Document:

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                                                                   EXHIBIT 10.42

                                TENANCY AGREEMENT

                             FOR INDUSTRIAL PREMISES

                                     BETWEEN

                               JORENT TECHNO GmbH

                              CARL-ZEISS-STRASSE 1

                                   07743 JENA

                                 (AS LANDLORD)

                                      AND

                      BROOKS-PRI AUTOMATION (GERMANY) GmbH

                             GOSCHWITZER STRASSE 25

                                   07745 JENA

                                   (AS TENANT)

THE FOLLOWING TENANCY AGREEMENT IS ENTERED INTO:

Owner of the let property is LEUTRA SAALE Gewerbegrundstucksgesellschaft mbH &
Co. KG, Carl-Zeiss-Strasse 1 in 07743 Jena. JORENT Techno GmbH is the general
tenant of the property and as such is authorised to let the rental property to
the Tenant.

                            RENTAL PROPERTY: HALL 1/2

                       KONRAD-ZUSE-STRASSE 8 IN 07745 JENA

                               (INDUSTRIAL AREAS)

                                                                               1

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                            CLAUSE 1 RENTAL PROPERTY

(1)      The rental property comprises the areas marked in colour in the floor
         plans of Hall 1 attached to this Tenancy Agreement as APPENDIX 1 and
         APPENDIX 2, for a

                            TOTAL AREA OF 1,113 m(2)

(2)      The net floor space of the hall, ignoring the separating areas, is
         applicable for the purposes of determining the rent and the allocation
         of operating and management expenses.

         Any divergence of the stated areas in m(2) up to 3% from the actual
         situation shall not be grounds for entitlement to change the rent,
         either for the Landlord or for the Tenant. In the event of divergence
         greater than 3%, the rent shall be re-calculated in accordance with the
         actual situation.

(3)      The Tenant shall take over the rented premises in their present state.
         All further building work required for the purpose of the rental is the
         Tenant's responsibility. In this respect the Tenant is obliged to
         inform the Landlord, to the extent required by the construction
         procedures, of decisions, planning documentation and other
         specifications that are necessary or expedient for its building work,
         or to provide these to the Landlord, in sufficient time that the
         construction procedure is not hindered.

         This shall apply accordingly to the extent that, after or during the
         extension work to be carried out by the Landlord, further construction
         work is to be carried out by the Landlord in order to finish the rental
         property and/or the overall building work, for carrying out the
         construction work itself on the Tenant's side. To the extent that the
         Landlord is hindered in this respect by the Tenant through omission, or
         co-operation that is not provided in due time, this must be notified by
         the Landlord to the Tenant in writing. Hindrances resulting from
         omission, or from co-operation that is not provided in due time, shall
         not, if applicable, lead to a corresponding postponement of the start
         of the rental period as defined in Clause 3 (1) of this Agreement, if
         the Landlord has notified the hindrances to the Tenant in writing.

         In addition, the Tenant shall assume as required all the costs for
         official applications, approvals and charges associated with its own
         building work.

         Additional keys for the rented premises and/or communal areas may not
         be made without the written consent of the Landlord. Additional keys
         are to be handed over to the Landlord at the end of the rental period.
         The Landlord shall not be liable to reimburse the cost of making the
         keys when they are handed over.

                                                                               2

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                              CLAUSE 2 PURPOSE OF THE RENTAL

(1)      The rental property shall be let to the Tenant for operation as the
         following trade:

                        OFFICE, ASSEMBLY AND STORAGE AREA

(2)      The rental property may only be used for the contractually agreed
         purpose. Any change to the usage type during the period of the
         contractual relationship shall be notified to the Landlord by
         registered letter and requires the prior approval of the Landlord.

(3)      On the part of the Tenant, no explosive materials may be stored or
         processed, and no activities may be carried out that in any way involve
         an increase in the insurance risk for the rental property, and/or
         contravene official regulations.

(4)      To the extent that the Landlord has opted for sales tax, the Tenant is
         obliged to use the rental property exclusively for generating turnover
         subject to sales tax (Section 9 (2) UStG [Sales Tax Act]) within the
         scope of its business operations. These obligations also apply in the
         event of any permitted sub-letting or transfer to third parties for
         use.

                      CLAUSE 3 RENTAL PERIOD / TERMINATION

(1)      The tenancy shall commence on 1 MAY 2003.

(2)      The tenancy is for an indefinite period. The parties to the agreement
         may terminate the tenancy with a period of notice of 6 MONTHS TO THE
         END OF A QUARTER.

(3)      Notice of termination must be served by registered letter, with the
         declaration being received by the other party by the third working day
         of the first month of the period of notice at the latest. Application
         of Section 545 BGB [German Civil Code] is excluded.

(4)      The Landlord may terminate the Tenancy Agreement with immediate effect
         without observing a period of notice, if major cause exists; in
         particular if, after written reminder by the Landlord, any of the
         following conditions apply: the Tenant is in

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         arrears with payment of the rent or ancillary charges for more than two
         months to an amount exceeding two month's rent; bankruptcy or
         composition proceedings are initiated on the Tenant's assets, or
         rejected due to lack of assets; the Tenant continues a use of the
         rental property that is contrary to contract, despite a written
         reminder by the Landlord, or does not use it for the agreed purpose;
         the Tenant infringes the Landlord's rights to a substantial extent, in
         particular by transferring the rental property without permission to a
         third party, in whole or in part; or significantly compromises the
         rental property or the building through usage contrary to contract or
         neglect of the care which it (the Tenant) owes; or if the Tenant
         breaches its obligations culpably and to such an extent that it is no
         longer reasonable for the Landlord to accept continuation of the
         tenancy.

         This is without prejudice to statutory provisions concerning the right
         to extraordinary termination.

(5)      In the event of termination of the Agreement under paragraph (4), the
         Tenant shall be liable for the whole or partial loss of the rent,
         ancillary charges and other payments agreed under this contract. This
         shall apply in particular if the rental property remains unoccupied or
         has to be rented out more cheaply after the Tenant leaves until the end
         of the agreed rental period. In such a case the Tenant cannot argue
         that the next tenant is prepared to conclude a new tenancy agreement if
         the Landlord is not willing to enter into a contract with the latter
         for logical objective reasons. This is without prejudice to further
         claims for compensation on the part of the Landlord.

                                  CLAUSE 4 RENT

(1)       The rent for the rental areas as defined in Clause 1 (1) is initially:

<Table>
<S>                                            <C>              <C>
From 1 May 2003, the monthly basic net
  rent is:

For the overall rental area..................  1,113m(2) =       15,300 EUR

Net amount...................................                    15,300 EUR

Plus VAT, currently 16%......................                     2,448 EUR

Gross rent...................................                    17,748 EUR
</Table>
         The following agreements are also made:

         By agreement with and on the request of the Tenant, and with due
         consideration of

                                                                               4

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         delivery deadlines, approval periods, etc., the Landlord shall provide
         the following services promptly after receiving the Agreement signed by
         the Tenant:

         1.       Extension of the existing air-conditioning system by the
         addition of appropriate humidification. Cost shall be borne by the
         Landlord without allocation to the rent.

