code
          --------                                            -----------------
             b          Building Insurance
          --------                                            -----------------
</TABLE>

-    Roof maintenance and replacement as per Exhibit B. After the completion of
     the re-roofing of the original structure, Lessee shall be responsible for
     roof maintenance of the original structure provided that Lessee is
     permitted to act

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     under the warranty given to Lessor by the roofing contractor. Lessee shall
     be responsible for roof maintenance of the annex structure from the start
     of the Lease Agreement.

In each instance, the following key indicates how the cost of such services will
be paid by Lessee:

 (a)      Included in the annual rent amount;

 (b)      Actual amount charged, metered amounts or pro rated on square footage
          amounts to be paid by Lessee to Lessor within thirty days of receipt
          of written notice of a request to be reimbursed by the Lessor;
          necessary records to support the amounts will be kept by the Lessor
          and copies made available to Lessee upon request; Lessee may require
          such records prior to payment;

 (c)      Actual cost of services or metered amounts to be paid by Lessee to the
          provider of the service (e.g., the utility company or contractor).

 (d)      To be prorated based upon square footage ratio of Lessee's area to the
          entire metered area or total building area as applicable.
          Reimbursement will be made the same as (b) above.

 (e)      If at any time which the Lessee is obligated to pay the ad valorem
          taxes as provided above and if Lessee shall at any time object to any
          assessment of taxes as being excessive or otherwise unjust, Lessee
          shall have the right, but not the obligation, to contest, at its
          expense, said tax assessment in the manner provided by law. In any
          proceeding or action to contest any such assessment, Lessor shall
          cooperate in such efforts and assist Lessee in any manner reasonably
          requested, including making available to Lessee detailed information
          with respect to the Leased Premises. All of such proceedings shall be
          under the direct control of Lessee and its counsel and, to the extent
          that Lessor shall incur costs or expenses in conjunction therewith;
          such reasonable actual costs or expenses shall be reimbursable upon
          Lessor's submitting to Lessee its statement, subject to Lessee's audit
          and approval, not more frequently than quarterly. Any tax savings
          resulting from any such proceeding shall belong to and be retained by
          Lessee if they had been paid or pre-paid by Lessee.

          Whenever the Lessee is required to pay ad valorem taxes on the Leased
          Premises, Lessee shall pay said taxes to Lessor at least thirty (30)
          days prior to the time said taxes are payable by Lessor to the proper
          taxing authority. Lessee will be charged for ad valorem real estate
          taxes for the term of this Lease Agreement (partial years to be
          prorated accordingly).

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          If lease termination is other than December 31 of any given year,
          prorated ad valorem taxed will be due to Lessor at least thirty (30)
          days prior to lease termination.

INTERRUPTION OF SERVICES

17.       Notwithstanding anything contained herein to the contrary, Lessee
          shall have the right upon written notification to the Lessor to
          terminate this Lease Agreement for default if any stoppage in any of
          the services listed in the immediately preceding paragraph as being
          provided by the Lessor continues for twenty days for whatever reason.

HOLDING OVER BY LESSEE

18.       Nothing contained herein shall constitute the consent of Lessor to the
          holding over of Lessee after the expiration or earlier termination of
          this Lease Agreement.

          However, if Lessee shall for any reason remain in possession of any of
          the Demised Premises after the expiration or earlier termination of
          the Term hereof, except as specifically provided, such possession
          shall be as a month-to-month Tenancy during which time Lessee shall
          pay as rental, rent on the first day of each month at a rate equal to
          one-twelfth the amount of annual rent payable monthly during the prior
          year of the term of this Lease Agreement or the option rate, whichever
          is higher. Unless evidenced otherwise in writing as the exercise of an
          option stated herein or as a modification to this Lease Agreement, in
          no event shall any holding over by the Lessee be construed as creating
          any new tenancy other than a month to month tenancy.

CARE OF PREMISES

19.       The Lessee agrees that it will take good care of the Demised Premises,
          fixtures and appurtenances, and suffer no waste or injury, that it
          will make all repairs to the Demised Premises, fixtures and
          appurtenances necessitated by the fault of the Lessee, its agents,
          employees or guests.

REPAIRS

20.       As outlined in section 16, the Lessor agrees to make such repairs as
          may be necessary to keep the Demised Premises and appurtenances in
          good order and condition within a reasonable time after it knows or
          should know of the need of such repairs; provided, however, when such
          repairs are necessitated by the fault of the Lessee, its agents,
          employees or guests, Lessee shall reimburse Lessor for its

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          reasonable and actual out-of pocket expenses expended in making such
          repairs plus 10% overhead (but excluding profit). Lessor shall make
          available to Lessee copies of any and all records necessary to support
          the costs levied against Lessee under this clause for which
          reimbursement is being sought.

