<PAGE>
                               EXTENSION AGREEMENT

         THIS AGREEMENT made as of the 4th day of February, 2000.

B E T W E E N:

         GLEN YOUNG INVESTMENTS

                                                     (the "Landlord")

         -and-

         1054323 ONTARIO LIMITED
         o.a. Absolute Wheel & Tire

                                                     (the "Tenant")

WHEREAS:

         By an Offer to Lease dated the 28th day of November, 1994, (hereinafter
called the "Lease") the Landlord leased to the Tenant for a term ("Term") of
Five (5) years commencing on the 1st day of December, 1994 and expiring on the
31st day of March, 2000.

         Covering certain premises (the "Leased Premises"), comprising an area
of approximately 5,025 square feet located at 4884 Dufferin Street, Unit 1,
North York, Ontario.

NOW THEREFORE the parties agree as follows:

1. The Term of the Lease is hereby extended for a further period of FIVE (5)
years commencing on the 1st day of April, 2000 and expiring on the 31st day of
March, 2005 (the "Extended Term") upon the same terms, covenants and conditions
including the right of renewal as are contained in the Lease.

2. The Tenant and the Landlord acknowledge and agree that the Lease is hereby
amended as follows:

During the period from and including 1st day of April, 2000 to and including
31st day of March, 2001, the Tenant shall pay to the Landlord as Minimum Rent
the annual sum of TWENTY TWO THOUSAND SIX HUNDRED AND TWELVE 50/100 Dollars
($22,612.50) payable in equal consecutive monthly installments of ONE THOUSAND
EIGHT HUNDRED AND EIGHTY-FOUR 38/100 Dollars ($1,884.38), based on a rate of
$4.50 per square foot.

During the period from and including 1st day of April, 2001 and including 31st
day of March, 2005, the Tenant shall pay to the Landlord as Minimum Rent the
annual sum of TWENTY FIVE THOUSAND ONE HUNDRED AND TWENTY FIVE (00/100 Dollars
($25,125.00) payable in equal consecutive monthly installments of TWO THOUSAND
AND NINETY THREE 75/100 Dollars ($2,093.75), based on a rate of $5.00 per square
foot.

cash in advance on the first day of each calendar month during such period,
together with additional rent hereinafter reserved in the amount of as set out
in the lease agreement plus G.S.T.

3. The Tenant represents and warrants that it has the right, full power and
authority to agree to the amendments to the Lease, and other provisions
contained in this Agreement.

4. The parties confirm that the terms, covenants and conditions of the Lease
remain unchanged and in full force and effect, except as modified by this
Agreement and except that the Landlord agrees that the Minimum Rate for the
renewal term shall be no more than 12% over and above the Minimum Rate for the
last month of the term created by this Agreement. It is understood and agreed
that all terms and expressions when used in this

<PAGE>

Agreement, unless a contrary intention is expressed herein, have the same
meaning as they have in the Lease.

5. This Agreement shall enure to the benefit of and be binding upon the parties
hereto and their respective successors and assigns as the case may be.

         IN WITNESS WHEREOF the Landlord has duly executed this Agreement this
22nd day of March, 2000.

SIGNED, SEALED AND                    )  GLEN YOUNG INVESTMENTS
DELIVERED                             )                               (Landlord)
in the presence of:                   )
                                      )
                                      )  Per
                                      )     ------------------------------------
                                      )  Per
                                      )     ------------------------------------

         IN WITNESS WHEREOF the Tenant has duly executed this Agreement this
             day of                 2000.

In the presence of                    )  1054323 ONTARIO LIMITED
                                      )  o.a. Absolute Wheel & Tire     (Tenant)
                                      )
                                      )  Per /s/ [illegible]
                                      )     ------------------------------------
                                      )
                                      )  Per
                                      )     ------------------------------------


<PAGE>

                                 OFFER TO LEASE

PREMISES                1.1      The undersigned

                          1054323 ONTARIO LIMITED

                                   (hereinafter called the "Tenant")

                        hereby offers to lease from

                        GLEN YOUNG INVESTMENTS

                                  (hereinafter called the "Landlord")

                        those certain premises (hereinafter called the
                        "Demised Premises") in the building known as 4884
                        Dufferin Street, (the "Building"), together with any
                        other buildings in the development (the "Complex") in
                        the CITY of NORTH YORK, PROVINCE OF ONTARIO, which
                        demised premises are shown outlined in red on
                        Schedule "A", hereto attached, and which Demised
                        Premises contain an area of approximately 5,025
                        square feet.