         2.       Extension of the existing air-conditioning system in the
         clean-room area by 100 KW on the basis of the quotation from the
         Brockmann company dated 8 July 2003. The Landlord shall finance the
         cost of approx. EUR 100,000 in advance.

         3.       Commissioning the work required on the electrical system in
         order to meet the conditions to extend the air-conditioning system to
         200 KW if required. The Landlord shall finance the cost of approx. EUR
         40,000 in advance.

         4.       The Brooks company shall pay 40% of the basic rent of EUR
         15,300 net plus VAT as stated in Clause 4(1) until completion of the
         technical equipping of the clean-room areas in accordance with points
         1. to 3. above, with retro-active effect to the start of the Tenancy
         Agreement.

         5.       After completion of the work specified under points 2. and 3.,
         the total cost (maximum EUR 150,000) shall be apportioned to the rent
         in monthly instalments over a period of 10 years. Once the total cost
         has been submitted, an amendment to the Tenancy Agreement shall be
         prepared with the exact figures.

         6.       In the event that the Agreement terminates prior to the end of
         10 years after the start of the apportionment for reasons that the
         Landlord is not responsible for (e.g. termination without notice as a
         result of rent arrears), the residual amount of the investment, plus
         the costs for installation of the humidification of approx. EUR 25,000,
         which had not been financed via the monthly instalments, shall become
         due at the end of the Agreement in one lump-sum.

<Table>
<Caption>
<S>                                                                            <C>
         ------------------------------------------------------------------------------------
         From 1 May 2003, the monthly net payment on account for operating expenses is:
         ------------------------------------------------------------------------------------
         For the overall rental area under Clause 5 (3) currently 1,113 m(2) =   3,979.50 EUR
         ------------------------------------------------------------------------------------
         Plus VAT, currently 16%                                                   636.72 EUR
         ------------------------------------------------------------------------------------
         Gross payment on account                                                4,616.22 EUR
         ------------------------------------------------------------------------------------
</Table>
(2)      If the Consumer Price Index for Germany (basis in 2000 = 100 points),
         as officially determined and published by the Federal Office of
         Statistics for the Federal Republic of Germany, changes overall by 5%
         or more in comparison with the level at the time of concluding the
         Agreement, each party to the contract has a right to adjustment of

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         the rent in the same percentage proportion. This change shall be
         effective from the month in which 5% and more has been reached.

         If the parties to the contract do not reach agreement within 2 months
         from assertion of the demand for adjustment, the adjusted amount can be
         determined by the Landlord at its discretion within the scope of legal
         admissibility under Section 315 BGB [German Civil Code].

(3)      If the rent is adjusted as a result of the above index clause, the
         clause shall apply again in accordance with the provisions of the
         previous paragraph and the rent is to be re-adjusted accordingly as
         soon as the above-mentioned cost-of-living index changes again by at
         least 5%.

(4)      The Landlord (in the case of an increase in rent) or the Tenant (in the
         case of a reduction) must inform the other party of this change by
         submitting a statement. If this is not done immediately, it does not
         mean that the adjustment has been waived. The Tenant does not come into
         arrears with payment of the increased amounts, however, and the
         Landlord does not come into arrears with refunding the reduced amounts,
         until receipt of the respective statement.

(5)      If the indexing arrangement as set forth in paragraph (2) is replaced
         by a new one during the term of the Agreement, it will be necessary to
         transfer to a new original arrangement. The time of the transition is
         the month from which the Euro amount of the index trend was adjusted
         for the last time. Payment obligations from the past are to be
         considered completed; the amounts of money paid shall not be
         re-calculated with retro-active effect once again because of new
         arrangements for the index.

                   CLAUSE 5 OPERATING AND MANAGEMENT EXPENSES

(1)      Operating and management expenses incurred by the Landlord through the
         intended use of the rental property described in Clause 1 (1) are to be
         borne pro rata by the Tenant, in particular including the expenditure
         formulated in Appendix 3 to Clause 27 of the II Charging Regulation, to
         the extent that they are actually incurred in the rental property, for:

         a)       the on-going public charges on the land, especially the tax on
         real estate,

         b)       the cost of the water supply,

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         c)       the cost of drainage,

         d)       the cost of operating the central heating system in the hall,
         including the flue gas system; operating the central fuel supply
         system; the self-contained commercial supply of heat, cleaning and
         maintaining self-contained central heating,

         e)       the cost of operating the central water supply system based on
         consumption as measured,

         f)       the cost of interconnected heating and warm-water supply
         systems,

         g)       the cost of operating mechanical passenger lifts and goods
         lifts,

         h)       the cost of street-cleaning and the cost of clearing snow and
         ice in winter,

         i)       the cost of cleaning the building and of disinfestation,

         j)       the cost of maintaining external facilities,

         k)       the cost of power supply, e.g. lighting, power current,

         l)       the cost of chimney-cleaning, unless covered by points d; e;
         f,

         m)       the cost of property insurance and liability insurance for the
         building,

         n)       the cost of caretaker services,

         o)       the cost of operating the communal antenna system or a cable
         connection,

         p)       the cost of operating and maintaining the technical
         facilities,

         q)       the cost of security services, and the cost of property
         management,

         r)       other operating costs, e.g.:

                  - gutter cleaning

                  - maintaining and operating the fire alarm system

                  - maintaining fire extinguishers

                  (checking / changing the extinguishing material)

                  - maintaining and inspecting lightning conductor systems

         as well as the pro rata costs of the maintenance and repair work to be
         carried out by the Landlord outside the rental property in accordance
         with Clause 8 (4).

         The Tenant shall enter into contracts directly with utility companies
         for the supply / disposal of water / sewage and heating.

         The expenses incurred in the rental premises for telephone, cleaning
         and other services are to be regulated by contract between the Tenant
         and the service providers, and settled directly with the latter.

                                                                               7

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(2)      To the extent that operating and management expenses are not borne
         directly by the Tenant, the Tenant shall make a reasonable monthly
         payment on account for the operating and management expenses, set by
         the Landlord at its discretion. The Landlord shall issue a statement
         covering these expenses six months after a statement period at the
         latest. The Tenant is entitled to inspect the documents on which the
         statement is based and to make copies of these documents, or to request
         them from the Landlord at its own expense. The Tenant is entitled to
         assert objections in writing within a time limit of four weeks after
         receipt of the statement. Any additional payments or over-payments are
         to be settled within eight weeks by the Tenant (after receipt of the
         statement) or by the Landlord (after issue of the statement). The
         statement period is deemed to be the calendar year.