RESERVED PARKING

21.       Lessor has provided Lessee with an "as built" civil survey which shows
          the paved areas of the Demised Premises. Lessee may stripe the parking
          in any manner it deems necessary. Nothing herein requires Lessor to
          provide Lessee with an additional paved area.

IMPROVEMENTS

22.       The Lessor and Lessee have agreed as to the extent of improvements to
          be made to the Demised Premises, and the work will proceed in order to
          meet the commitments herein provided. Such work to be completed by
          Lessor is described in Exhibit B to this Lease Agreement. The parties
          agree to cooperate in order for the work to proceed to be completed on
          a timely basis. Should work beyond that required by Exhibit B be
          required by Lessee, it shall be described in Exhibit C, and performed
          and paid for by Lessee. Lessor hereby consents to all Alterations
          denoted in Exhibit C.

NOTICES

23.       Formal notices or communications pertaining to this Lease Agreement
          shall be deemed to have been duly given if personally provided to the
          other party in writing or if sent to the other by U.S. mail, or an
          independent delivery service, postage and other costs prepaid. Until
          otherwise specified in writing, the addresses and telephone numbers of
          the parties hereto for the purpose of any such notice or
          communications are:

            LESSEE:                                  LESSOR:
            -------                                  -------
            BENCHMARK ELECTRONICS HUNTSVILLE INC.    INDUSTRIAL PROPERTIES
            -------------------------------------    ---------------------
            4807 BRADFORD DRIVE                      OF THE SOUTH
            -------------------                      ------------
            HUNTSVILLE, AL 35805                     2903 WALL TRIANA HWY., #7
            --------------------                     -------------------------
            _______________________                  HUNTSVILLE, AL 35824
                                                          --------------------
            Attn: PLANT MANAGER                      Attn: CHARLENE B. GRAHAM
                  -------------------                      -------------------
            Telephone: (256) 722-6000                Telephone: (256) 461-7482
                       ----------------                        ----------------
            Fax: (256) 722-7428                      Fax:   (256) 464-0193
                 ------------------                        ------------------

            With a copy to the attention of Legal
            Counsel at the same address

                                       10

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SUBORDINATION TO MORTGAGES AND DEEDS OF TRUST

 24.      This Lease Agreement is subject and is hereby subordinated to all
          present mortgages, deeds of trust and other encumbrances affecting the
          Demised Premises or the property of which said premises are a part.
          The Lessor agrees to cause the mortgagee to provide to the Lessee, if
          requested, in recordable form, an agreement not to disturb Lessee's
          right in or possession of the premises so long as Lessee is not in
          default hereunder, in the event this Lease Agreement is subordinated
          to mortgage deeds of trust or other encumbrances and the subordination
          of this Lease Agreement is conditioned upon the Lessee receiving such
          non-disturbance agreement from the mortgagee. Lessor represents that
          the only encumbrance on the Demised Premises is a mortgage from
          Southtrust Bank and agrees to provide Lessee with a nondisturbance
          agreement signed by Southtrust Bank in substantially the form attached
          hereto as Exhibit D.

LEASE BINDING ON HEIRS, SUCCESSORS, ETC.

 25.      All of the terms, covenants, and conditions of this Lease Agreement
          shall inure to the benefit of and be binding upon the respective
          heirs, executors, administrators, successors and assigns of the
          parties hereto.

EMINENT DOMAIN, CONDEMNATION

 26.      If the entire property or any material part thereof wherein the
          Demised Premises are located shall be taken by public or quasi-public
          authority under any power of eminent domain or condemnation, this
          Lease Agreement shall forthwith terminate and the Lessee shall have
          the right through the Lessor to a claim for such taking, limited only
          to loss or damage to Lessee's trade fixtures or removable personal
          property, moving expenses, unamortized capital expenses and increased
          rents.

          A "material part" of the property is defined as taking which could
          interfere with the Lessee's continued enjoyment and utilization of the
          premises as described herein.

SEVERABILITY

27.       Each covenant and agreement in this Lease Agreement shall for all
          purposes be construed to be a separate and independent covenant or
          agreement. If any provision in this Lease Agreement or the application
          thereof shall to any extent be invalid, illegal or otherwise
          unenforceable, the remainder of this Lease Agreement, and the
          application of such provision other than as invalid, illegal or
          unenforceable, shall not be affected thereby; and such provisions in
          this Lease Agreement shall be valid and enforceable to the fullest
          extent permitted by law.

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<PAGE>

ADDITIONAL SIGNS

28.      Lessor hereby grants Lessee the right to install whatever signage it
         desires provided that such signage complies with all applicable laws
         (including zoning ordinances). During the last two months of the Lease
         term, Lessor may install "For Rent" or "For Sale" signs as necessary
         provided that the placement of the signs does not interfere with the
         placement of Lessee's signs.

