<PAGE>

                                                                    EXHIBIT 10.3

                               3605 GILMORE WAY

                                    BURNABY


                               OFFER TO SUB-LEASE


                                    BETWEEN


                              PCSUPPORT.COM, INC.

                                 (SUB-LANDLORD)


                                      AND


                        INPHOGENE BIOCOMMUNICATIONS INC.

                                  (SUB-TENANT)



Colliers Macaulay Nicolls Inc
("Agent")
Norm Taylor (604) 661-0893
Office Leasing Division
<PAGE>

                               OFFER TO SUB-LEASE

                                3605 GILMORE WAY

                                  BURNABY, BC

                                (THE "BUILDING")


TO:    PCSupport.com, Inc.                                ("Sub-Landlord")
       300 - 3605 Gilmore Way
       Burnaby, BC  V5G 4X5

WE:    Inphogene Biocommunications Inc.                   ("Sub-Tenant")
       309 - 4475 Wayburne Drive
       Burnaby, BC  V5G 3L1

hereby offer to sub-lease from the Sub-Landlord, upon the following terms and
conditions, the premises on the second (2nd) floor of the Building, having a
Rentable Area of approximately eight thousand two hundred fifty (8,250) square
feet (the "Sub-Lease Premises").  The floor area of the Sub-Lease Premises is as
shown outlined in heavy black on the plan forming Schedule "A" to the Offer to
Sub-Lease.

1.     Term

       The Term of the Sub-Lease shall be four (4) years and four (4) months and
       thirty (30) days commencing on the 1st day of April, 2001 (the
       "Commencement Date") and expiring on the 30th day of August, 2005.

2.     Basic Rent

       The Basic Rent, plus any applicable Goods and Services Tax, shall be
       payable monthly in advance by the Sub-Tenant on the first day of each
       month during the Term to the Sub-Landlord. The Basic Rent shall be based
       on the Rentable Area of the Sub-Lease Premises and measured in a manner
       prescribed by the Lease calculated at the rate of Fifteen Dollars
       ($15.00) per square foot per annum.

3.     Operating Costs and Property Taxes

       The Sub-Tenant's Proportionate Share of Operating Costs and Property
       Taxes, currently estimated at Nine Dollars ($9.00) per square foot for
       the 2000 fiscal year, plus Goods and Services Tax, shall be payable as
       additional rent as per the terms of the Lease during the Term in addition
       to the Basic Rent.
<PAGE>

4.     Deposit

       A cheque for Thirty-Five Thousand Three Hundred Ten ($35,310.00) (the
       "Deposit") payable to Colliers Macaulay Nicolls Inc., in trust, is
       tendered herewith as the Deposit and to be credited in payment firstly
       towards the last month's gross rent and thereafter towards the first
       months gross rent due, plus any applicable Goods and Services Tax, and to
       be returned to the Sub-Tenant if this Offer is not accepted. In the event
       the Sub-Tenant defaults under the terms hereof, the Sub-Landlord may
       terminate this agreement and retain the Deposit on account of damages and
       not as a penalty, without prejudice to any other remedy.

5.     Lease

       The Sub-Tenant covenants to abide by all the terms of the Sub-Landlord's
       Lease (the "Lease") with the exception of the terms set out in this Offer
       which differ from the terms of the Lease. The Sub-Tenant acknowledges
       having received a copy of the Lease attached hereto as Schedule "B".

       The Sub-Tenant shall enter into a Sub-Lease Agreement incorporating the
       terms of this Offer and the Lease amended where applicable, if requested
       by the Sub-Landlord who shall prepare the Sub-Lease Agreement at its cost
       prior to April 1, 2001, otherwise this Offer together with the Lease
       shall constitute the Sub-Lease Agreement.

6.     Use

       The Sub-Lease Premises shall be used only for the purposes of a general
       business office that conforms with the City of Burnaby's zoning bylaws.

7.     SUBLANDLORD'S WORK

       The Sub-Landlord shall provide the Premises in a shell condition of a
       clean and smooth concrete floor, installed t-bar ceiling complete tiles,
       deep celled parabolic lighting lenses, sprinkler heads and HVAC all
       functioning and distributed to an open plan layout. Otherwise the
       Premises are accepted "as is". The Sub-Landlord will be responsible for
       the costs to construct any required demising walls to building standard
       and to install a building entry / exit door, if required, to meet
       applicable codes and bylaws.