DEPICTION               2.       The depiction of the Building, or the Complex,
                        if applicable, in which the Building, or the Complex,
                        if applicable, forms a part of Schedule "A" does not
                        constitute a representation warranty or covenant of any
                        kind whatsoever by Landlord and Landlord reserves the
                        right to make changes, alterations and additions as
                        Landlord may from time to time decide.

INSPECTION              3.       Tenant acknowledges that he has examined the
                        Demised Premises as of November 15, 1994 and is
                        familiar with the condition thereof and the permitted
                        uses thereof. Tenant accepts the Demised Premises on an
                        "as is" basis and agrees that Landlord shall not be
                        obligated or required to perform any work on or correct
                        any condition of the Demised Premises prior to the
                        Lease Commencement Date or at any time thereafter save
                        as to provide all electrical and mechanical systems in
                        good working order on occupancy.

TERM                    4.1      The Lease shall be for a period of FIVE (5)
                        years FOUR (4) months computed from December 1, 1994
                        to and including March 31, 1999 (the "Lease
                        Commencement Date"),

                        4.2      The Tenant may occupy the Demised Premises for
                        the period from the Lease Commencement Date to the
                        Rental Commencement Date (as hereinafter defined) for
                        the purpose of fixturing. All terms and conditions of
                        the Lease shall apply to such occupation save for the
                        obligation to pay Minimum Rental. The Rental
                        Commencement Date shall be the 1st day of April,
                        1995.

RENT                    5.1      Yielding and Paying therefor yearly and every
                        year during the Term hereby granted the following sum
                        of lawful money of Canada as an annual minimum rental
                        (the "Minimum Rental"), without deduction, abatement
                        or set-off, together with additional rental reserved
                        in the Lease;

                        5.1.1    The Minimum Rental for the first year and four
                        months of the Term shall be TEN THOUSAND AND FIFTY
                        00/100 Dollars ($10,050.00) plus G.S.T., per annum
                        payable in equal consecutive monthly installments of
                        EIGHT HUNDRED AND THIRTY SEVEN 50/100 Dollars
                        ($837.50), based on a rate of TWO 00/100 Dollars
                        ($2.00) per square foot per annum;

                                 the Minimum Rental for the second year of
                        the Term shall be EIGHTEEN THOUSAND EIGHT HUNDRED AND
                        FORTY THREE 75/100 Dollars ($18,843.75), plus G.S.T.
                        per annum payable in equal consecutive monthly
                        installments of ONE THOUSAND FIVE HUNDRED SEVENTY
                        31/100 Dollars ($1,570.31), based on a rate of THREE
                        75/100 Dollars ($3.75) per square foot per annum;

                                   [initials]

<PAGE>

                                 the Minimum Rental for the third through
                        fifth years of the Term shall be TWENTY THOUSAND ONE
                        HUNDRED 00/100 Dollars ($20,100.00) plus G.S.T., per
                        annum payable in equal consecutive monthly
                        installments of ONE THOUSAND SIX HUNDRED AND SEVENTY
                        FIVE 00/100 Dollars ($1,675.00), based on a rate of
                        FOUR 00/100 Dollars ($4.00) per square foot per
                        annum;

                        on the first day of each month during the Term of the
                        Lease.

RENTAL                  6.       The Landlord acknowledges receipt of a deposit
AND                     in the amount of $2,688.38 including G.S.T. of which the
SECURITY                sum is to be applied against the first month's Minimum
DEPOSIT                 Rent when the same falls due and the remainder is to
                        applied against the last month's Minimum Rent, when
                        the same falls due. In the event that this Offer is
                        not accepted, the said amount shall be returned to
                        the Tenant without interest or deduction.