LESSOR'S RIGHT TO ENTRY

29.       Lessor and Lessor's agents may enter the Demised Premises for the
          following purposes only: to make repairs, alterations, or improvements
          necessary under the terms of this Lease Agreement; to perform Lessor's
          covenants as set forth in this Lease Agreement; and, during the last
          two months of the Lease Term, to show the Demised Premises to
          prospective tenants. Such entry shall not be so frequent or of such a
          type as to disturb Lessee's peaceful enjoyment of the Leased Premises.
          Such entry shall only take place upon reasonable notice to and consent
          of Lessee; consent shall not be unreasonably withheld. If Lessor or
          its agent reasonably believes that an emergency exists which requires
          immediate entry, such entry may be made without Lessee's consent
          provided that Lessor has made reasonable attempts to contact Lessee
          prior to such entry; Lessor shall so inform Lessee of such entry at
          the earliest practicable time afterwards. In the event Lessor desires
          to enter the Demised Premises in order to inspect the Demised
          Premises, Lessor shall give Lessee at least 72 hours' prior written
          notice. All persons who enter the Demised Premises at Lessor's request
          must first obtain clearance from Lessee before entry (which Lessor
          acknowledges will require it to sign Lessee's standard nondisclosure
          agreement).

         Notwithstanding anything in this Lease Agreement to the contrary, upon
         any entry by Lessor or its duly authorized agents, servants, or
         employees at any time during the Lease Term, such entry shall conform
         to Lessee's security requirements as may be required by Lessee, the
         federal government or any agency thereof, or any of Lessee's clients.

LESSEE'S ALTERATIONS, IMPROVEMENTS, OR ADDITIONS

30.      Any alterations, improvements, or additions to the Demised Premises in
         the form of fixtures to the Demised Premises (collectively referred to
         as "Alterations") which cannot be removed without material damage to
         the Demised Premises shall remain upon the Demised Premises at the
         expiration of this Lease Agreement and shall become the property of
         Lessor; provided however that Lessee shall have the right to remove at
         the expiry of the Lease Agreement (i) any of Lessee's machinery,
         equipment or fixtures which can be removed without material damage

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         to the Demised Premises and (ii) any Alterations for which Lessee has
         received prior written consent to remove. Lessee shall repair any
         damage caused by such removal and restore the Demised Premises to
         substantially the same condition in which it existed prior to the time
         that any such Alterations were made.

         Lessee shall not, without on each occasion first obtaining Lessor's
         prior written consent (which shall not be unreasonably refused), make
         any Alterations to the Demised Premises, except that Lessee may,
         without the consent of the Lessor but with prior written notice to
         Lessor, make minor improvements to the interior of the Demised Premises
         provided that they do not impair the structural strength, operation, or
         value of the building of which Demised Premises are a part, or violate
         any zoning, fire or building code. The cost to correct any such
         violation shall be the responsibility of the Lessee.

RENEWAL OPTION

31.      Provided Lessee is not in default under any of the terms of this Lease
         Agreement, Lessor hereby grants to Lessee the right and option to
         extend the Initial Term for three (3) successive renewal terms of three
         (3) years each (each a "Renewal Term") for an aggregate additional nine
         (9) years, to begin upon the expiration of the Initial Term or the
         preceding Renewal Term, as applicable. Lessee's exercise of each such
         option shall be accomplished by delivering to Landlord written notice
         of Lessee's election to renew no later than ninety (90) days prior to
         the expiration of the preceding term. All of the other terms,
         provisions and covenants of this Lease shall apply to the Renewal
         Terms, including the rental adjustment set forth in Section 3.

LESSEE'S DEFAULT

32.       The Lessee shall be considered in default of this Lease Agreement upon
          failure to pay when due the rent or any other sum required by the
          terms of this Lease; the failure to perform any material term,
          covenant, or condition of this Lease Agreement; the commencement of
          any action or proceeding for the dissolution, liquidation, or
          reorganization under the Bankruptcy Act, of Lessee, or for the
          appointment of a receiver or trustee of the Lessee's property; the
          making of any assignment for the benefit of creditors by Lessee; the
          suspension of business; or the abandonment of the Demised Premises by
          the Lessee. In each case, Lessee shall only be in default if the
          Lessee is given written notice by Lessor of the specific grounds for
          the default termination and twenty business days from receipt of such
          notice to correct such default and (i) Lessee fails to do so or (ii)
          if the default is of the nature that it cannot be completely remedied
          within such period, Lessee begins the correction of the default within
          such twenty days and thereafter proceeds with reasonable diligence and
          in good faith to effect the remedy as soon as practicable.