(3)      The Landlord has the right and the duty to adjust appropriately the
         amount of the payment on account at its own discretion while taking
         into account the expenses that are actually incurred and settled after
         each annual statement; in the event of extraordinary rises in
         particular cost types with the corresponding impact on the overall
         costs, or if new public levies are introduced, the Landlord is also
         entitled to adjustment during a statement period with effect to the
         first day of the month following the increase, although in any case
         after 30 days with prior announcement. The Landlord is entitled, at any
         time and even with effect for the statement period that is current at
         the time, to establish at its discretion a new distribution method for
         the operating costs (in whole or for individual cost types), provided
         this is appropriate.

         CLAUSE 6 DUE DATE ARRANGEMENTS, PAYMENT AND ARREARS OF PAYMENT

(1)      The rent, including the payment on account for the operating and
         management expenses plus sales tax (VAT), is due for payment monthly in
         advance, exempt from charges, by the third working day of each month at
         the latest, to the account indicated by the Landlord. At the start of
         the rental, this account is:

                             Account No.: 41 53 863

                            c/o HypoVereinsbank Jena

                              Sort Code: 830 200 87

(2)      If the Tenant gets into arrears with payment of the rent or the payment
         on account for the operating and management expenses, it shall be
         obliged to pay default interest of

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         4% above the prevailing base rate of interest with the payment that is
         next due to the Landlord.

                        CLAUSE 7 PROVISION OF A SECURITY

(1)      The Tenant shall provide an interest-bearing deposit of two months'
         rent including payment on account for operating costs plus VAT for the
         purpose of covering all of the Landlord's claims arising from this
         Agreement. The deposit can also be provided in the form of an
         indefinite, unconditional and directly enforceable bank guarantee, at
         the Tenant's option.

         The deposit is to be increased in the same percentage as the rent as
         agreed in Clause 4 of this Agreement and/or the payments on account for
         operating and management expenses as determined. If the rent and/or
         operating expenses change, the Tenant must top up the security payment
         in the way indicated above, as soon as the amount to be added is at
         least EUR 250.

(2)      Offsetting on the part of the Tenant using the claim for repayment
         arising from the deposit against accounts receivable by the Landlord
         during the rental period is excluded.

(3)      The Landlord can settle its due claims from the deposit after informing
         the Tenant in advance even during the tenancy. In this circumstance the
         Tenant is obliged to increase the deposit total back to the original
         amount within four weeks after written demand by the Landlord.

(4)      The Landlord must hand over the deposit / guarantee to the Tenant
         immediately after ending of the tenancy, if and to the extent that the
         Tenant has met all the claims of the Landlord arising from this
         Agreement.

   CLAUSE 8 STATE OF THE RENTED PREMISES / MAINTENANCE OF THE RENTAL PROPERTY

(1)      The Tenant makes use of the rental property, i.e. the rental property
         is in a state suitable for the contractually agreed purpose and is free
         of defects that nullify or reduce the value of the rental property or
         its suitability for the contractually agreed purpose.

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(2)      The handover took place at the time of a joint inspection by the
         parties. On signing the handover certificate, the Tenant has
         acknowledged the condition of the rental property as specified in the
         contract.

         The Tenant must tolerate adverse effects arising from remaining work or
         other construction work relating to completion of the building as part
         of the overall project. These adverse effects do not entitle the Tenant
         to a reduction in rent.

(3)      The Tenant is obliged to treat the rental property with care. The
         maintenance and repair of the rental property caused by use as
         specified must be performed by the Tenant up to EUR 150.00 in a single
         case in the case of minor repairs, up to a maximum amount of EUR
         1,500.00 per year, plus the prevailing sales tax (VAT). This maximum
         amount is subject to the provision agreed in Clause 4 (3) on altering
         the rent. The Tenant's obligation to repair does not include parts of
         the exterior shell, repair work to the roof and the building's service
         pipes. Redecorating is to be carried out professionally at appropriate
         intervals using materials that correspond to the standard of the rental
         property. If the rented areas or any communal facilities are destroyed
         or damaged, in whole or in part, through design errors in the
         supporting building parts, fire, explosion, lightning, storm, force
         majeure, war or other events, this Tenancy Agreement shall lapse after
         the Landlord has declared that it will not re-build within 3 months.
         The Landlord undertakes to issue this declaration within 2 weeks after
         the loss has arisen. If it is no longer possible to use the damaged or
         destroyed premises or areas as per the contract, the Tenant's
         obligation to pay the rent shall cease from the date of the loss event.

(4)      The Tenant shall notify the Landlord promptly of damage to the rental
         property. The Tenant shall be liable to pay compensation for loss
         caused through not notifying in tune. Maintenance and repair of the
         roads outside the rental property are the Landlord's responsibility,
         which can require reimbursement of the expenses incurred in this
         respect in the context of the statement on the operating and management
         expenses pro rata from the Tenant subject to the provisions of Clause 5
         (2).

(5)      Substantial alterations to and in the rented premises by the Tenant, in
         particular conversions and fixtures, installations, etc., may only be
         undertaken by the Tenant with the prior consent of the Landlord.

                                                                              10

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(6)      The Landlord may make improvements and constructional alterations which
         become necessary for the maintenance or extension of the building or
         rental property or to prevent imminent hazards or repair damage, even
         without the consent of the Tenant. Nonetheless, while carrying out the
         work required for this purpose, the operational procedures and the
         interests of the Tenant are to be taken into consideration and the
         Landlord must co-ordinate the relevant measures with the Tenant. This
         also applies to work and building that, although not necessary, are
         expedient to carry out. The Landlord must in any case notify the Tenant
         about the nature and scope of the proposed work in writing in good time
         prior to the work being carried out.

         To the extent that the Tenant must tolerate the corresponding work, it
         can neither reduce the rent nor demand compensation nor exercise a
         right of retention. The Tenant shall only be entitled to these rights
         if, as a result of the measures, it is only possible to make restricted
         use of the rental property or parts thereof.

(7)      The Landlord is entitled to enter the rental property at any time for
         major cause, otherwise during normal business hours. If possible, the
         Landlord must inform the contact person designated by the Tenant in
         advance of its visit.

                         CLAUSE 9 WARRANTY AND LIABILITY

           INSURANCE OF THE TENANT'S OBJECTS BROUGHT INTO THE PROPERTY

(1)      The Tenant is barred from asserting warranty rights arising from a
         defect in the rental property or due to delay by the Landlord in
         remedying a defect, provided the defect was not caused by the Landlord
         intentionally or with gross negligence. This is without prejudice to
         the Tenant's claim for remedying the defect.