       Notwithstanding anything to the contrary herein contained, the
       Commencement Date of the Term shall be postponed until the Premises are
       ready for occupancy if labour disruption or other occurrence hinders or
       delays the Sub-Landlord from completing the Sub-Landlord's Work prior to
       the Commencement Date.

                                      -2-
<PAGE>

8.     SUBTENANT'S WORK

       Any items not specifically included in the Sub-Landlord's Work shall be
       deemed to be Sub-Tenant's Work or Leasehold Improvements, the Subtenant
       shall be required to prepare working drawings of the proposed improvement
       work and obtain the written consent of the Sub-Landlord before commencing
       the improvement work, such consent not to be unreasonably withheld. It is
       agreed and understood that the Sub-Landlord and Sub-Tenant shall work in
       consultation regarding the design and layout of all improvements to the
       Premises so as to construct improvements to the Premises that will be
       useful to both companies. All improvement work shall be done by qualified
       and licensed contractors and sub-contractors whom the Sub-Landlord shall
       have approved in writing. The Sub-Tenant also agrees to employ the
       Landlord's consultant regarding any modifications to the HVAC and
       electrical distribution systems beyond the base building system. The
       Premises shall be improved to a standard in keeping with the appearance
       and character of the Building.

9.     PERMITS

       It is the Subtenants responsibility to secure all the necessary building
       permits and government approvals for the Sub-Tenants Work. Such permits
       must be secured before any work shall commence on the Premises. The Sub-
       Tenant shall also be responsible for acquisition of the final occupancy
       permit as it applies to the Sub-Tenant's Work. The Sub-Tenant shall
       provide the Sub-Landlord with copies of all applicable permits and
       approvals.

10.    EARLY OCCUPATION BY TENANT

       During any period prior to the commencement of the Term (including the
       period from the date upon which the Premises are ready for the
       construction of the Tenants' Work or Leasehold Improvements until the
       commencement of the Term) in which the Sub-Tenant is permitted to have
       occupancy of the Premises, whether exclusively or in common with the
       Landlord, its contractors, sub-contractors, or employees, the Sub-Tenant
       shall be bound by all the provisions of the Sub-lease saving those
       requiring the payment of Basic Rent or the Sub-Tenant's proportionate
       share of the Operating Expenses and Taxes.

11.    FIXTURING PERIOD

       From the date upon which the Sub-Tenant and Sub-Landlord have an
       unconditional, firm and binding Offer of Sub-Lease, the Sub-Tenant shall
       have a day fixturing period prior to the Commencement Date of the Lease
       term in which to carry out construction of any Sub-Tenant's Work or
       Leasehold Improvements. Such fixturing period shall be free of Basic
       Rent, Operating Expenses and Taxes. The Sub-Tenant shall be bound by all
       other terms of this Offer to Sub-Lease, from the date of first occupancy
       of the Premises by the Sub-Tenant for the purpose of fixturing the
       Premises. In the event the improvements to the Premises are complete
       prior to the Commencement Date the Sub-Tenant may occupy the Premises for
       the purpose of running their business free of Basic Rent, Operating
       Expenses and Taxes.

                                      -3-
<PAGE>

12.    LEASEHOLD IMPROVEMENT ALLOWANCE

       The Sub-Landlord will reimburse the Sub-Tenant for expenses incurred
       completing the Leasehold Improvements, to a maximum amount of Two Hundred
       Six Thousand Two Hundred and Fifty Dollars ($206,250.00) based on Twenty
       Five Dollars ($25.00) per rentable square foot of the Premises (the
       "Leasehold Improvement Allowance") provided the Sub-Landlord is satisfied
       that all of the following conditions have been met:

       1) all Sub-Lease documentation has been satisfactorily executed by the
          Sub-Tenant and returned to the Sub-Landlord;

       2) the Sub-Landlord is in receipt of invoices paid by the Sub-Tenant in
          an amount equal to or exceeding the amount claimed for reimbursement;

       3) the Sub-Tenant provides the Sub-Landlord with statutory declaration
          confirming that all of the Sub-Tenant's subtrades and suppliers have
          been paid in full and that no liens arising from the Leasehold
          Improvements have been or may be placed against the building; and

       4) the Sub-Tenant has been granted an occupancy permit concerning the
          Premises.

