Exhibit 10.14

COMMERCIAL LEASE

|         |  |                                                                               |  |                              
|-------- |  | ----------------------------------------------------------------------------- |  | -----------------------------
|Dated:   |  | as of October 1, 2000                                                         |  |                              
|Between: |  | McLAIN-RUBIN REALTY COMPANY III, L.L.C.,
a Delaware limited liability company |  | ("Landlord")                 
|         |  | 38207 Northeast Gerber Road
Yacolt, WA 98675                                  |  |                              
|And:     |  | WESTERN POWER & EQUIPMENT CORP.,
an Oregon corporation                        |  | ("Western Power" or "Tenant")
|         |  | 4601 N.E. 77th Avenue
Vancouver, Washington 98662                             |  |                              

RECITALS

A. Landlord and Tenant have previously entered into that certain Commercial Lease dated December 11, 1997 (the "Prior Lease"), under which Tenant leased from
Landlord the real property described on Exhibit A hereto (which by this reference is made a part hereof), together with all improvements now and hereafter situated on said land (said land, together
with such improvements, being hereinafter
referred to as the "Premises"). The Premises are located at 3199 E. Onstott Road, Yuba City, California.

B.
Landlord and Tenant have mutually agreed to terminate the Prior Lease as of the date of this Lease.

C.
Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises all under the terms and conditions of this Lease.

AGREEMENT

Section 1.  Occupancy



Section 2.  Rent



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Section 3.  Use of the Premises



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Section 4.  Repairs and Maintenance



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Section 5.  Alterations



Section 6.  Insurance; Indemnification; Subrogation



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Section 7.  Taxes; Utilities



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Section 8.  Damage and Destruction



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Section 9.  Eminent Domain



Section 10.  Liens



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Section 11.  Quiet Enjoyment; Mortgage Priority



Section 12.  Assignment and Subletting.



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Section 13.  DefaultThe following shall be events of default:



Section 14.  Remedies on Default



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Section 15.  Surrender at Expiration



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Section 16.  Miscellaneous



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IN WITNESS WHEREOF, the parties hereto have caused this Lease to be executed as of the day and year first herein written.

|          |  |                                                                              |  | 
|--------- |  | ---------------------------------------------------------------------------- |  | 
|Landlord: |  | McLAIN-RUBIN REALTY COMPANY III, L.L.C.,a Delaware limited liability company
|          |  | By:                                                                          |  | 
|          |  | Its:                                                                         |  | 
|Tenant:   |  | WESTERN POWER & EQUIPMENT CORP.,an Oregon corporation                       
|          |  | By:                                                                          |  | 
|          |  | Its:                                                                         |  | 
|STATE OF  |  | )                                                                            |  | 
|          |  | ) ss.                                                                        |  | 
|County of |  | )                                                                            |  | 

I
certify that I know or have satisfactory evidence that                        is the person who appeared before me, and said
person acknowledged that said person signed this
instrument, on oath stated that said person was authorized to execute the instrument, and acknowledged it as the Manager of McLain-Rubin Realty Company III, L.L.C., a Delaware limited liability
company, to be the free and voluntary act of such company for the uses and purposes mentioned in the instrument.

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Dated this  day of , 2000.

|          |  |                                         |  | 
|--------- |  | --------------------------------------- |  | 
|          |  | (Signature of Notary)                  
|          |  | (Legibly print or Stamp Name of Notary)
|          |  | Notary Public in and for the state of ,
|          |  | My Appointment Expires                 
|STATE OF  |  | )                                       |  | 
|          |  | ) ss.                                   |  | 
|County of |  | )                                       |  | 

I
certify that I know or have satisfactory evidence that      is the person who appeared before me, and said person acknowledged that said person signed this instrument,
on oath stated that said person was authorized to execute the instrument, and acknowledged it as the      of Western Power & Equipment Corp., an Oregon corporation, to be the free and
voluntary act of such company for the uses and purposes mentioned in the instrument.

Dated
this  day of , 2000.

|          |  |                                         |  | 
|--------- |  | --------------------------------------- |  | 
|          |  | (Signature of Notary)                  
|          |  | (Legibly print or Stamp Name of Notary)
|          |  | Notary Public in and for the state of ,
|          |  | My Appointment Expires                 
|STATE OF  |  | )                                       |  | 
|          |  | ) ss.                                   |  | 
|County of |  | )                                       |  | 

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EXHIBIT A  Description of Real Property

Commonly known as 1455 Glendale Avenue, Sparks, Nevada.

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EXHIBIT B  Permitted Encumbrances

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