Exhibit 10.22

                          TEXAS ASSOCIATION OF REALTORS

                                COMMERCIAL LEASE

         This lease agreement is made and entered into by and between ED & ROBIN
CHARLESWORTH (Landlord) and JOHN MICHAEL SANDEL (Tenant). Landlord hereby leases
to Tenant and Tenant hereby leases from Landlord that certain  property with the
improvements  thereon,  containing  approximately  3192 square feet  hereinafter
called the "leased premises",  known as FAITH WALK DESIGNS (ODDS AND ENDS), INC.
10609 GRANT, (Address), Lot ______, Block _________,  Addition, City of Houston,
Harris County,  Texas;  or as more  particularly  described below or on attached
exhibit:

         The primary term of this lease shall  September  commencing  on the 1st
day of September,  1997, and ending at 11:59 p.m. on the 31st, day of September,
2002, upon the following terms, conditions, and covenants:

         $5,000  build-out and ground  landscape and  maintenance  ($500 less in
         rent for 10 months).

1.  TAXES.  Each year  during the term of this  lease,  Landlord  shall pay real
estate  taxes  assessed  against the leased  premises in an amount  equal to the
total real estate taxes assessed  against the leased  premises in the base year.
Each year during the term of this lease,  Tenant shall pay as additional rental,
upon receipt of a statement from Landlord  together with tax statements or other
verification  from  the  proper  taxing  authority,  his pro  rata  share of any
increase  in real  estate  taxes over the but year on the  property of which the
leased  premises is a part.  Any  increase in real estate taxes for a fractional
year shall be prorated. The based year shall be 1996.

2.  UTILITIES.  Tenant  shall pay all charges for utility  service to the leased
premises  except for water and  dumpster  which  shall be paid by the  Landlord,
billed quarterly to tenant for reimbursement.

3.  HOLDING  OVER.  Failure of Tenant to  surrender  the leased  premises at the
expiration of the lease constitutes a holding over which shall be construed as a
tenancy from month to month at a renal or $3,000 per month.

4. RENT.  Tenant  agrees to and shall pay  Landlord at 9725  LOLLEDD,  County of
HARRIS, Texas, or at such other place Landlord shall designate from time to time
in writing,  as rent for the leased premises,  the total sum of $145,000 payable
without demand in equal monthly payments of $2,500, each in advance on or before
the 5th day of each month,  commencing  on  September  1, 1997,  and  continuing
thereafter  until the total sum shall be paid.  Adjustment  to the rent, if any,
for rent  escalators,  for  percentage of net rent, or for increases in building
operation  costs  (including but not limited to insurance,  custodial  services,
maintenance and utilities) shall be us set forth in an attached  addendum.  Rent
received after the first day of the month shall be declined delinquent.  If rent
is not  received by Landlord by the 6th of each month,  Tenant  shall pay a late
charge of $50 plus a  penalty  of $10 per day until  rent is  received  in full.
Tenant shall pay $50 for each returned check.

5. USE.  Tenant shall use the leased  premises for the following  purpose and no
other: Furniture and gift shop.

6. SECURITY DEPOSIT.  Tenant shall pay to Landlord a security deposit in the sum
of  $2500*,  payable on or before the  commencement  of this lease for  Tenant's
faithful performance hereunder. Refund thereof shall be made upon performance of
this lease agreement by Tenant, minus any assessments or damages unless Landlord
and Tenant provide otherwise in Special  Provisions.  * $1000 already on deposit
from lease on Building E.