(2)      The Tenant shall be liable for damage to the rental property, its
         fittings, facilities and installations, the communal areas of the
         building and all the facilities belonging to the building by itself,
         its employees, any sub-tenants, customers and suppliers. This shall
         apply in particular for any impairment of the rental property through
         setting up equipment or through storing items. The Tenant is
         responsible for proving that culpable conduct was not involved.

(3)      The Tenant must deduct any amounts that it receives from insurance
         payments, or could have received on taking out the appropriate
         insurance agreements, from any loss or claims for compensation.

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(4)      If the Landlord should sell the rental property or the entire building
         in the future, the application of Section 566 (2) BGB [German Civil
         Code] is excluded.

(5)      The Landlord shall take out the normal buildings insurance policies,
         which shall not cover fixtures and extensions on the part of the
         Tenant. The Tenant shall bear the appropriate cost of a higher level of
         insurance by the Landlord, if requested by the Tenant.

(6)      The Tenant is not entitled to either compensation or rent reduction in
         the event of failure of the Landlord's services agreed in this contract
         as a result of strike, force majeure and other reasons that the
         Landlord cannot avert. This applies in particular to the failure of
         water, electricity, fuel, etc., and the consequences thereof. The
         external actions of third parties, e.g. traffic diversions,
         excavations, road blockages, noise/smell/dust pollution or similar, are
         not grounds, irrespective of the extent, for a deficiency in the rental
         property, provided they are not the responsibility of the Landlord.

(7)      It is the Tenant's responsibility to insure the Tenant's objects
         brought into the property. The Landlord shall not be liable for loss or
         damage to these objects brought into the property, regardless of the
         reason for the loss, unless the Tenant proves that the Landlord has
         culpably caused the loss or damage.

(8)      Loss of keys is to be notified immediately to the management or the
         Landlord. If a central locking system is installed in the property, the
         Landlord can demand restoration of the full functionality of the
         central locking system. The costs incurred shall be charged to the
         Tenant.

                   CLAUSE 10 OFFSETTING / RIGHTS OF RETENTION

The Tenant may only offset against claims for rent that is due, and claims
arising from payments on account of operating and management expenses, using
those counter-claims that are undisputed or established with legal force. The
assertion of retention rights, and rights to withhold performance, are excluded
unless they are based on counter-claims that are undisputed or established with
legal force.

                                                                              12

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   CLAUSE 11 SETTING UP MACHINERY, PROVISION AND USE OF HEATING, VENTILATION,
                         ELECTRICITY AND OTHER SERVICES

(1)      Prior to setting up machinery and equipment in the rented premises, the
         Tenant must enquire about the permitted load on the ceilings from the
         Landlord and obtain the latter's permission for installation. If, as a
         result of exceeding this permissible limit on the load, the Tenant or
         Landlord or a third parry sustains any injury or loss, the Tenant shall
         be solely responsible and liable to pay compensation.

(2)      Furthermore, the machinery and equipment must be removed at the request
         of the Landlord if adverse effects on the property become apparent,
         e.g. through cracks in the walls resulting from shaking.

(3)      The basic heating system and/or the air-conditioning system shall be
         kept running during the normal operating period depending on the
         requirements of the tenants as a whole. Air-conditioning systems (if
         present) shall be operated throughout the year. DIN stipulations shall
         apply to the room temperature. If a tenant does not make any use of the
         heating etc., this shall not provide exemption from the obligation to
         share in the costs.

(4)      The existing mains networks for electricity (including any existing
         cabling for phone, data and antenna), gas, water and heating etc. may
         only be used by the Tenant to an extent that does not cause an overload
         of the existing facilities. The Tenant can cover its additional needs
         by expanding the supply lines at its own expense, with the prior
         written consent of the Landlord. Re-locating any other mains networks
         within the rental property or building also requires the written
         consent of the Landlord.

(5)      In the event of disruption or damage to the supply lines, the Tenant
         must ensure that they are switched off immediately and must inform the
         Landlord. In the event of danger in delay, the Tenant itself is obliged
         to ensure removal of the immediate hazard at once. The Landlord shall
         arrange for further clearance of the damage unless the Tenant is
         responsible for maintenance and repair under this Agreement. If this is
         not the case, the Landlord must also bear the cost of immediate removal
         of the hazard.

         For the purpose of preventing exceptional potential dangers outside
         normal working hours, the Tenant shall designate a responsible contact
         person for the Landlord and

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         make the necessary additions in good time, or whether and under what
         circumstances the Landlord is granted access to the rented premises
         with the required disaster staff.

(6)      Waste from the Tenant's trade activities (provided it does not involve
         office waste and bulky waste) may not be tipped into the rubbish bins
         provided by the Landlord for general use, but must be removed by the
         Tenant itself. Ordinary waste is to be reduced to small pieces and
         emptied into the containers provided. If there are facilities to
         dispose of the waste according to different types, e.g. used paper,
         cardboard boxes, glass, plastics, the Tenant must use them.
         Irrespective of this, the Tenant must take special waste such as
         batteries, paint, oil, to public collection points.

         If contamination is caused on the site during transport or other
         activities, the Tenant must remove these immediately.

                              CLAUSE 12 SUB-LETTING

(1)      The Tenant is not authorised to sub-let the rental property or transfer
         use to third parties in any other way, without the written consent of
         the Landlord. Permission may not be refused by the Landlord unless
         there is a significant reason for refusing permission to the sub-tenant
         or the sector which it represents. A significant reason exists in
         particular in a case where the sub-tenant does not sub-let to
         businesses within the meaning of the UStG [Sales Tax Act], which use
         the site/building exclusively for turnover which does not exclude
         deduction of input tax, or intend to use it for such purpose. The
         permission that is granted applies only to the particular case and can
         be revoked at any time for significant reason in this case too.

(2)      Should the Tenant nevertheless sub-let to other businesses which
         generate turnover that excludes deduction of input tax, the rent for
         this rented area shall be increased by the amount of the loss incurred
         for the Landlord. This is without prejudice to more extensive claims on
         the part of the Landlord.

(3)      In the eventuality of subletting, the Tenant assigns to the Landlord
         now at this stage as security the claims to which it is entitled
         against the sub-tenant, in addition to liens in the amount of the
         Landlord's rent claim.

                     CLAUSE 13 RETURN OF THE RENTAL PROPERTY

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(1)      When the tenancy ends, the Tenant is obliged, to the extent that it has
         made constructional changes to the rental property, to revert the
         rental property to its original state. At the request of the Landlord,
         the Tenant is obliged to pay to the Landlord the amount of the relevant
         deconstruction costs, as calculated on the basis of an architect's
         estimate corresponding to the appropriate standards, instead of
         carrying out the respective building work. Otherwise the Tenant is
         obliged to return the rental property in a state meeting its obligation
         under Clause 8 (3).