RENEWAL                 7.       Landlord covenants with Tenant that if Tenant
                        duly and regularly pays the rent and performs all of
                        the covenants, provisos and agreements on the part of
                        Tenant to be paid and performed in the Lease, and
                        provided the Tenant is not then is default under the
                        terms of the Lease, Landlord, at the expiration of the
                        Term, and upon Tenant's written request, mailed by
                        registered post, return receipt requested, to, or
[initials]              delivered to, Landlord and received by the Landlord at
                        least 3 months prior to the expiration of the Term,
                        grant to Tenant a renewal lease of the Demised Premises
                        on an "as is" basis for a further term of FIVE (5) years
                        upon the same terms and conditions except as to Rent
                        Free Period, payment of the Ramp and further renewal
                        term and except as to Minimum Rent, which Minimum Rent
                        is to be negotiated (the "Renewal Minimum Rent") for the
                        Demised Premises at the commencement of the renewal
                        term, however, such Renewal Minimum Rent shall not be
                        more than $5.00 per square foot.  If the parties are
                        unable to agree as to Renewal Minimum Rent, such
                        Renewal Minimum Rent shall be determined by
                        arbitration.  It is agreed that whether such Renewal
                        Minimum Rent is agreed upon or determined by
                        arbitration, such Renewal Minimum Rent shall in no
                        event provide for a Minimum Rent plus percentage rent,
                        if any, in an amount less than the Minimum Rent, for
                        the last year of the Term.  Pending agreement of the
                        parties as to, or as to the determination by
                        arbitration of the Renewal Minimum Rent, Tenant shall
                        continue to pay the Minimum Rent for the last year of
                        the Term, and upon agreement or determination by
                        arbitration as aforesaid shall commence to pay the
                        Renewal Minimum Rent retroactive to the commencement of
                        the renewal term.  Any underpayments by the Tenant
                        shall be adjusted retroactive to the commencement of
                        the renewal term.

                        If Landlord desires at any time during any renewal
                        term to demolish the Building, the Tenant will, on
                        receiving six (6) months notice (which six (6) months
                        notice may be given during the original term of the
                        Lease to be effective on the expiry of the original
                        term of the Lease), surrender the Lease and the
                        remainder of the renewal term or terms, if any, from
                        the day mentioned in such notice and will thereupon
                        vacate the Demised Premises and yield up to the
                        Landlord the peaceable possession thereof, and the
                        rental shall be due and payable to the date of
                        surrender of the Lease.

COMMON                  8.       The Tenant shall have the right at all times
DRIVEWAY                with others entitled thereof (subject entitled thereto
AND                     (subject to the right of the Landlord from time to time
PARKING                 in its discretion to be reasonably exercised to
                        designate those parts of the parking areas which are
                        to be utilized by the Tenant) to use the common
                        driveways and parking areas appurtenant thereto,
                        provided that the Landlord shall have the right to
                        make such changes, improvements or alterations as the
                        Landlord may, from time to time, decide in respect of
                        the common outside areas, including the right to
                        change the location and layout of the parking areas,
                        in no event shall the tenant be restricted to less
                        than SIX (6) parking spaces.

                                   [initials]

                                      -2-

<PAGE>


IMPOSSIBILITY           9.       It is understood and agreed that whenever and
OF                      to the extent that Landlord shall be unable to fulfill
PERFORMANCE             or shall be delayed or restricted in the fulfillment of
                        any obligation hereunder in respect of the supply or
                        provision of any service or utility or by the doing
                        of any work or the making of any repairs by reason of
                        being unable to obtain the material, goods,
                        equipment, service or labour required to enable it to
                        fulfill such obligation, or by reason of any Statute,
                        Law or Order in Council, or any regulation or Order
                        passed or made pursuant thereto, or by reason of the
                        Order or Direction of any Administrator, Comptroller,
                        Board, Governmental Department or Office, or other
                        authority required thereby, or by reason of any other
                        cause beyond its control, whether of the foregoing
                        character or not, Landlord shall be relieved from the
                        fulfillment of such obligation and Tenant shall not
                        be entitled to compensation of any inconvenience,
                        nuisance or discomfort thereby occasioned.

USE OF                  10.      The Demised Premises shall not be used for any
PREMISES                purpose other than: Sale of Tires, Car Phones retail
                        and ancillary items.

NET                     11.      It is the intention of this Offer to Lease
LEASE                   that the Lease to be signed by Tenant shall be a net
                        carefree Lease to Landlord and without limiting the
                        generally of the foregoing, Tenant shall be required
                        to pay the following charges and expenses in addition
                        to Minimum Rent.