7. INSURANCE. Landlord shall pay for fire and extended coverage insurance on the
buildings and other  improvements  on the leased  premises in an amount not less
than  $100,000  which  amount  shall be increased  yearly in  proportion  to the
increase in market value of the  premises.  If Landlord  provides any  insurance
herein, Tenant shall pay to Landlord,  during the term hereof, the amount of any
increase in premiums for the  insurance  required  over and above such  premiums
paid during the first year of this lease.  Tenant shall provide public liability
and property damage insurance for its business operations on the leased premises
in the amount of $_________ which policy shall cover the Landlord as well as the
Tenant.  Said insurance  policies required to be provided by Tenant herein shall
name Landlord as an insured and shall be issued by an insurance company approved
by Landlord.  Tenant  shall  provide  Landlord  with  certificates  of insurance
evidencing the coverage required herein.  Tenant shall be solely responsible for
fire  and  casualty  insurance  on  Tenant's  property  on or about  the  leased
promises.  If Tenant does not maintain such  insurance in full force and effect,
Landlord  may notify  Tenant of such  failure  and if Tenant does not deliver to
Landlord  within  30 days  after  such  notice  certification  showing  all such
insurance to be in full force and effect,  Landlord may at his option,  take out
the necessary insurance to comply with the provision hereof and pay the premiums
on the items specified in such notice, and Tenant covenants  thereupon on demand
to  reimburse  and pay Landlord any amount as paid or expended in the payment of
the  insurance  premiums  required  hereby and  specified  in the  notice,  with
interest  thereon  at the rate of 18  percent  per  annum  from the date of such
payment by Landlord until repaid by Tenant.

                                                                     Page 1 of 5
<PAGE>

8. CONDITION OF PREMISES. Tenant has examined and accepts the leased premises in
its present as is  condition  as suitable  for the  purposes  for which same are
leased,  and does hereby  accept the leased  premises  regardless  of reasonable
deterioration  between  the  data  of this  lease  and the  date  Tenant  begins
occupying  the leased  premises  unless  Landlord and Tenant agree to repairs or
refurbishment as noted in Special Provisions.

9.  MAINTENANCE AND REPAIRS.  Landlord shall keep the  foundation,  the exterior
walls (except  glass;  windows;  doors;  door closure  devices;  window and door
frames,  molding,  locks, and hardware; and interior painting or other treatment
of exterior  walls),  and the roof of the leased  premises in good repair except
that Landlord shall not be required to make any repairs occasioned by the act or
negligence of Tenant, its employees,  subtenants, licensees and concessionaires.
Tenant responsible for maintenance of the common area and common area equipment.
If Landlord is responsible for any such repair and maintenance, Tenant agrees to
give Landlord written notice of needed repairs. Landlord shall make such repairs
within a reasonable  time.  Tenant shall  certify  landlord  immediately  of any
emergency  repairs.  Tenant  shall  keep the  leased  premises  in  good,  clean
condition  and shall at its sole cost and expense,  make all needed  repairs and
replacements,  including  replacement  of cracked or broken glass,  except glass
repairs and replacements  required to be made by Landlord under this section. If
any repairs required to be made by Tenant hereunder are not made within ten (10)
days after written notice  delivered to Tenant by Landlord.  Landlord may at its
option  make such  repairs  without  liability  to Tenant for any loss or damage
which may result by reason of such  repairs,  and Tenant  shall pay to  Landlord
upon demand as additional rent hereunder the cost of such repairs plus interest.
At the  termination of this lease,  Tenant shall deliver the leased  premises in
good order and condition,  normal wear and tear  excepted.  Normal wear and tear
means deterioration which occurs without negligence,  carelessness,  accident or
abuse.