(2)      The Tenant-must return the rental property swept clean on ending of the
         Agreement. All keys, including those that were made by the Tenant at
         its own cost, are to be handed over to the Landlord without any charge.

(3)      If the Tenant does not fulfil the obligations incumbent upon it, the
         Landlord may, after a period of grace associated with the threat of
         exclusion has expired without effect, have the rented premises opened,
         cleaned and redecorated, or have this work carried out by a specialist
         firm, and have new locks and keys fitted, all at the expense of the
         Tenant.

(4)      The Tenant shall be liable to the Landlord for all losses arising from
         the rented premises not being vacated in good time. The Landlord may
         demand loss of rent for up to three months as compensation without
         having to prove the causal relationship between the Tenant's actions
         and the loss which occurred. This is without prejudice to further
         claims for compensation to be proved by the Landlord in terms of the
         reasons and the amount The Tenant is at liberty to prove that a loss
         did not occur or to a substantially lower extent.

(5)      Fixtures and conversions that have not been removed shall become the
         property of the Landlord without compensation being payable to the
         Tenant.

(6)      The Tenant must remove external advertising at its own expense by the
         handover of the rented premises. If the Tenant does not meet this
         obligation, or not in good time, the Landlord may, after setting a
         reasonable period of grace associated with the threat of exclusion,
         undertake this work itself at the expense of the Tenant, or have it
         done by third parties.

                                                                              15

<PAGE>

(7)      During the last three months of the tenancy, the Tenant must permit "To
         let" signs be applied to windows or other suitable locations, and allow
         the property to be inspected by parties interested in renting it.

                        CLAUSE 14 JURISDICTION AGREEMENT

To the extent permissible under the law, Jena shall be the place of performance
and exclusive jurisdiction for all obligations arising from this Agreement.

                           CLAUSE 15 FINAL PROVISIONS

(1)      Amendments, additions and ancillary agreements to this Agreement must
         be in writing in order to be effective. If this correspondence is
         conducted verbally, by phone or in writing between the employees of the
         parties, such agreements require at all events written confirmation by
         senior management at the Landlord's in order to be effective.

(2)      Should a provision of this Agreement be ineffective or contestable,
         this shall not affect the validity of the remaining provisions; in a
         case of this type, the parties must make new contractual agreements
         which correspond to the provision that has become ineffective or
         contestable. The same applies to gaps/loopholes in the Agreement.

(3)      This Agreement is also binding on any legal successors of the parties.

(4)      To the extent that the tenancy is not regulated in this Agreement, the
         provisions of the BGB [German Civil Code] shall apply.

(5)      The Tenant consents that the Landlord shall store the data required for
         drawing up the Agreement in files and shall hold this information in
         data collections for the purpose of central administration.

(6)      The Landlord is entitled to issue "Rules of the house" for the
         individual buildings and/or for the industrial property as a whole,
         which includes regulation of the users of the rented property, the
         communal facilities and other matters affecting all tenants.

                                                                              16

<PAGE>

(7)      The Tenant shall receive the option of renting parking places,
         telephone connections and communication devices. A quotation covering
         this shall be submitted separately to the Tenant on request.

JENA,                                JENA,
     ---------------------               ---------------------

JORENT TECHNO GmbH                   BROOKS-PRI AUTOMATION

                                     (GERMANY) GmbH

                                     /s/ Robert W. Woodbury
_________________________            --------------------------

(Landlord)                           (Tenant)

                                                                              17<PAGE>

                                                                   EXHIBIT 10.43

                                TENANCY AGREEMENT

                                       FOR
                               INDUSTRIAL PREMISES
                                     BETWEEN

                               JORENT TECHNO GmbH
                            CARL - ZEISS - STRASSE 1
                                   07743 JENA

                                -THE "LANDLORD"-
                                       AND

                      BROOKS-PRI AUTOMATION (GERMANY) GmbH
                             GOSCHWITZER STRASSE 25
                                   07745 JENA

                                 -THE "TENANT"-

FOLLOWING TENANCY AGREEMENT IS CONCLUDED:

Owner of the rented property is LEUTRA SAALE

Gewerbegrundstucksgesellschaft mbH & Co. KG, Carl- Zeiss- Strasse 1 in 07743
Jena, Germany. Jorent Techno GmbH is general tenant of the property and
therefore authorized to let the property to the tenant.

                               PROPERTY: HALL 1,
                       KONRAD-ZUSE-STRAssE 8, 07745 JENA
                                 -TRADE AREAS-

                           SECTION 1 RENTED PROPERTY

(1) Rented property is the coloured area seen in the attached floor plan of hall
1 (attachment 1 and 2 of the tenancy agreement) for the total area of:

                                   1.113 m(2).

(2) The net floor space without consideration of the partition walls is relevant
for the assessment of the rent and the operational and administrative expenses.
Neither tenant nor landlord are able to claim modifications of the rent when the
given area information in m(2) may deviate up to 3% from the actual area rates.

<PAGE>

With a deviation of more than 3 % the rent is recalculated according to the
actual rates.

(3) The tenant takes the rented property in the current state. Any additional
construction for the use of the property is the business of the tenant. In this
connection, the tenant has to inform the landlord in time about decisions, plans
and other projects that are required or functional for the construction to
assure a proper process.

This is also valid for processes of construction made by the tenant as far as
after or during the ponstruction accomplished by the landlord further
constructional efforts for the completion of the rented property and/or the
total construction are required by the landlord. As far as the landowner is
constrained by the tenant by default or the non-existing timely co-operation in
this connection, the landlord has to inform the tenant in writing. This can lead
if necessary to no time displacement of the start of the rent (Section 3
paragraph 1 in this contract) if the landlord has informed the tenant in
writing. Furthermore, the tenant has to bear if necessary all additional costs
for official applications, permissions and charges in connection to
constructions accomplished by the tenant.

                          SECTION 2 USE OF THE PROPERTY

(1) The rented property is let to the tenant as the following trade:

                     OFFICE, INSTALLATION AND STORAGE AREAS

(2) The rented property must only be used for this agreed contractual purpose.
Any change in the use of the property during the contractual relationship has to
be reported to the landowner via registered mail and needs previous approval of
the landowner.

(3) On the part of the tenant explosive materials must not be stored and
processed. There are no activities allowed that can somehow increase the
insurance risk of the property or disagree official orders.

(4) When the landowner opts the sales tax, then the tenant has to use the rented
property exclusively for attainment rates liable to tax on sales/purchases
(Section 9 paragraph 2 UStG). Those obligations are also valid in case of a
possible permitted sublet or when let to a third party.