       The Sub-Tenant expressly acknowledges and agrees that this section is
       personal to InphoGene Biocommunications Inc.

13.    SUBTENANT'S CONDITIONS
       This offer to Lease is subject to:

       (a) the Sub-Tenant's review and approval of the Headlease agreement
           between Discovery Parks Incorporated (the "Landlord") and the Sub-
           Landord. It is agreed and understood that within 48 hours of
           Acceptance of this Offer to Sublease the Sub-Landord shall provide to
           the Sub-Tenant a copy of the Lease for the Sub-Tenant's review and
           approval.

       The above condition is for the sole benefit of the Sub-Tenant and must be
       waived unilaterally by the Sub-Tenant within Eight (8) business days of
       the date of Acceptance of this Offer to Sub-Lease in order to proceed
       with completion of the contract. Should these conditions not be removed
       from this Offer to Sub-Lease by notice in writing to the Sub-Landlord or
       the Agent within the specified time frames, this Offer to Sub-Lease shall
       be null and void and all deposit monies returned to the Sub-Tenant.

                                      -4-
<PAGE>

14.    SUBLANDLORD'S CONDITIONS
       This offer to Lease is subject to:

       (a) the Sub-Landlord being satisfied with the financial covenant of the
           Sub-Tenant. Within eight (8) business days of the date of acceptance
           of this Offer to Sub-Lease, the Sub-Landlord shall notify the Sub-
           Tenant of what information it requires. The Sub-Tenant shall provide
           the Sub-Landlord with any credit information requested, including
           suppliers, bank and auditor's references, and financial statements
           within two (2) business days of receipt of the Sub-Landlord's request
           for the information. The Landlord shall have a further period of Five
           (5) business days from the date of receipt of the aforesaid
           information from the Tenant to determine whether or not the Tenant is
           financially responsible.

       The above condition is for the sole benefit of the Sub-Landlord and must
       be waived unilaterally by the Sub-Landlord in order to proceed with
       completion of the contract. Should these conditions not be removed from
       this Offer to Sub-Lease by notice in writing to the Sub-Tenant or the
       Agent within the specified time frames, this Offer to Sub-Lease shall be
       null and void and all deposit monies returned to the Sub-Tenant.

15.    FIRST OPPORTUNITY TO SUBLEASE

       The Sub-Landlord covenants with the Sub-Tenant that if the Sub-Tenant is
       not in default under the Sub-Lease and has not frequently or persistently
       been in default under the Sub-Lease, then if the Sub-Landlord wishes to
       let, from time to time, all or any part of the space on the 3rd floor of
       the Building, the Sub-Tenant will have a first opportunity to take all of
       such space or, subject to the proviso at the end of this Section 15, such
       portion of the space as the Sub-Tenant may select, on sublease in an "as
       is" condition. Such first opportunity to sublease shall be exercisable as
       follows: When the Sub-Landlord wishes to let from time to time such
       space, the Sub-Landlord will advise the Sub-Tenant of the amount of space
       that it wishes to let, the date it will be available for occupancy and
       the Basic Rent and the term for which the Sub-Landlord intends to let the
       space. The Sub-Tenant will have Seven (7) days following its receipt of
       the Sub-Landlord's notice in which to decide whether or not it wishes to
       take all of such space or, if permitted as hereinafter provided, a
       portion of that space, on lease on the terms and conditions set out in
       the Sub-Landlord's notice. If within the seven (7) day period the Sub-
       Tenant does not enter into an agreement to sub-lease for all of such
       space or, if permitted as hereinafter provided, a portion becoming
       available, the Sub-Landlord will be free within the six months following
       the termination of the Seven (7) day period to let all or any part of
       that space to a third party. The Sub-Tenant may elect to sublease a
       portion of that space that the Sub-Landlord wishes to let only if each of
       that portion of the space and the remaining space would, in the Sub-
       Landlord's opinion, be readily marketable, usable and suitable for
       subleasing, without additional costs including additional demising costs,
       having regard to such things as configuration, size and all applicable
       by-laws, regulations and recommendations and prudent building management
       practice.

