Material Agreement (Form 8-K)

Item 1.01 Entry into a Material Definitive Agreement

On April 28, 2026, Trio-Tech International, a California corporation (the "Company"), through its subsidiary Trio-Tech (Malaysia) SDN BHD ("Trio-Tech Malaysia"), entered into a lease agreement (the "Lease") with Skygate Technology (M) SDN. BHD. (the "Landlord"), effective as of June 1, 2026, pursuant to which Trio-Tech Malaysia will lease approximately 104,000 square feet of space located at 2481, Tingkat Perusahaan 4, Kawasan Perusahaan Perai, 13600 Perai, Pulau Pinang (the "Premises").

The term of the Lease will commence on June 1, 2026 and will expire on May 30, 2028 (the "Expiration Date"). The Company has the option to extend the Lease for one additional one-year term, subject to the terms therein. The monthly base rent due under the Lease shall initially be approximately $115,000 per month. The Landlord has the right to terminate the Lease upon customary events of default. The Company is also required to pay a security deposit in the amount of approximately $539,000 which will be refunded without interest to the Company by the Landlord in accordance with the terms and conditions of the Lease, unless Trio-Tech Malaysia vacates the Premises prior to the Expiration Date. The Company shall also pay the Malaysian Sales and Service Tax imposed in connection with this Agreement to the appropriate authority.

The foregoing summary of the Lease does not purport to be complete and is qualified in its entirety by reference to the full text of the Lease, a copy of which is filed as Exhibit 10.1 to this Current Report on Form 8-K.