                   SECTION 3 DURATION OF TENANCY/CANCELLATION

(1)The tenancy starts on 1st May 2003

(2)The tenancy is a permanent contract. The contracting parties are able to
cancel the contract with a period of 6 months from the end of the quarter.

(3)Cancellations have to be done by registered mail whereat the particular
declaration of one party of contract has to be received by the other party of

<PAGE>

contract no later than the 3rd working day of the first month of the period of
cancellation. The use of Section 545 BGB is impossible.

(4) The landowner is able to cancel the contract as from now without an
adherence of a cancellation period if there is an important reason. Especially,
if the tenant, after written reminders made by the landlord, is in arrears with
the payment of rent and additional expenses longer than 2 months; the amount of
the arrear is more than 2 monthly rents; the bankruptcy proceeding of the
capital of the tenant was instituted or rejected in default of mass; the tenant
carries on using the property contrary to the contract despite all written
reminders made by the landlord and does not use it for the agreed purposes; if
the tenant impinges upon the landlord's rights and lets the complete or parts of
the object to a third party unauthorised; or jeopardises the object or the
building with the use contrary to the contract or significantly neglects the
necessary diligence; if the tenant culpably and vastly violates obligations then
a continuation of the tenancy is unreasonable for the landlord. The legal
requirements for the right of uncommon cancellations stay unaffected.

(5) In case of a cancellation of the contract after paragraph 4 the tenant is
liable for the complete or partial loss of the rent and additional expenses as
agreed in this contract. This is particularly valid if the rented property stays
vacant or has to be let at a lower price after the of the tenant's moving out
until the end of the agreed period of tenancy. In this case, the tenant is not
able to object that the next tenant wants to conclude a new tenancy if the
landlord does not want to conclude a contract with him because of factually
comprehensible reasons. Further claims of the landlord stay unaffected.

                             SECTION 4 PROPERTY RENT

(1) The rent for the rented property according to Section 1 paragraph 1 is:

<Table>

<S>                                 <C>      <C>       <C>            <C>
Monthly basic rent
For the total area ................ 1.113    m(2)      15.300,00      Euro
Net subtotal ......................                    15.300,00      Euro
Plus VAT (currently 16%) ..........                     2.448,00      Euro
Gross property rent ...............                    17.748,00      Euro
----------------------------------------------------------------------------

Monthly net prepayment of
additional expenses for the
total area is (according to
Section 5 Paragraph 3) currently .. 1.113    m(2)       3.979,50      Euro
Plus VAT (currently 16%) ..........                       636,72      Euro
Gross prepayment ..................                     4.616,22      Euro
</Table>

(2) Does the consumer price index (basis 1995= 100 points) officially fixed by
the German Federal Statistical Office changes 5% or more compared with the
status of the time of the conclusion of the contract, every party has the right
for

<PAGE>

a rent modulation with equal percentage relation. This change becomes operative
from the month when 5% or more percent were reached.

(3) If there is a rent modulation because of the protrusive stable value clause
then the clause is applicable again according to the terms of the previous
paragraph. According to that, the rent has to be modulated again as soon as
there are new consumer price index changes of at least 5%.

(4) The landlord has to inform the other party of contract in case of a rent
increase and the tenant has to inform the other party in case of a reduction.
Those changes have to be presented in a settlement. Does this not happen
immediately, this means no abdication of modulation. The tenant defaults with
the payment of the increasing amounts and the landlord defaults the refunding of
the reduced amount not until the reception of the particular settlement.

(5) If the defined index regulation (see paragraph 2) is replaced by a new one
during the contract period it has to be changed into new original regulation.
The time of this change is the month when the Euro-amount of the index
development was modulated ultimately. Payment obligations in the past have to be
considered as concluded; because of a new index regulation the paid amount of
money won't be retroactively calculated again.

                          SECTION 5 ADDITIONAL EXPENSES

(1) The additional expenses that are produced all the time through the proper
use of the property described in Section 1 paragraph 1, especially expenses seen
in Attachment 3 in Section 27 of the II. Regulation of Calculation are
proportionally paid by the tenant. At present, this includes all expenses
actually incurred thereby for:

a) Running official charges of the property especially property tax

b) Expenses for water supply

c) Expenses for dewatering

d) Expenses for the handling of the heating system including waste gas facility;
the handling of the central fuel supply facility; the independent industrial
supply of heat, the cleaning and maintenance of single storey heating

e) Expenses for the handling of the water supply facility based on the measured
consumption

f) Expenses for connected heating and warm water supply facilities

g) Expenses for the handling of automatic lifts for people and loads

h) Expenses for street-cleaning and garbage collection as well as the clearance
of snow and ice in winter

i) Expenses for building cleaning including the basement garage and the
professional vermin killing

j) Expenses for the maintenance of the outside facilities

k) Expenses for electricity supply like lighting, power electricity etc

l) Expenses for chimney sweeping as far as not included in points d,e,f

m) Expenses for general liability insurance and property damage liability
insurance

n) Expenses for caretaker services
<PAGE>
o) Expenses for the handling of cable termination and community aerial
facilities

p) Expenses for the handling of the maintenance of technical facilities

q) Expenses for security services as well as expenses for the property
management

r) other expenses like for instance:

         - cleaning of the gutter

         - service and maintenance of the fire detector facilities

         - maintenance of fire extinguishers (checkups and changes of the
         extinguish substances)

         - maintenance and control of the lightning conductor facilities

as well as proportional costs for the landlord's service and maintenance outside
of the property according Section 8 paragraph 4.

The tenant directly concludes contracts with supply and disposal companies for
the supply or disposal of water/waste water and heating.

Arising expenses in the property for phone, cleaning and other services have to
be contractually arranged by the tenant and directly balanced accounts with the
service provider.

(2) As far as operating and administrative expenses are not directly paid by the
tenant, the tenant has to pay a deposit for those expenses which are appropriate
and at equitable discretion of the landlord. The landlord gives a settlement
about those expenses not later than 6 months after a settlement period. The
tenant has the right to see the settlement's receipts and make copies of that
resp. to ask the landlord to make copies of those receipts at the tenant's
expenses.

The tenant has the right to claim objections in writing within a period of 4
weeks after the settlement's access. The settlement is considered as approved if
this does not happen. Possible back pays or overpays have to be balanced within
8 weeks by the tenant after the settlement's access or balanced by the landlord
after creating the settlement. The period of settlement is one calendar year.

(3) The landlord has the right and duty to assimilate the height of the deposit
at equitable discretion in consideration of the actual arising expenses and the
settled costs after every annual settlement.