                        (a)      all realty taxes and all other assessments and
                        duties, including local improvements, levied against
                        the Tenant's leasehold improvements and the Demised
                        Premises, including business taxes, capital taxes and
                        value added taxes;

                        (b)      it's proportionate share of all realty taxes,
                        and all other assessments and duties, including local
                        improvements, levied against the building, of the
                        Complex, if applicable, in which the Building forms a
                        part and the lands adjacent thereto;

                        (c)      all water, gas and electric rates, and
                        insurance premiums with respect to the Demised Premises;

                        (d)      its proportionate share of all costs with
                        respect to the maintenance, operation, repair,
                        replacement and upkeep of the Building, or the
                        Complex, if applicable, in which the Building forms a
                        part and the common areas including, without limiting
                        the generality of the foregoing, all Insurance placed
                        from time to time by Landlord in connection therewith
                        together with an administrative fee of fifteen
                        percent of the aggregate of all such costs, described
                        in this paragraph 11(d); and

[initials]              (e)      all charges for heating and air-conditioning
                        the Demised Premises (charges will be pro-rated if
                        the unit serves more than one premises). There shall
                        be no escalation in common expenses during the term
                        of the lease from the current level of common
                        expenses for the expenses disabled in 11.(c)(d)(e).

REPAIR                  12.      Tenant covenants to repair the Demised Premises
                        (reasonable wear and tear, damage by fire, lightning
                        and tempest and repair to inherent structural defects
                        in the Demised Premises not caused or contributed by
                        Tenant only excepted).

ASSIGNMENT              13.      Tenant shall not assign the Lease or sublet or
SUBLET                  part with possession of all or part of the Demised
                        Premises without the prior written consent of
                        Landlord, which consent, subject to Landlord's right
                        to terminate the Lease, shall not be unreasonably
                        withheld. There shall be no change in the effective
                        voting control of Tenant without the prior written
                        consent of Landlord, which consent shall not be
                        unreasonably withheld.

SIGNS                   14.1     The Tenant to have the right to erect a
                        sign(s) on the exterior of the building of such area to
                        be designated by the Landlord denoting it's tenancy
                        therein, provided such sign(s) conform with all
                        municipal by-laws and Landlords consent not be
                        unreasonably withheld. Tenant shall be free to install
                        at its own expense a pylon sign in front of the demised
[initials]              premises conforming to all municipal by-laws.

                                      -3-

<PAGE>

ALTERATIONS             15.      Tenant shall not undertake any alterations in
                        or to the Demised Premises or any part thereof without
                        obtaining the prior written consent of the Landlord,
                        which consent shall not be unreasonably withheld,
                        provided any alterations shall be made by contractors
                        approved by Landlord and provided further that such
                        consent may be withheld if Landlord has not received
                        plans showing the proposed alterations and requisite
                        permits authorizing such alterations. No alterations of
                        a structural nature may be undertaken. Tenant shall
                        forthwith pay as additional rent, all fines, costs and
                        expenses incurred by Landlord in connection with
                        Tenant's failure to obtain all requisite permits. Tenant
                        shall, if required by the Landlord restore the premises
                        to their original condition at the expiration of the
                        Lease Term, normal wear and tear excepted.

STRUCTURAL              16.      Landlord covenants during the Term of the
REPAIRS                 Lease to make structural repairs at his own expense
                        save as otherwise provided, to the exterior walls,
                        foundation and structure of the Building, or the
                        Complex, if applicable, excluding the roof of the
                        Building, or the Complex, if applicable, caused by
                        structural defects or weaknesses. Provided, however,
                        any structural damage caused or contributed by the
                        misconduct or negligence of Tenant, its agents,
                        servants, invitees or those for whom Tenant is at law
                        responsible shall be repaired by Landlord at the
                        expense of Tenant.

STANDARD                17.      Tenant and the Indemnifier, if any, shall
LEASE FORM              execute and Tenant shall deliver to Landlord within 15
                        (15) days after receipt therof by Tenant, Landlord's
                        standard form of Lease incorporating the terms herein
                        set forth. In the event that Tenant and the
                        Indemnifier, if any, fail to so execute and deliver
                        the said Lease within the said time, Landlord may
                        elect, by giving written notice to Tenant, to
                        terminate the Agreement resulting from the acceptance
                        of this Offer to Lease, provided that such election
                        shall not be a waiver of any other rights which the
                        Landlord may have.

TENANTS                 18.      Tenant may install a ramp to the rear shipping
WORK                    door of not more than 25 feet in length, said ramp to
                        contain drains. Landlord agrees to reimburse the
                        Tenant for its costs in building the ramp up to
                        $2,900.00 on the first anniversary of the Lease
                        Commencement provided the Tenant is not in default
                        and is still in possession.