10.  ALTERATIONS.  All  alterations,  additions and  improvements,  except trade
fixtures,  installed at expense of Tenant, shall become the property of Landlord
and shall  remain  upon and be  surrendered  with the leased  premises us a part
thereof on the  termination  of this lease.  Such  alterations,  additions,  and
improvements  may only be made with the prior written  consent of Landlord which
consent shall not be unreasonably withheld. If consent is granted for the making
of improvements or alterations to the leased  premises,  such  improvements  and
alterations  shall not  commence  until  Tenant  has  furnished  to  Landlord  a
certificate of insurance showing coverage in an amount  satisfactory to Landlord
protecting  landlord  from  liability for injury to any person and damage to any
personal property,  on or off leased premises,  in connection with the making of
such  improvements or alterations.  No cooling tower,  equipment or structure of
any kind  shall be placed on the roof or  elsewhere  on the leased  premises  by
Tenant  without prior  written  permission  of Landlord.  If such  permission is
granted, such work or installation shall be done at Tenant's expense and in such
a manner that the roof shall not be damaged thereby.  If it becomes necessary to
remove such cooling tower, equipment or structure  temporarily,  so that repairs
to the roof can be made,  Tenant shall promptly remove and reinstall the cooling
tower, equipment or structure at Tenant's expense and repair at Tenant's expense
any damage  resulting from such removal or  reinstallation.  Upon termination or
thus lease,  Tenant  shall  remove or cause to be removed from the roof any such
cooling tower,  equipment or structure if directed to do so by Landlord.  Tenant
shall promptly repair at its expense any damages resulting from such removal. At
the termination of this lease,  Tenant shall deliver the leased premises in good
order and condition,  natural deterioration only excepted.  Any damage caused by
the  installation  or removal of trade  fixtures  shall be  repaired at Tenant's
expense  prior  to  the   expiration  of  the  lease  term.   All   alterations,
improvements,  additions,  and repairs  made by Tenant shall be made in good and
workmanlike manner.

11.  COMPLIANCE  WITH LAWS AND  REGULATIONS.  Tenant shall,  at its own expense,
comply with all laws, orders, and requirements of all governmental entities with
reference to the use and occupancy of the leased  promises.  Tenant and Tenant's
agents,  employees and invites shall fully comply with any rules and regulations
governing the use of the buildings or other  improvements to the leased premises
as required by Landlord.  Landlord may make reasonable changes is such rules and
regulations  from  time to time as deemed  advisable  for the  safety,  care and
cleanliness of the leased premises,  provided same are in writing and are not in
conflict with this lease.

12.  ASSIGNMENT  AND  SUBLETTING.  Tenant shall not assign this lease nor sublet
this lease premises or any interest  therein without first obtaining the written
consent of the Landlord  assignment or subletting without the written consent of
Landlord  shall be void and shall,  at the option of  Landlord,  terminate  this
lease.

13.  DESTRUCTION.  In the event the  leased  premises  is  partially  damaged or
destroyed or rendered  partially  with for occupancy by fire or other  casualty,
Tenant shall give immediate  notice to Landlord.  Landlord may repair the damage
and  restore  the  leased  premises  to  substantially  the  same  condition  as
immediately prior in the occurrence of the casualty.  Such repairs shall be made
at Landlord's  expense unless due to Tenant's  negligence.  Landlord shall allow
Tenant  a fair  reduction  of rent  during  the  time the  leased  premises  are
partially unfit for occupancy.  If the leased premises are totally  destroyed or
deemed by the  Landlord  in be  rendered  unfit for  occupancy  by fire or other
casualty, of if Landlord shall decide not to repair or rebuild, this lease shall
terminate and the rent shall be paid to the time of such casualty.

14. TENANT  DEFAULT AND REMOVAL OF ABANDONED  PROPERTY.  If Tenant  abandons the
premises  or  otherwise  defaults  in  the  performance  of any  obligations  or
convenants  herein.  Landlord  may enforce on  performance  of this lease in any
manner provided by law. This lease may be terminated as Landlord's discretion if
such  abandonment  or default  continues for a period of 10 days after  Landlord
notifies  Tenant of each  abandonment  or default and of Landlord  intention  to
declare this lease  terminated.  Such notice shall be sent by Landlord to Tenant
at Tenant's last known address by certified  mail, if Tenant has not  completely
removed or cured default within the 10-day period,  this lease shall  terminate.
Thereafter,  Landlord or its agents shall have the right, without further notice
or demand,  to enter the leased  premises and remove all property  without being
deemed guilty of trespass and without  waiving any other remedies for arrears of
rent or breach of  covenant.  Upon  abandonment  or default by the  Tenant,  the
remaining unpaid portion of the rental from paragraph 4 herein, shall become due
and payable. For purposes of this section,  Tenant is presumed to have abandoned
the premises if goods,  equipment,  or other property,  in an amount substantial
enough to indicate a probable

                                                                     Page 2 of 5
<PAGE>

intent to abandon the  premises,  is being or has been removed from the premises
and the removal is not within the normal course of Tenant's  business,  Landlord
shall have the right to store any  property of Tenant  that  remains on premises
that are abandoned;  and, in addition to Landlord's  other rights,  Landlord may
dispose of the stored  property if Tenant does not claim the property  within 60
days  after the date the  property  is stored,  provided  Landlord  delivers  by
certified  mail to Tenant at Tenant's last known  address a notice  stating that
Landlord may dispose of Tenant's  property if Tenant does not claim the properly
within 60 days after the date the property is stared.