                                       13
<PAGE>

LESSOR'S DEFAULT

33.       The Lessor shall be considered in default of this Lease Agreement upon
          the failure to perform any material term, covenant, or condition of
          this Lease Agreement; the commencement of any action or proceeding for
          the dissolution, liquidation, or reorganization under the Bankruptcy
          Act, of Lessor, or for the appointment of a receiver or trustee of the
          Lessor's property; the making of any assignment for the benefit of
          creditors by Lessor; the suspension of business; or any other reason
          provided for herein. In each case, Lessor shall only be in default if
          the Lessor is given written notice by Lessee of the specific grounds
          for the default termination and twenty business days from receipt of
          such notice to correct such default and (i) Lessor fails to do so or
          (ii) if the default is of the nature that it cannot be completely
          remedied within such period, Lessor begins the correction of the
          default within such twenty days and thereafter proceeds with
          reasonable diligence and in good faith to effect the remedy as soon as
          practicable.

REMEDIES UPON DEFAULT

34.       Upon the happening of any Lessee event of default, Lessor, if Lessor
          shall elect, may (1) collect each installment of rental hereunder as
          and when the same matures and this Agreement shall remain in effect
          except that the Lessee shall not be allowed to continue to possess the
          Demised Premises and the Lessor shall be free to lease the Demised
          Premises to a third party, or (2) terminate the term of this Agreement
          without further liability to Lessee hereunder, or (3) terminate
          Lessee's right to possession and occupancy of the Demised Premises
          without terminating the term of this Agreement, and in the event
          Lessor shall exercise such right of election the same shall be
          effective as of the date of written notice of Lessor's election given
          by the latter to Lessee at any time after the date of such event of
          default. Upon any termination of the term hereof, whether by lapse of
          time or otherwise, or upon any termination of Lessee's right to
          possession or occupancy of the Demised Premises without terminating
          the term thereof, Lessee shall promptly surrender possession and
          vacate the Demised Premises and deliver possession thereof to Lessor.
          If Lessor shall elect to terminate Lessee's right to possession only,
          without terminating the term of this Agreement, Lessor at Lessor's
          option may enter onto the Demised Premises, remove Lessee's property
          and other evidence of tenancy and take and hold possession thereof
          without such entry and possession terminating the term of this
          Agreement or otherwise releasing Lessee in whole or in part from
          Lessee's obligation to pay the rent herein reserved for the full term
          hereof and in such case Lessee shall be liable for the difference in
          the rent received by Lessor and the rent due under his agreement for
          the remainder of said term. Upon and after entry into possession
          without

                                       14
<PAGE>

         termination of the term hereof, Lessor shall use reasonable efforts to
         relet the Demised Premises or any part thereof for the account of
         Lessee to any person, firm or corporation other than Lessee for such
         rent, for such time, and upon such terms as Lessor in Lessor's
         reasonable discretion shall determine or if Lessor chooses, Lessor may
         operate the Demised Premises for its own account holding the Lessee
         liable for the difference between the rental described herein and the
         fair market rental of the Demised Premises at the time of the event of
         default. The Lessee agrees to pay Lessor, or on Lessor's behalf, a
         reasonable attorney's fee in the event Lessor employs an attorney to
         collect any amounts due hereunder by Lessee, or to protect the interest
         of Lessor in the event the Lessee is adjudged bankrupt, or legal
         process is levied upon the goods, furniture, effects or personal
         property of the Lessee upon the said Demised Premises, or in the event
         the Lessee violated any of the terms, conditions, or covenants on the
         part of the Lessee herein contained. Notwithstanding anything to the
         contrary herein contained, (x) Lessor shall use commercially reasonable
         efforts to mitigate its damages and (y) Lessor's damages shall be
         reduced to the extent they could have been mitigated through the
         exercise of commercially reasonable efforts and to the extent they are
         duplicative and (z) Lessor shall not be entitled to any consequential,
         incidental or special damages.