The landlord is able to assimilate expenses during the settlement's period after
an extraordinary increasing of single types of expenses with an according impact
on overall expenses resp. after the initiation of official duties. This is
effective from the first day of the month after the increase but by all means
after 30 days with previous notification.

The landlord has always the right (even effective during the running
settlement's period) to arrange a new distribution measure for the additional
expenses at equitable discretion as far as it is appropriate.

      SECTION 6 REGULATION OF THE PAYMENT DATE, PAYMENT AND DELAYED PAYMENT

(1) The rent including the deposit for operating and administrative expenses
plus VAT has to be paid monthly in advance and exempt from charges by the

<PAGE>

third working day every month onto the specified account of the landlord. At the
beginning of the tenancy it is:

                           Account number: 4153863
                           C/o HypoVereinsbank Jena
                           Bank code: 83020087

(2) If the tenant defaults the payment of the rent or the deposit for operating
and administrative expenses he has to pay default interest amounting to 4% over
the particular base rate of the Deutsche Bundesbank with the next due payment
for the landlord.

                                SECTION 7 DEPOSIT

(1) The tenant has to pay an interest bearing deposit amounting to 2 monthly net
rents including prepayments for additional costs plus VAT due at the beginning
of the tenancy to protect the claims of the landlord in this contract. The
deposit can be provided- at tenant's own option- in form of an unlimited,
unconditional, directly enforceable guarantee.

The deposit has to be increased concerning the same percentage amount as the
rent and additional expenses are increased in Section 4 paragraph 1 in this
contract. If rent and additional expenses change the tenant has to fill up the
deposit given above when the additional amount is at least 250, -E.

(2) A credit of the tenant with claims for back pays from the deposit against
due allowances of the landlord during the tenancy is impossible.

(3) The landlord is able to take money from the tenant's deposit during the
tenancy because of due claims after previous notification of the tenant. The
tenant has to refill the deposit by the original amount within 4 weeks after a
written order from the landlord.

(4) The landlord has to give the deposit/guarantee back immediately to the
tenant after the ending of the tenancy if an as far as the tenant fulfils all
claims of the landlord appearing in this contract.

         SECTION 8 CONDITION OF THE PROPERTY/MAINTENANCE OF THE PROPERTY

(1) The tenant uses the property i.e. the property is free from defects -
concerning the contractually agreed purpose- that could cancel or decrease the
value of the property or its suitability for the contractually provided use.

(2) The handing over took place on the occasion of a common inspection of the
parties. The tenant has accepted the condition of the property as specified in
the contract via signing the handover certificate.

Damages which can result from remaining construction or other applicable
construction for the building's completion that occur in connection with the

<PAGE>

complete construction measures have to be tolerated by the tenant. This does not
authorize him to obtain an abatement of rent.

(3) The tenant has to treat the property carefully. The maintenance and service
of the property resulting from the use according to regulations have to be paid
by the tenant when there are bagatelle repairs up to 150, E in an individual
case up to a maximum amount of 1.500, E per annum plus the applicable VAT at
a time. The maximum amount is liable to the agreed regulation for the changing
of the rent written in Section 4 paragraph 3. Unaffected of the liability of the
tenant for repairing are parts of the outer skin, service on the roof and truss
as well as service pipes of the building. Aesthetic repairs have to be carried
out professionally at appropriate intervals using materials that fit the
standard of the building. If the property areas or any community facility are
partly or totally destroyed by constructional fault of supporting building
parts, fire, explosion, lightning, storm, force majeure, war impact or other
events this Tenancy agreement expires after the landlord announced that the
rebuilding takes longer than 3 months. The landlord has to announce this within
2 weeks after the damage. If the contractual use of the destroyed or damaged
rooms or areas is not possible any longer the tenant has to pay the rent from
the day of the damage.

(4) The tenant has to inform the landlord about any property damages
immediately. The tenant is liable to pay compensation for a damage caused by a
tardy notification. Service and maintenance of traffic areas outside the
property like staircase, access through the basement garage as well as the
basement garage itself are the landlord's business who can proportionally claim
arising costs within the scope of the settlement of the operational and
administrative expenses regulated in Section 5 paragraph 2.

(5) The tenant is allowed to make fundamental changes upon and in the property
especially rebuilding and fixtures, installations etc. if the landlord
previously agreed on it.

(6)The landlord is allowed to make reparations without the approval of the
tenant if the reparations serve to maintain and complete the building or the
property or to avoid imminence or to remove damages. Whereat the operating
schedule and the interests of the tenant have to be considered and the landlord
has to coordinate the reparations with the tenant. This is also valid for
reparations that are not actually necessary but appropriate. In either case, the
landlord has to inform the tenant in time and in writing about the start, form
and amount of the planned construction.

If the tenant has to tolerate those reparations he is not able to obtain an
abatement of rent or to claim damages and he doesn't have the right of
retention. He just has those rights if the use of the property or parts of it is
restricted.

(7) The landlord has the right to enter the property at any time or else during
the usual office hours. The landlord has to previously inform the contact
person-given by the tenant- about this visit as far as possible.

<PAGE>

                        SECTION 9 GUARANTEE AND LIABILITY
                   INSURANCE OF OBJECTS BROUGHT BY THE TENANT

(1) The assertion of warranty rights on the part of the tenant because of
property damages or the landlord's default to remedy deficiencies is impossible
if the deficiency is caused by the landlord intentionally or grossly negligent.

(2) The tenant is liable for property damages, accessories, facilities and
equipment, community areas of the building as well as all areas belonging to the
building caused by him, his employees, possible subtenants, costumers or
suppliers. This is especially valid if there are property interferences caused
by the arrangement of equipment or the storage of items. The tenant has to
supply evidence that there was no negligence.

(3) The tenant has to credit possible damages or claims for damages against
assurance benefits that he receives.

(4) The application of Section 566 paragraph 2 BGB (German Civil Code) is
impossible if the landlord alienates the property or the whole building in the
future.

(5) The usual building insurances are contracted on the part of the landlord.
Rebuilding and fixtures are not included here. The arising costs for a higher
insurance on the part of the landlord are paid by the tenant if he asks the
landlord for one.

(6) For the loss of payments or services on the part of the landlord as
contracted caused by strike, superior force or other reasons that can't be
averted by the landlord the tenant is not entitled to claim for damages or
decrease. This is especially valid for the breakdown of water, electricity, fuel
etc. and results from it. Extraneous cause of a third party like traffic
diversions, digging, road blocks, disturbances through noise, smell and dust or
similar are not considered as tenancy failure if they are not caused by the
landlord.

(7) The insurance of objects bought by the tenant is the tenant's business. The
landlord is not liable for damages upon those objects and it is irrelevant what
the damage caused unless the tenant supplies evidence that the landlord culpably
caused the damage.