15. INTERRUPTION OF UTILITIES. Landlord or Landlord's agent may not interrupt or
cause the  interruption  of utility service paid directly to the utility company
by Tenant unless interruption results from bona fide repairs,  construction,  or
an emergency.  If say utility services furnished by Landlord are interrupted and
continue to be interrupted  despite the good faith efforts of Landlord to remedy
same,  Landlord  shall not be liable in any respect for damages to the person or
property of Tenant or Tenant's employees,  agents, or guests, and same shall not
be construed as grounds for constructive eviction or abatement of rent. Landlord
shall use reasonable diligence to repair and remedy such interruption promptly.

16.  EXCLUSION OF TENANT.  Landlord may not  intentionally  prevent  Tenant from
entering the leased  premises  except by judicial  process  unless the exclusion
results from (a) bona fide repairs,  construction, or an emergency; (b) removing
the  contents of premises  abandoned by Tenant or (c) changing the door locks of
Tenant in the event  Tenants is  delinquent in paying at least part of the rent.
If Landlord or  Landlord's  agent  changes  the door look  Tenant,  in the event
Tenant is  delinquent  in paying rent,  Landlord of Landlord  agent must place a
written  notice on  Tenant's  front  door  stating  the name and the  address or
telephone  number of the  individual  or  company  from which the new key may be
obtained.  The new key is required to be provided only during  Tenant's  regular
business hours.

17. LIEN.  Landlord is granted an express  contractual  lien, in addition to any
lien provided by law, and a security interest in all property of Tenant found on
the leased  premises to secure the  compliance  by Tenant with all terms of this
lease.

18.  SUBORDINATION.  Landlord is hereby  irrevocably  vested with full power and
authority to  subordinate  this lease to any mortgage,  deed of trust,  or other
lien  hereafter  placed on the demised  premises and Tenant  agrees on demand to
execute  such  further  instruments  subordinating  this lease of  Landlord  may
request, provided such subordination shall be on the express condition that this
lease  shall be  recognized  by the  mortgages,  and the rights of Tenant  shall
remain in full force and effect  during the term of this lease so long as Tenant
shall continue to perform all of the covenants and conditions of this lease.

19.  INDEMNITY.  Landlord  and its  employees  and agents shall not be liable in
Tenant or to Tenant employees, patrons, visitors, invitees, or any other persons
for my such injury to any such persons or for damage to personal property caused
by an act,  omission,  or neglect of Tenant or  Tenant's  agents or of any other
tenant of the premises of which the leased premises is a part.  Tenant agrees to
indemnity and hold  Landlord and its employees and agents  harmless from any and
all claims for such injury and damages  whether the injury  occurs on or off the
leased premises.

20. SIGNS.  Tenant shall not post or paint any signs at, on, or about the leased
premises  or paint the  exterior  walls of the  building  except  with the prior
written  consent of the  Landlord.  Landlord  shall have the right to remove any
sign or signs its under to maintain  the leased  promises or to make any repairs
or alterations thereto.

21. TENANT BANKRUPTCY.  If Tenant becomes bankrupt or makes voluntary assignment
for the benefit of creditors or if a receiver is appointed for Tenant,  Landlord
may  terminate  this lease by giving five (5) days  written  notice to Tenant of
Landlord's intention to do so.

22. CONDEMNATION. If the whole or any substantial part of the leased premises is
taken for any public or quasi-public use under any governmental  law,  ordinance
or  regulation  or by right of eminant  domain or should the leased  premises be
sold to a condemning authority,  under threat of condemnation,  this lease shall
terminate and the rent shall be abated during the unexpired portion of the lease
effective from the date of the physical taking of the leased premises.