34A.      Upon the happening of any Lessor event of default that results in the
          Demised Premises being untenantable, Lessee, if Lessee shall elect may
          (1) terminate the Lease in which case Lessee shall immediately
          surrender possession of the Demised Premises to Lessor and shall be
          entitled to recover from Lessor all actual damages incurred by Lessee
          by reason of Lessor's default, including (a) the difference between
          the rent Lessee would have paid under the Lease and the rent Lessee is
          obligated to pay under any lease entered to replace this Lease that is
          for comparable space and located in an area comparable to the area
          surrounding the Demised Premises for the remainder of the current term
          only and not for any additional options; (b) all reasonable expenses
          incurred in vacating the premises, searching for a new facility,
          entering into a new lease, and moving into a new facility; and (c) any
          other amount necessary to compensate Lessee for all the actual damages
          proximately caused by Lessor's failure to perform its obligations
          under the Lease or which the ordinary course of things would be likely
          to result therefrom; (2) maintain its right to possession, in which
          case this Lease shall continue in effect and Lessee shall have the
          right to remedy any Lessor's default and deduct the cost of remedying
          any such default from any rent due. Notwithstanding anything to the
          contrary herein contained, (x) Lessee shall use commercially
          reasonable efforts to mitigate its damages and (y) Lessee's damages
          shall be reduced to the extent they could have been mitigated through
          the exercise of commercially reasonable efforts and to the extent they
          are duplicative and (z) Lessee shall not be entitled to any
          consequential, incidental or special damages. Alternatively, Lessee
          shall have the right to remedy Lessor's breach at its expense and to
          invoice Lessor for the cost of any repairs made. The Lessor agrees to
          pay

                                       15
<PAGE>

         Lessee a reasonable attorney's fee in the event Lessee employs an
         attorney to collect any amounts due hereunder by Lessee, or to protect
         the interest of Lessee in the event the Lessor is adjudged bankrupt or
         in the event the Lessor violated any of the terms, conditions, or
         covenants on the part of the Lessor herein contained. Upon the
         happening of any other Lessor event of default, the Lessee shall have
         all the rights and remedies provided by the law of the State of
         Alabama.

MECHANICS' LIENS

35.      In the event that any mechanics' lien is filed against the Demised
         Premises as a result of alterations, additions or improvements made by
         the Lessee, the Lessor shall have the option, if the Lessee shall be
         unable to procure effective cancellation, bonding or discharge of the
         lien within 30 days following written notice of the existence of such
         condition, to take such steps and pay such monies as may be necessary
         to obtain an effective cancellation or discharge of such notice or
         claim, in which event such monies as shall be expended by the Lessor
         shall be considered additional rent hereunder and shall be due and
         payable on the first day of the next month succeeding such payment by
         the Lessor.

ENVIRONMENTAL

36.       Lessor warrants and represents to Lessee that: (a) Lessor, its agents,
          employees, representatives, tenants, and (to the best of its knowledge
          as indicated in the Phase I and Phase II environmental studies dated
          March 10, 2000 and March 14, 2000 and the environmental study provided
          to Lessor by Intergraph Corporation in February, 2000) its
          predecessors in interest in the Premises did not discharge, release,
          or dispose of, in any form, any hazardous material or substance into
          or onto the Premises and that no condition exists in or on the
          Premises that may result in any violation of any federal, state or
          local laws, regulations or ordinances relating to the protection of
          the environment or the public health and welfare (collectively
          hereinafter called "Environmental Laws"); and (b) Lessor has no
          liability and there are no outstanding claims against Lessor for the
          clean up of any hazardous material Or substance deposited in the
          environment, either directly on the premises or elsewhere, that
          resulted from ownership of the Premises.

         Lessee warrants and represents to Lessor that (a) Lessee, its agents,
         employees, representatives and sublessees, if any, will not discharge,
         release, or dispose of in any form any hazardous materials or
         substances into or onto the Premises and that Lessee, will not create,
         or permit to be created, any condition in or on the Premises that may
         result in any violation of any environmental laws; and (b) Lessee will
         not allow any hazardous material or substance to exist or be stored,
         located, discharged, possessed, managed, processed or otherwise handled
         on the Premises except those customarily used in the conduct of
         Lessee's normal business activities, and that Lessee shall comply with
         all Environmental Laws

                                       16
<PAGE>

         affecting the Premises; and (c) Lessee shall immediately notify Lessor
         should Lessee become aware of (i) any hazardous material or substance
         or any other environmental problem or liability with respect to the
         Premises, (ii) any lien, action or notice related to any such
         environmental problem or liability, or (iii) any material or substance
         or any other problem with respect to or arising out of or in connection
         with the premises.

         Lessee acknowledges the receipt of a recent Phase I and Phase II
         environmental study by Qore Property Sciences, dated March 10, 2000 and
         March 14, 2000 respectively, and the receipt of a copy of the
         environmental study provided by the Intergraph Corporation to
         Industrial Properties in February, 2000. These reports will be used to
         document the environmental status of the facilities upon acceptance and
         beginning occupancy by Lessee. Lessee Agrees to provide a new Phase I
         at least thirty (30) days prior to vacating and to correct or address
         any environmental concerns prior to lease termination.

COMMISSION AGREEMENT

37.       An agreed to and acknowledged copy of the Commission Agreement between
          Chase Commercial Real Estate Services, Inc., Lessor and Lessee is
          attached as Exhibit E and incorporated by reference into this Lease
          Agreement.

