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                                                                   EXHIBIT 10.23

Company Tenancy Agreement



         Fung-jiao Lin
         and
         Silicon Energy Corporation



         Date 18 October 2000
         8 Barrington House Southacre Drive Cambridge CB2 2TY


                                                                        BIDWELLS
                                                            PROPERTY CONSULTANTS


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AN AGREEMENT made the 18 day of October 2000

BETWEEN Fung-Jiao Lin

OF No 104-85 Luen-tse Ding Ding-Luen Village Min-hsiung 68 ?? Taiwan ROC
(hereinafter called "the Landlord") by the hand of his Agents Messrs Bidwells of
the one part and Silicon Energy Corporation

OF 1010 Atlantic Avenue Alameda California USA (hereinafter called "the Tenant")
of the other part

WHEREBY IT IS AGREED as follows:-

1.        The Landlord lets and the Tenant takes ALL THAT property known as 8
          Barrington House Southacre Drive Cambridge CB2 2TY hereinafter called
          "the premises" together with all necessary rights of access thereto
          And Together with the Landlord's fixtures therein and the fittings and
          other effects contained in the premises and specified in the Inventory

1.1       The premises shall be held by the Tenant for a period from the 18th
          day of October 2000 until the 17th day of October 2001 inclusive of
          both dates

3.1       The rent shall be at the rate of Pound 1400 per calendar month

3.2       Rent shall be payable six monthly in advance to Bidwells' account
          No.20291684 at Barclays Bank Plc P.O. Box 2 15 Bene't Street Cambridge
          CB2 3PZ (Sort Code 20-17-19) the first payment being due on or before
          18 October 2000 and then the following payment being due on or before
          18 April 2001

4         A deposit of Pound 2500 shall be paid by the Tenant to the Landlord in
          connection with the tenancy and shall be used by the Landlord only for
          the following purposes:

4.1       To make good any damage done to the premises or the effects therein
          which is the tenants responsibility under the terms of the tenancy or
          in remedying any breach by the tenants of any of its covenants or
          obligations in this agreement

4.2       To replace any broken damaged or missing items at the premises



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4.3       To replace any lock for which the Tenant has mislaid the key

4.4       To pay any sums due in respect of the rates, council tax, oil,
          electricity or telephone services or other matters which are the
          tenants responsibility under the tenancy hereby created

4.5       To pay for the reconnection of any services disconnected during the
          term

4.6       To pay any rent (and if appropriate interest) due at the expiration of
          the term

4.7       To pay any legal and other costs and expenses incurred by the Landlord
          for which the tenant is liable under the terms of the tenancy or
          otherwise

4.8       Subject to the aforesaid deductions the Landlord will refund the said
          deposit to the tenant within three months of the expiration of the
          tenancy together with interest accrued for deposits paid of over Pound
          1,000

5         The Tenant hereby agrees with the Landlord as follows:

5.1       To pay the said rent at the times and in the manner specified

5.2       Forthwith at the beginning of the tenancy to enter into direct
          contractual relationships with the appropriate bodies for the
          provision of a telephone and the supply of gas and electricity to the
          premises and to pay promptly for such services and to pay to the
          Landlord upon demand as additional rent all charges incurred by the
          Landlord for the use by the Tenant of the telephone or in respect of
          telephone rental during the tenancy or for the supply of gas or
          electricity to the premises during the tenancy

5.3       To pay the water and sewerage rates payable in respect of the premises

5.4       If appropriate to pay or arrange for the payment for satellite
          television and/or the License fee for any television at the premises

5.5       To pay or arrange for the payment of any Council Tax payable in
          respect of the premises and any tax charge or rates amending or
          replacing the same for which



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          the Landlord might become liable and to indemnify the Landlord in
          respect thereof

5.6       If the rent or any other sums payable hereunder to the Landlord are
          unpaid for seven days after becoming payable the Tenant shall pay to
          the Landlord interest thereon from the due date to the date of payment
          at the rate of 4% per annum above the base rate of Barclays Bank plc
          for the time being in force

5.7       Not to use or allow the premises to be used or occupied except as a
          single private residence only and for no other purpose

5.8       Not to carry on or allow to be carried on any trade business or
          profession from or on the premises

5.9       To use and ensure that any occupiers use the premises in a tenant-like
          manner and to take reasonable care of the premises and of the fixtures
          and fittings and to keep the premises and the fixtures and fittings in
          a clean condition

5.10      To keep the interior of the premises and the fixtures in a good repair
          and condition throughout the tenancy excepting only those
          installations which the Landlord is obliged to repair under Section 11
          of the Landlord and Tenant Act 1985

5.11      To keep the drains and gutters comprised in the premises clean and
          clear

5.12      As often as may be necessary and at least once every six months to
          sweep or arrange for the sweeping of any chimneys at the premises