(8) Losses of keys have to be reported immediately to the management or the
landlord. The landlord is able to claim the reconstruction of the functioning of
the central closing facility if there is a central closing installed. The
arising expenses have to be paid by the tenant.

                      SECTION 10 SUMMATION/RIGHT TO RETAIN

The tenant is only able to charge up due rent payments and allowances from
operational and administrative expenses against counterclaims that are
unquestioned and legally established. The assertion of the right of retention
and

<PAGE>

refusal of services is impossible unless they are based on counterclaims that
are unquestioned and legally established.

  SECTION 11 ARRANGEMENT OF MACHINES, SUPPLY AND USAGE OF HEATING, VENTILATION,
                         ELECTRICITY AND OTHER SERVICES

(1) The tenant has to be informed by the landlord about the permitted weight of
the floor ceilings and get the permission from the landlord before the arranging
of machines on the rented property. The tenant is solely responsible and liable
to pay compensation if there are any damages caused by an exceedance of this
permitted weight.

(2) Machines have to be removed on the landlord's request if they affect the
property aversely like cracks in the walls caused by concussions.

(3) The basis heating and/or the air condition have to operate according to the
particular demands of all tenants and the common operation hours. Room air
facilities- if existent- have to be operated year-round. The regulations of the
DIN are valid for the room temperature. If a tenant does not use the heating
etc. he still has to pay the additional expenses.

(4) The available mains for electricity- including possible phone, data or
aerial wirings-, gas, water and heating etc can only be engaged by the tenant if
the available facilities are not overloaded. The tenant is able to satisfy an
increased demand by means of an expansion of the supply pipes at his own
expenses after the previous approval of the landlord in writing. The landlord
also has to approve in writing if there is a relocation of other mains on the
property.

(5) The tenant has to arrange an immediate shut down and has to inform the
landlord in case of damages or disturbances on the supply pipes. The tenant
himself has to delete immediately imminent danger in case of danger in delay.
Further damage clearance is arranged by the landlord as far as the service and
maintenance has to be done by the tenant according to this contract. If this is
not the case, the landlord also has to pay for the clearance of imminent danger.
For the avoidance of extremely dangerous moments outside the usual working
hours, the tenant has to name a liable contact person and has to make necessary
completions for this in time resp. if and under which circumstances the landlord
and the necessary damage staff get access to the property.

(6) Waste caused by the tenant's industrial work -unless it's no office or bulky
waste- are not allowed to be thrown into the trash bins that are provided by the
landlord for general wants. The tenant himself has to take care of this specific
waste. Domestic waste has to be chopped up and has to be binned into the
positioned trash bins.

The tenant has to use facilities for waste disposals (like waste paper, paper
board container, glass, plastics) if they exist. Independent from that, the
tenant has to bring hazardous waste (like batteries, paint, oil) to public
collecting points. The tenant has to dispose any contaminations on the property
caused by transport or other actions.

<PAGE>

                             SECTION 12 SUBLETTING

(1) The tenant must not let the property to a third party without the written
approval of the landlord. The approval must not be refused by the landlord
unless there are important issues that speak for a refusal. An important issue
are: if the particular subtenant does not sublet the property to contractors
(for the purpose of the sales tax regulation) who solely use the property for
exchange that does not exclude input VAT. The permission is only valid for the
individual case and can be cancelled at any time because of important reasons.

(2) If the landlord nevertheless sublets to other contractors who make exchanges
which exclude input VAT, the landlord will increase the rent for the property
area for the claim incurred. Further claims on the part of the landlord will
remain unaffected hereof.

(3) The tenant already now assigns the appropriate claims to the landlord
concerning a possible subletting and the connected claims together with the lien
amounting to the rent claims of the landlord.

                        SECTION 13 RETURN OF THE PROPERTY

(1) The tenant has to relegate the property into its original state- in case of
structural alterations- when the tenancy ends. The tenant has to pay, on the
landlord's request, the amount of money for a deconstruction estimated by an
architect instead of a construction on the part of the tenant. Besides, the
tenant has to give back the property in the state corresponding to the
fulfilment of his duties regulated in Section 8 Paragraph 3.

(2) The tenant has to give back the property clean swept when the tenancy ends.
All keys have to be given back to the landlord for free, also the keys that were
made at the expenses of the tenant.

(3) The landlord has the right to open the property, get it cleaned and repaired
if needed by a professional company and make new locks and keys at the expenses
of the tenant. This is valid if the tenant does not fulfil his incumbent duties
after an effectless period of grace connected with a refusal menace on the part
of the landlord.

(4) If the tenant does not leave the property in time he is reliable for all
damages caused through this. The landlord can claim up to 3 monthly rents as
compensation without supplying evidence of the causal connection between the
behaviour of the tenant and the occurred damage. Further claims on the part of
the landlord that need proof remain unaffected hereof. The tenant has to prove
if there was no damage at all or if the damage was of much lower amount.

(5) Rebuildings and fixtures which were not removed belong to the landlord
afterwards without any compensation payment for the tenant.

<PAGE>

(6) Outdoor advertising has to be removed at the expenses of the tenant until
the return of the property. The landlord or a third party are able to make
necessary reparations at the expenses of the tenant after an appropriate
appointment of time and a period of grace connected with a refusal menace, if
the tenant does not fulfil his duty or not in time.

(7) The tenant has to tolerate the application of tenancy posters onto windows
or other appropriate locations and to permit inspections of interested tenancy
parties during the last 3 months of the tenancy.

                       SECTION 14 JURISDICTION REGULATION

Place of performance and solely jurisdiction for all regulations in this
contract -as far as legally permitted- is Jena.

                            SECTION 15 FINAL CLAUSES

(1) Changes, completions and subsidiary agreements connected to this contract
need to be in writing in order to be considered as valid. If the members of the
parties make such agreements verbally, telephonically or in writing, they do
need in any case the written confirmation of the landlord's management in order
to consider the agreement as valid.

(2) If a regulation in this contract is ineffective or questionable this does
not affect the validity of the other regulations; in this case, the parties
should make new contractual agreements that correspond to the ineffective or
questionable regulation. This is also valid for loopholes.

(3) This contract is also obligatory for possible legal successors of the
parties.

(4) Regulations of the BGB (German Civil Code) are valid if the tenancy is not
regulated in this contract.

(5) The tenant agrees that the landlord saves the data -required for the
execution of the contract- in files and maintain those in a data pool for the
purpose of central administration.

(6) The landlord is able to enact house rules for individual buildings resp. for
the industrial object as a whole that regulate all issues concerning the users
of the tenancy, community facilities and other related business.

(7) The tenant is able to rent storing positions, telephone mainlines and
communicating equipment. A corresponding contractual proposal is submitted
separately at the request of the tenant.

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