GENERAL

38.      a.       This Lease Agreement shall be governed by and under the laws
                  of the State of ALABAMA.

         b.       Each party acknowledges that it has read this Lease Agreement,
                  understands it, and agrees to be bound by its terms, and
                  further agrees that this is the complete and exclusive
                  statement of the Lease Agreement between the parties, which
                  supersedes and merges all prior proposals, understandings, and
                  all other agreements, oral or written, between the parties
                  relating to this Lease Agreement. Any change in this Lease
                  Agreement must be made in writing and signed by authorized
                  representatives of both the Lessee and the Lessor.

         c.       If either party cannot perform any or all of its respective
                  obligations under this Lease Agreement because of the
                  occurrence of any event which is beyond its reasonable control
                  and not caused by such party or its agents or employees, then
                  the non-performing party shall (i) notify the other party,
                  (ii) take reasonable steps to resume performance as soon as
                  possible, and (iii) not be considered in breach during the
                  period performance is beyond

                                       17
<PAGE>

                  the party's reasonable control.

         d.       The failure of either party at any time to require performance
                  by the other party of any provision hereof shall not affect in
                  any way the full right to require such performance at any time
                  thereafter. The waiver by either party of a portion of a
                  provision herein shall not be taken or held by the other party
                  to be a waiver of the provision itself unless such a waiver
                  shall be express and in writing.

         e.       In the event of any inconsistency between its component parts,
                  this Lease Agreement shall be construed with the following
                  order of precedence:
                           (1)      The Basic Lease Agreement (This document)
                           (2)      Exhibit A
                           (3)      Exhibit B
                           (4)      Exhibits C and D
                           (5)      Other Exhibits (if any)

         f.       The titles of the clauses in this Lease Agreement, including
                  all Exhibits thereto, shall be read as references only and
                  shall not be read as affecting, contradicting, negating, or
                  explaining the meaning or interpretation of this Lease
                  Agreement.

         g.       Each party represents and warrants that it has the right and
                  authority to enter into this Lease Agreement.

         h.       Unless otherwise specifically noted, "days" shall mean
                  calendar days.

                                       18
<PAGE>

         i.       In no event shall either party be liable to the other for
                  indirect, consequential, incidental or special damages, even
                  if it has been made aware of the possibility of such.

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

         LESSEE                                  LESSOR

         BENCHMARK ELECTRONICS                   INDUSTRIAL PROPERTIES
         HUNTSVILLE INC.                         OF THE SOUTH
         4807 Bradford Drive                     2903 Wall Triana Hwy.Suite #7
         Huntsville, AL 35805                    Huntsville, AL 35824

         By: /s/ DONALD E. NIGBOR                By:/s/ CHARLENE GRAHAM
            -----------------------                 ---------------------
         Donald E. Nigbor, President             Charlene Graham
                                                 Managing Partner

                                       19
<PAGE>

EXHIBIT A

                        DESCRIPTION OF DEMISED PREMISES

                       [THIS IS TO BE PROVIDED BY LESSOR]

                                       20
<PAGE>

                                    EXHIBIT B
                        ALTERATIONS TO BE MADE BY LESSOR

          The following Alterations shall be made by Lessor on or before the
date(s) set forth below at Lessor's sole cost and expense and, except as
provided in Section (3), without recovery from Lessee through increased rent or
otherwise:

          1.       Fully fire sprinkle the approximately 44,800 s.f. Annex
                   building with class III wet fire sprinkler system. Work to be
                   completed within 30 days of the execution of the Lease
                   Agreement.

          2.       Pressure wash, paint and caulk the exterior of the building
                   in a color mutually acceptable to Lessor and Lessee. Work to
                   be completed within 30 days from notice to proceed to paint
                   contractor.

          3.       Remove old air conditioning units from roof, cap roof curbs
                   and re-roof over existing Trocal roof material with new
                   Firestone EDPM material and insulation. Existing ballasts
                   will be re-used to anchor membrance to the building. Lessee
                   has reviewed and hereby approves the attached quotes from
                   mechanical and roofing contractor in the total amount of
                   $232,267.00.

                  Lessee agrees to pay for $30,000 of this cost within ten (10)
                  days of invoice and upon delivery of roofing material to the
                  site.

                  Lessee has read the attached proposed sample warranty from
                  Firestone and agrees to accept the maintenance of the roof of
                  the entire facility per Section 16 upon completion of the
                  re-roofing of the original structure by the roofing contractor

          Lessor represents and warrants that any alterations will be done in a
          professional manner and will comply with applicable federal, state and
          local laws.

