Exhibit 10.4 (Printed on Wright & Company letterhead) September 8, 1999 QAD Inc. 6450 Via Real Carpinteria, CA 93013 Attn: Marsha Eslick RE: South Coast Business Park, Carpinteria, California 6430 Via Real, Suite's 1 & 2 Termination of Lease Dear Marsha: This is to confirm that QAD Inc., (Lessee) will surrender possession of the above mentioned leasehold and that South Coast Business Park (Lessor) will accept the surrender on September 30, 1999. The Lease shall be cancelled and terminated and Lessor and Lessee shall be relieved from any and all rights and responsibilities set forth in the lease as of September 30, 1999. Please have this letter accepted and returned for our signature and we will see that you get a copy for your files. Cordially, Tony Bortolazzo TB:jwb AGREED: QAD Inc. (Lessee) By: _____________________________________________________________ Barry Anderson, Executive Vice President Date South Coast Business park (Lessor) By: _____________________________________________________________ Date