                                 Tenant must provide the Landlord with plans
                        for the ramp for the Landlord's reasonable approval
                        and receipted invoices after construction is
                        completed.

OVERLOADING             19.      The Tenant will not bring upon the Demised
                        Premises or any part thereof any machinery, equipment,
                        article or thing that by reason of its weight, size or
                        use might damage the floors of the Demised Premises,
                        and that if any damage is caused to the Demised
                        Premises by any machinery, equipment, article or thing
                        or by overloading or by any act, neglect or misuse on
                        the part of the Tenant or any of its servants, agents
                        or employees or any person having business with the
                        Tenant, the Tenant will forthwith repair the same or
                        pay to the Landlord the costs of making good the same.

ROOFOPENING             20.      The Tenant shall not install any exhaust hood
                        or exhaust duct work through the roof of the Leased
                        Premises or the Development. The Landlord will provide
                        all openings on the roof of the Leased Premises and
                        structural supports, in such locations as designated on
                        the Tenant's Plans as approved by the Landlord for the
                        purpose of the installation of the Tenant's heating,
                        ventilation and air-conditioning system, all at
                        tenant's sole cost and expense, without mark-up, but
                        including any of the Landlord's engineering fees and
                        costs.

                                   [initials]

                                      -4-

<PAGE>

ENTRY BY                21.      The Tenant acknowledges the Landlord's advice
LANDLORD                that the Landlord may be maintaining in and about the
                        Demised Premises, utility meters, sprinkler lines and
                        or riser stations, electrical and mechanical
                        distribution installations which may be required in
                        order to service not only the Demised Premises but
                        other parts of the Building of which the Demised
                        Premises form a part. In this regard, the Tenant
                        agrees that it shall be lawful, for the Landlord and
                        its agents to enter upon the Demised Premises in
                        order to carry out such repairs to such installations
                        as may be required and in order to facilitate the
                        utilization of such installations for the benefit of
                        tenants occupying other portions of the building of
                        which the demised premises form a part.

REGISTRATION            23.      Tenant covenants and agrees not to register
                        this Offer to Lease or notice therof at any time and,
                        if registered by Tenant for whatever reason, Landlord
                        shall have the option to terminate the Agreement
                        resulting from the acceptance of this Offer to Lease.
                        Tenant shall not register the Lease. However, Tenant
                        may register a Notice of Lease for the purpose of
                        registration, provided such Notice of Lease shall
                        describe the parties, the Demised Premises, the Term of
                        the Lease and any renewals. Such Notice of Lease shall
                        be prepared by Tenant's solicitors, and shall be
                        subject to the prior written approval of Landlord and
                        its solicitors, at Tenant's expense and shall be
                        registered by Tenant's expense.

NO REPRE-               24.      It is agreed that there are no covenants,
SENTATION               representations, agreements, warranties or conditions
                        in any way relating to the subject matter of the
                        Offer to Lease, whether expressed or implied,
                        collateral or otherwise, except those set forth
                        herein.

NO ASSIGN-              25.      The Agreement resulting from the acceptance of
MENT OF THIS            this Offer to Lease shall be assigned by or otherwise
AGREEMENT               transferred by Tenant.

TIME OF                 26.      Time shall be of the essence.
ESSENCE

LANDLORD'S              27.      This Offer shall be irrevocable by Tenant and
ACCEPTANCE              shall be open for acceptance by Landlord for __________
                        ( ) days from the date of submission hereof, after
                        which time, if not accepted, the Offer shall be null
                        and void and all monies paid hereunder shall be
                        returned to the Tenant as aforesaid.

                        28.      Schedule A form part of this Offer to Lease.



SIGNED, SEALED & DELIVERED            )  1054323 ONTARIO LIMITED
in the presence of:                   )                                 (Tenant)
                                      )
                                      )  Per /s/ [illegible]
                                      )     ------------------------------------
                                      )
                                      )  Per /s/ [illegible]
                                      )     -----------------------------------

The Landlord accepts the above Offer to Lease this __________ day of __________
19___

                                      )  Glen Young Investments
                                      )                               (Landlord)
                                      )
                                      )
                                      )  ---------------------------------------
                                      )
                                      )  ---------------------------------------

                           The Tenant acknowledges receipt of a fully executed
Offer to Lease this __________ day of __________ 19_____.


                                         ---------------------------------------
                                                            (Tenant's Signature)

                                   [initials]


                                      -5-