                                       21
<PAGE>

                                    EXHIBIT C
                        ALTERATIONS TO BE MADE BY LESSEE

          Benchmark will install, at its own expense, the following items

                  Compressor System
                  Card Reader System
                  Power Protection System
                  Vacuum Pump System
                  PA System
                  Camera System
                  Time Card System
                  Kitchen Facility
                  ESD Flooring

          In addition, Tenant will replace the lighting in the old portion of
the building with lighting sufficient for its needs.

          Lessor consents to these Alterations and agrees that Tenant shall have
the right to remove these Alterations in accordance with this Lease Agreement
(i.e., provided that Tenant restore the building to its condition at the
inception of this Lease, normal wear and tear excluded).

                                       24
<PAGE>

                                    EXHIBIT D
                        FORM OF NON-DISTURBANCE AGREEMENT

          WHEREAS, SOUTHTRUST BANK, a national banking association with
principal offices in __________________, Alabama, (hereinafter referred to as
"Mortgagee") is the Holder of the Mortgage issued under and pursuant to that
certain Mortgage dated as of March_, 2000, between Industrial Properties of the
South, an Alabama corporation, and SouthTrust Bank, an Alabama public
corporation (the "Mortgagee"), of record in Book ____ page_, Office of the Judge
of Probate of Madison County, Alabama (the "Mortgage"; capitalized terms used
but not otherwise defined shall have the same meanings as in the Mortgage); and

          WHEREAS, the Mortgagor, Industrial Properties of the South, will lease
or has leased a portion of the Project to Benchmark Electronics Huntsville Inc.
(the "Tenant") pursuant to a Lease Agreement dated June 1, 2000 by and between
the Mortgagor and the Tenant (the "Lease"), a copy of which is attached hereto
as Exhibit "A";

          WHEREAS, the Lease is subsequent in time and subordinate to the liens,
security titles and security interests of the mortgage; and

          WHEREAS, Tenant has requested the assurance of Mortgagee that Tenant's
possession under the Lease will not be disturbed as a result of the occurrence
of certain events pursuant to or in connection with the mortgage.

          NOW, THEREFORE, FOR VALUE RECEIVED, Mortgagee hereby agree, for
themselves and their respective successors, that Tenant's possession under the
Lease will not be disturbed by foreclosure of the Mortgage, exercise of any
power of sale thereunder, acceptance of a deed in lieu of foreclosure or
exercise of any other remedy provided in the Mortgage or any assignment of
leases in connection therewith; provided that Tenant is not in default (beyond
the expiration of any applicable cure period) in the payment of rent or other
charges pursuant to, or in the performance of any of the other terms, covenants
or conditions of, the Lease.

          IN WITNESS WHEREOF, Mortgagee have caused this instrument to be
executed by their duly authorized officers on the 1st day of June, 2000.

                                       SouthTrust Bank, Mortgagee

                                      By:
                                               -------------

                                       Senior Vice President (Title)

                                       24
<PAGE>

STATE OF ALABAMA COUNTY OF MADISON

          Personally appeared before me, the undersigned, a Notary Public having
authority within the State and county aforesaid, _____________________, with
whom I am personally acquainted, and who acknowledged that he executed the
within instrument for the purposes therein contained, and who further
acknowledged that he is the/a(n) ______________________ of Southtrust Bank, a
national banking association, and is authorized by the bank to execute this
instrument on behalf of the bank in its capacity as Mortgagee.

         WITNESS my hand, at office, this _____ day of   ______________, 2000.

My Commission Expires:

                                       24<PAGE>

                                                                  Exhibit 10.22

                            LEASE RENEWAL AMENDMENT

        Account Not. 4068689-002, 003,004, 005, 007, 008,009
        010, 011,012,013,014,015, 016,017,018, 019, 020,021

    THIS LEASE RENEWAL AMENDMENT dated as of SEPTEMBER 29, 2000 ("Amendment")
amends Schedule Nos. 002, O03, 004, 005,007, 008, 009, 010, 011, 012, 013,
014, 015, 016, 017, 018, 019, 020, 021 ("Schedule") to the Master Lease
Agreement dated as of July 9, 1997 ("Agreement"), such Schedule and
Agreement, as the same may have been heretofore amended or otherwise
modified, are hereinafter collectively referred to as the ("Lease") between
GENERAL ELECTRIC CAPITAL CORPORATION ("Lessor) and BENCHMARK ELECTRONICS
("Lessee"). Capitalized terms not defined herein shall have the meanings
assigned to them in the Lease.