5.13      To leave the said fittings and effects of the premises in their proper
          and usual places as found upon entry and not to store any of the
          furniture in the garage (if any) nor anywhere except in the premises

5.14      To keep the said fittings and effects in their present state of repair
          and condition (reasonable wear and tear excepted) and to replace with
          similar articles of at least equal value or if the Landlord so
          requires to pay to the Landlord the value of any parts of the said
          fittings and effects which may be destroyed or so damaged as to be
          incapable of being restored to their former condition (except any
          parts thereof


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          which may be destroyed or damaged by accidental fire or other risk
          covered by the Landlord's policy of insurance but any excess shall be
          paid by the Tenant)

5.15      To permit the Landlord and his agents at all reasonable hours in the
          day to enter upon and view the condition of the premises and to give
          or leave on the premises notice in writing to the Tenant of all
          defects and wants of reparation then and there found which the Tenant
          shall be liable to make good under the agreements herein before
          contained

5.16      To carry out within twenty one days of receipt of written notice from
          the Landlord such works of repair renovation or decoration as may be
          required to be done by the Tenant under the terms of this agreement
          and in the event of the Tenant failing to carry out such works the
          Landlord shall be entitled to enter on the premises to carry out such
          works and the cost of such works shall be paid to the Landlord by the
          Tenant immediately on demand

5.17      Not to make or to allow to be made any alterations or additions to the
          premises nor to cut maim injure nor allow to be cut maimed or injured
          any of the walls or timbers thereof nor to make any holes in or affix
          anything to the walls ceilings or floors of the premises with nails
          screws adhesive tape or other fixative PROVIDED THAT with the consent
          of the Landlord and so long as any damage done to the premises is made
          good picture hooks or screws may be used

5.18      Not to decorate or allow the premises to be decorated without the
          prior consent of the Landlord

5.19      Not to do or permit anything in the premises which may be illegal or
          which may be or become a nuisance or annoyance or cause damage to the
          Landlord or his licenses or the occupiers of any neighbouring property

5.20.1    Not to occupy the premises personally

5.20.2    Not to assign underlet charge or part with possession of the whole or
          part of the premises except as provided in this clause



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5.20.3    Not to part with possession of the premises to any person or persons
          who would or might become an Assured tenant or tenants protected by
          the Housing Act 1988 or any legislation amending or replacing the same

5.20.4    No to part with possession of the premises except to Douglas Dyment an
          employee of the tenant and members of his immediate family none of
          whom shall occupy the premises except a licensee without payment of
          rent

6         Not to do or permit or suffer to be done anything whereby the policy
          or policies of insurance on the premises against damage by fire storm
          tempest or aircraft may become void or voidable or whereby the rate of
          premium thereon may be increased and to repay to the Landlord by way
          of indemnity all sums paid by way of excess or increased premiums and
          all expenses incurred in or about any renewal of such policy or
          policies rendered necessary by a breach of this agreement

7         To permit the Landlord or his agents with or without workmen and
          others at all reasonable times to enter upon the premises for the
          purpose of executing repairs or alterations of or upon the premises or
          any property adjoining the premises the Landlord making good all
          damage thereby occasioned

8         To keep the communal gardens forming part of the premises in a neat
          and tidy condition

9         Not to leave or allow the occupiers to leave the premises for any
          period during the winter months without making effective arrangements
          to prevent damage to water pipes and tanks by freezing and in default
          to pay the cost of repairing any burst pipes or tanks and of making
          good any consequential damage occasioned thereby

10        At the end of the tenancy thoroughly to clean all fixtures fittings
          [and] carpets and curtains upholstery an furniture and to wash down
          all dirty paintwork and to have professionally cleaned all carpets
          curtains and upholstery

11        Not to bring on to or use or allow to be used at the premises any
          portable gas heaters or any heating lighting or cooking equipment
          which burns paraffin or



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          other liquid fuel and not to store petroleum spirit paraffin or other
          inflammable substance on the premises and the Landlord shall be
          entitled to remove without notice from the premises any such items
          found therein

12        Promptly to report verbally to Messrs Bidwells any items of disrepair
          affecting the premises or any event which may give rise to a claim
          under the insurance of the premises and to confirm such report in
          writing within seven days of any such event and within seven days
          after receipt of any notice given or order made by any competent
          authority affecting the premises or any neighbouring property to give
          full particulars thereof to Messrs Bidwells

12.1      To inform Messrs Bidwells if the premises are to be left vacant or
          unoccupied at any time for more than one week

12.2      During the last eight weeks of the tenancy to permit prospective
          tenants or purchasers to view the premises at reasonable times and
          should the Landlord wish to exhibit upon the premises a notice that
          the same are for sale or to let to permit such notice to be displayed
          in a proper manner