23. HAZARDOUS MATERIALS. Landlord warrants and represents that the Property does
not  contain  "Hazardous  Materials",  as that  phrase is  defined  herein.  For
purposes of this  provision,  the phrase  "Hazardous  Materials"  shall mean and
include any toxic contaminated or other hazardous materials  including,  without
limitations  asbestos,   PCB,  transformers,   underground  storage  containers.
materials  containing  any  radioactive  substances,  petroleum  base  products,
paints, solvents, lead, cyanide, DDT, acids, pesticides, ammonium compounds, and
any other  substance  forming a  component  part of the  improvements  which has
heretofore  or may  in the  fixture  be  determined  to  contain  toxic  wastes,
hazardous  materials,  or  undesirable  substances  injurious  to the  health of
occupants  living  or  working  in or  around  the  subject  property.  Landlord
acknowledges  that  current  and  future  federal,  state,  and  local  laws and
regulations  may require  the clean up of any such  Hazardous  Materials  at the
expense of those  persons  who in the past,  present,  or future may have had or
continue to have any  interest in the  Property  including,  but not limited to,
current,  past, and future owners and users, including tenants, of the Property.
The cost and  expense  of such  clean up may be  substantial.  Landlord  further
acknowledges  that the real  estate  Brokers  and their  agents  involved in the
negotiation  of this  transaction  have no  expertise  with  respect to any such
Hazardous Materials.  Landlord  acknowledges and agrees that Landlord shall look
solely to experts and professionals selected by landlord to advise Landlord with
respect to the  condition  of the  Property  and shall not hold the real  estate
Brokers or their agents  responsible  for any  Hazardous  Material  condition or
problem relating to the Property.  Landlord hereby agrees to indemnify,  defend,
and hold  the  real  estate  Brokers  and  their  agents  participating  in this
transaction  harmless or and from any and all liability,  claim,  debt,  damage,
cost, or expense,  including  reasonable  attorney's fees, related to or arising
out of or in any way connected to Hazardous Materials and/or toxic wastes and/or
any other undesirable substances affecting the Property.

                                                                     Page 3 of 5
<PAGE>

24. OMITTED.

25.  NOTICES.  Notices to Tenant shall be by certified mail or other delivery to
the leased premises or to Tenant's last known address. Notices to Landlord shall
be by certified mail to the place where rent is payable.

26.  DEFAULT BY  LANDLORD.  In the event of breach by landlord of any  covenant,
warranty, term or obligation of this lease, then Landlord's failure to cure same
or commence a good faith effort to cure same within 10 days after written notice
thereof by Tenant shall be considered a default and shall entitle  Tenant either
to terminate,  this lease or cure the default and make the necessary repairs and
any  expense  incurred  by Tenant  shall be  reimbursed  by the  Landlord  after
reasonable notice of the repairs and expenses incurred.

27.  SIGNS.  During the last 30 days of this  lease,  a "For Sale" sign and/or a
"For Lease" sign may be displayed on the leased premises and the leased promises
may be shown at reasonable times to prospective purchasers or tenants.

28. RIGHT OF ENTRY.  Landlord shall have the right during normal  business hours
to enter the demised premises; (a) to inspect the general condition and state of
repair thereof,  (b) to make repairs  required or permitted under this lease, or
(c) for any other reasonable purpose.

29.  WAIVER OF BREACH.  The waiver by landlord of any breach of any provision of
this  lease  shall  not  constitute  a  continuing  waiver  or a  waiver  of any
subsequent breach of the same or a different provision of this lease.

30. TIME OF  ESSENCE.  Time is  expressly  declared to be of the essence in this
lease.

31.  BINDING  OF HEIRS AND  ASSIGNS.  Subject  to the  provisions  of this lease
pertaining to assignment of the Tenant's interest,  all provisions of this lease
shall  extend to and bind,  or inure to the  benefit  not only of the parties to
this lease but to each and every one of the heirs,  executors,  representatives,
successors, and assigns of Landlord or Tenant.