                                  WITNESSETH

    WHEREAS, the term of the Lease is scheduled to expire on SEPTEMBER 18,
2000; SEPTEMBER 30, 2000 and NOVEMBER 24, 2000 ("Primary Term Expiration
Date"); and

    WHEREAS, Lessee desires to renew the Lease pursuant to the terms set
forth herein; and

    WHEREAS, Lessor is willing to consent to such renewal pursuant to the
terms set forth herein;

    NOW, THEREFORE, in consideration of the above premises and the mutual
promises; contained herein, as well as other good and valuable consideration,
the receipt and sufficiency of which is hereby acknowledged, the parties
hereto, intending to be legally bound, agree as follows:

1. Commencing on SEPTEMBER 30, 2000 the Lease shall be renewed for an
additional period of THIRTY SIX (36) months ("Renewed Term") on and subject
to the same terms and conditions as set forth in the Lease, except as
otherwise expressly provided herein:

    (a) During the Renewed Term, Lessee hereby agrees to pay to Lessor rent
    in the total principal sum of FIVE MILLION NINE HUNDRED FIFTEEN THOUSAND
    AND 00/100 Dollars ($5,915,000.00), plus financed upfront sales tax in the
    sum of ONE HUNDRED FIFTEEN THOUSAND SEVEN HUNDRED FIVE AND 14/100 Dollars
    ($115,705.14) with interest thereon, from the date upon which the Renewed
    Term commences through and including the last day of the Renewed Term, at a
    fixed interest rate of TEN POINT FOUR percent (10.4%), to be paid in Thirty
    Six (36) consecutive monthly installments of principal and interest of ONE
    HUNDRED NINETY FOUR THOUSAND FORTY SIX and 67/100 Dollars ($194,046.67)
    (each a "Periodic Installment") and a final installment equal to the GPO
    Amount (as that term is described below). The Periodic Installments have
    been calculated on the basis of a 360 day year of twelve thirty-day months.
    Each Periodic Installment may, at the option of the Lessor, be calculated
    and applied on the assumption that such installment would be made on its
    due date. The first Periodic Installment shall be due and payable on
    OCTOBER 1, 2000 and the following Periodic Installments shall be payable on
    the same day of each month thereafter throughout the Renewal Term.

<PAGE>

    (b) During the Renewed Term, the Stipulated Loss Value and Termination
    Value of the Equipment as of the applicable calculation date shall be
    equal to (i) the sum of (A) all then remaining Periodic installment
    payments (which would have come due over the balance of the Renewed Term
    without any termination thereof), and (B) the GPO Amount (set forth
    hereinbelow), (ii) discounted to its then present value using a discount
    rate equal to the one year U.S. Treasury Constant Maturity rate in effect
    as of the date on which the Lease either terminates or the Casualty
    occurs, as published in the Federal Reserve Statistical Release H.15
    (519). Furthermore, in connection with any default or other termination
    of the Lease prior to the scheduled expiration of the Renewed Term any
    surplus net proceeds received by Lessor from the sale, re-lease or other
    disposition of the Equipment after satisfaction of all amounts payable by
    Lessee under the Lease shall be remitted to Lessee (except to the extent
    as may be otherwise required by applicable law).

    (c) Upon expiration of the Renewed Term, Lessee shall purchase for cash
    consideration all (but not less than all) of the Equipment for an amount
    equal to ONE AND 00/100 Dollar ($1.00) (the "GPO Amount"), plus all
    applicable sales, use and other taxes thereon, ON AN "AS IS, WHERE IS"
    BASIS WITHOUT RECOURSE TO, OR WARRANTY BY, LESSOR OF ANY KIND, NATURE OR
    DESCRIPTION WHATSOEVER. All other purchase options or renewal options are
    hereby deleted in their entirety.

    (d) In order to secure payment and performance of Lessee's obligations
    hereunder, Lessee hereby grants Lessor a security interest in (i) the
    Equipment and in all goods that are or may hereafter become accessions
    thereto, and (ii) all proceeds of such property, including but not
    limited to insurance proceeds.

    (e) Any provisions of the Lease relating to Early Termination, Purchase
    Option or Terminal Rent Adjustment Clause shall be deleted in their
    entirety.

2.  Lessee hereby represents and warrants that all of the representations and
warranties included in the Lease (except as set forth in Article XV (b) of
the Lease) are true and correct as of the date first above written.

    Except as expressly modified herein, all terms and provisions of the
Lease shall remain in full force and effect.

    IN WITNESS WHEREOF, the parties hereto have caused their duly authorized
representatives to execute and deliver this Amendment as of the date first
above written,

LESSOR:                                LESSEE:
GENERAL ELECTRIC CAPITAL CORPORATION   BENCHMARK ELECTRONICS
By:  /s/ Ingrid Duffelmeyer            By: /s/ Gayla Delly
   ---------------------------------      -------------------------------
Title: Collateral Specialist           Title: Treasurer
      ------------------------------         ----------------------------

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