12.3      To retain the [gas and] electricity services for the benefit of the
          Landlord on the termination of the tenancy and not to remove the
          telephone from the premises or to cancel the contract for the supply
          of a telephone line or to transfer the telephone number of the
          premises to another property and in the event of the telephone being
          disconnected during the tenancy as a result of the Tenant's act or
          neglect to pay the cost of replacing and reconnecting the same
          Provided that any rented telephone may be returned to the supplier

12.4      Not to keep any pets at or on the premises without the prior consent
          of the Landlord

12.5      To pay the Landlord's legal costs and expenses in connection with the
          preparation of this Agreement and the counterpart thereof and to pay
          the stamp duty on the counterpart]



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12.6      To pay on demand all legal costs and expenses together with VAT
          incurred by the Landlord on an indemnity basis in enforcing any of the
          provisions of this Agreement against the Tenant

12.7      At the end of the said term to surrender up the premises with vacant
          possession and to leave the premises and all contents in such
          condition as complies with the Tenant's obligations hereunder

12.8      To comply with the terms and conditions (other than the covenant to
          pay the rent and service) contained in the Lease under which the
          Landlord holds the premises ("Head Lease")]

13.       The Landlord shall pay [all water [and sewerage] rates payable in
          respect of the premises] [and shall pay any rent and service charge
          payable under the head lease]

14.       It is hereby agreed that:

14.1      If the rent hereby reserved or any part thereof shall be unpaid for
          fourteen days after becoming payable (whether formally demanded or
          not) or if any of the foregoing stipulations on the Tenant's part
          shall not be complied with then the Landlord may at any time
          thereafter re-enter upon the premises and resume possession of the
          said effects and thereupon the tenancy shall determine. This is to be
          without prejudice to any right of action the Landlord may have in
          respect of the Tenant's obligations under this Agreement.

14.2      In case the premises or any part thereof shall become unfit for use by
          fire or other risk against which the Landlord has insured during the
          tenancy (and the policy or policies of insurance effected by the
          Landlord shall not have been vitiated or payment of the policy moneys
          refused in whole or in part in consequence of any act or default of
          the Tenant) the rent reserved or a just proportion thereof according
          to the extent of damage sustained shall cease so long as the premises
          or any part thereof remain uninhabitable

14.3      The Landlord shall not be responsible for the loss damage or
          destruction howsoever caused to any of the Tenant's or any of the
          occupier's belongings kept



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          or left on the premises and the insurance of such belongings shall be
          the Tenant's responsibility

14.4      The Landlord shall not be responsible for the poor quality or loss of
          reception to any television or radio at the premises

14.5      Where the tenant is required by this Agreement to pay to the Landlord
          or any other person any sum in respect of the supply of goods or
          services the Tenant will also pay any VAT (or substituted tax) which
          is chargeable whether or not at the option of the Landlord

14.6      In the event of the Tenant failing to comply with his obligations for
          the repair or maintenance of the premises and/or any fittings or
          effects in the premises the Tenant shall (in addition to his liability
          to make good such dilapidations) pay to the Landlord on or before the
          termination of this tenancy a sum equal to 10% plus VAT of the total
          value of such dilapidations such value to be as reasonably determined
          by the Landlord's Agents Messrs Bidwells

14.7      Ownership of all property left at the premises and not claimed within
          one month thereafter shall immediately pass to the Landlord who shall
          be entitled (though not bound) to sell the same for his own benefit

15.       It is expressly acknowledged and agreed by the parties hereto that the
          payment of the rent or other payments due under this Agreement by a
          party other than the Tenant and the acceptance of rent or other
          payments by the Landlord shall take effect solely as payment on behalf
          of the Tenant and shall not create any legal relationship whether
          contractual or otherwise between that party and the Landlord

16        The Landlord hereby gives notice to the Tenant under the provisions of
          Section 48 of the Landlord and Tenant Act 1987 that the Landlord's
          address in England and Wales at which notices (including notices in
          proceedings) may be served on him in connection with the tenancy
          hereby granted is care of Bidwells Trumpington High Street Cambridge
          CB2 2SU


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17        Any notice served by the Landlord on the Tenant shall be sufficiently
          served if sent by first class post to the address of the Tenant show
          in this agreement

18        In this Agreement words importing the masculine gender shall include
          the feminine gender and vice versa words importing a person or persons
          shall include companies and corporations and words importing the
          singular shall include the plural and vice versa and all agreements
          and obligations of more than a single person shall be deemed to be
          joint and several agreements and obligations


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AS WITNESS the hands of the parties hereto the day and year first before written

SIGNED by Silicon Energy Corporation /s/ Signature Illegible (VP Europe)

in the presence of:

Witness (Signature) /s/ Signature Illegible

Witness (full names) Lisa Anne Grant

Address Bidwells
        Stonecross, Trumpington
        Cambridge, CB2 2SU

Occupation Lettings Manager