32.  RIGHTS AND  REMEDIES  CUMULATIVE.  The rights  and  remedies  by this lease
agreement are  cumulative and the use of any one right or remedy by either party
shall not  preclude  or waive its right to use any or all other  remedies.  Said
rights and  remedies  are given in addition to any other  rights the parties may
have by law, statute, ordinance, of otherwise.

33.  TEXAS  LAW TO  APPLY.  This  agreement  shall  be  construed  under  and in
accordance with the laws of the State of Texas.

34. LEGAL CONSTRUCTION.  In case any one or more of the provisions  contained in
this  agreement  shall  for  any  reason  be  held to be  invalid,  illegal,  or
unenforceable in any respect, such invalidity,  illegality,  or unenforceability
shall  not  affect  any  other  provision  hereof  and this  agreement  shall be
construed as if such invalid, illegal, or unenforceable provision had never been
contained herein.

35. PRIOR AGREEMENTS  SUPERCEDED.  This agreement  constitutes the sole and only
agreement of the parties to this lease and supercedes  any prior  understandings
or written or oral agreements  between the parties respecting the subject matter
of this lease.

36.  AMENDMENT.  No amendment,  modification,  or alteration of the terms hereof
shall be binding unless it is in writing,  dated  subsequent to the date hereof,
and duly executed by the parties.

37. ATTORNEYS' FEES. Any signatory to this lease agreement who is the prevailing
party in any legal proceeding  against any other signatory brought under or with
relation  to this lease  agreement  or this  transaction  shall be  additionally
entitled  to  recover  court  costs,  reasonable  attorney  fees,  and all other
out-of-pocket  costs of  litigation,  including  deposition,  travel and witness
costs, from the nonprevailing party.

38. SPECIAL  PROVISIONS.  (This section to include  additional  factual data not
included above.)

Tenant may     1) paint exterior of bldg.
               2) landscape front of bldg toward
                  street, including irrigation system
               3) embellish Cypress Creek Village sign
                  with floral design
               4) remodel interior w/ paint, expand
                  passage to back show room,  remove
                  shelving.

                                                                     Page 4 of 5
<PAGE>

         THIS IS A LEGAL DOCUMENT.  READ IT CAREFULLY.  IF YOU DO NOT UNDERSTAND
THE EFFECT OF ANY PART OF THIS AGREEMENT, SEEK COMPETENT LEGAL ADVICE.


         EXECUTED this 11th day of August, 1997


        /s/ John Michael Sandel               /s/ Robin E. Charlesworth
       -----------------------------------   ----------------------------------
         TENANT OR TENANTS SIGNATURE(S)              LANDLORD SIGNATURE

       -----------------------------------   ----------------------------------
                   ADDRESS                                  ADDRRSS

       -----------------------------------   ----------------------------------


       -----------------------------------   ----------------------------------
                   TELEPHONE                               TELEPHONE


[NOTE:  This form is  furnished  by the Texas  Association  of REALTORS  for the
convenience of its members.]

                                                                     Page 5 of 5
<PAGE>

                              Cypress Creek Village
                            10609 Grant Road, Bldg. B
                                Houston, TX 77070
                                  281/469-6395


July 5, 2001


Mike Sandel
Odds & Ends
10609 Grant Road
Houston, TX 77074

                               ADDENDUM TO LEASE

The lease  agreement  made between Ed and Robin  Charlesworth  with John Michael
Sandel which is scheduled to terminate on the 31st day of September, 2002 may be
modified in accordance with the new  partnership  between Faith Walk Designs and
DeCorize,  Inc. As Landlord,  I hereby offer written permission for the lease to
continue as agreed upon on the 11th day of August,  1997.  Permission is granted
to change the signage to reflect any name change in  accordance  with the merger
between Faith Walk and DeCorize, Inc.



-----------------------------------
John Michael Sandel
Faith Walk Designs


-----------------------------------
Representative of DeCorize, Inc.



-----------------------------------        -----------------------------------
Edward A. Charlesworth, Landlord              Robin Charlesworth, Landlord