                                      -5-
<PAGE>

       The Sub-Tenant expressly acknowledges and agrees that this First
       Opportunity to Sub-Lease clause is personal to InphoGene
       Biocommunications Inc.

16.    OPTION TO RENEW

       In the event the Sub-Landlord exercise it's Option to Renew in the
       headlease the Sub-Landlord covenants with the Sub-Tenant that in the
       event the Sub-Landlord does not require the Premises and if the Sub-
       Tenant is not in default under the Sub-Lease and has not frequently or
       persistently been in default under the Sub-Lease, the Sub-Tenant shall
       have the option of renewing the Sub-Lease by notice in writing given to
       the Sub-Landlord at least five (5) months prior to the expiry of the
       Term, for an additional term of sixty (60) months on the same terms and
       conditions as set forth in the Sub-Lease, save and except that there
       shall be no further right of renewal, no leasehold improvement allowance
       and except that the Basic Rent reserved during the renewal term shall be
       the same rate as the Sub-Landlord has negotiated with the Landlord on
       renewing the headlease.

       The Sub-Tenant expressly acknowledges and agrees that this Option to
       Renew clause is personal to InphoGene Biocommunications Inc. and is
       subject to the Landlord's consent.

17.    PARKING

       The Sub-Landlord shall provide twenty one (21) parking stalls to be
       located within the secured underground parkade of the building upon the
       same rental terms as outlined in the headlease.

18.    SIGNAGE

       Provided that the Sub-Landlord chooses not to utilize its building
       signage rights, the Sub-Landlord agrees to provide the Sub-Tenant
       exterior building signage and directory signage subject the City of
       Burnaby's and the Landlord's approval. All costs associated with such
       signage including, design, construction, installation, maintenance and
       removal shall be the sole responsibility of the Sub-Tenant.

19.    Sole Agreement

       There are no agreements, covenants, representations, warranties or
       conditions in any way relating to the subject matter of this agreement
       expressed or implied, collateral or otherwise, except as expressly set
       forth herein.

20.    Time of the Essence

       Time is of the essence of this agreement with respect to the covenants
       contained herein.

                                      -6-
<PAGE>

21.    Definitions

       Words defined in the Lease and used herein shall have the same meaning
       ascribed to them by the Lease.

22.    Consent of Landlord

       This Offer is subject to the consent of the Landlord in accordance with
       the terms of the Lease.

23.    Agent's Commission

       Agent's commission equating to two (2) month's Gross Rent, plus any
       applicable Goods and Services Tax, shall be payable by the Sub-Landlord,
       and is to be deducted from the Deposit on the Commencement Date or
       occupancy by the Sub-Tenant, whichever first occurs, and the excess
       Deposit remitted to the Sub-Landlord, or any commission balance due to
       the Agent remitted by the Sub-Landlord.

24.    Offer Provisions

       All terms of this Offer shall survive the completion of this transaction
       and shall not merge. In the event of any conflict between the terms of
       this Offer and the terms of the Lease, the terms of this Offer shall
       prevail.

25.    Disclosure

       The Sub-Landlord and the Sub-Tenant acknowledge and agree that:

       (a) in accordance with the Code of Ethics of the Canadian Real Estate
           Association, Colliers Macaulay Nicolls Inc. (the "Agent") has
           disclosed that it is representing the Sub-Landlord and the Sub-Tenant
           in the transaction described in this Agreement;

       (b) the Agent, in order to accommodate the transaction described in this
           Agreement, was and is entitled to pass any relevant information it
           receives from either party or from any other source to either of the
           parties as the Agent sees fit, without being in conflict of its
           duties to either party; and

       (c) the Sub-Landlord shall pay the commission and compensation of two (2)
           months Gross Rent, plus any applicable Goods and Services Tax, due to
           the Agent pursuant to the transaction described in this Agreement.

26.    FACSIMILE TRANSMISSION

       A party hereto may signify its agreement to the terms hereof by facsimile
       transmission. A telecopy facsimile of this agreement received by a party
       hereto which shows the signature(s) of the authorized signatory(ies) of
       the other party will be good proof of execution by that other party.

                                      -7-
<PAGE>

27.    Acceptance

       This counter Offer shall be irrevocable and open for acceptance until
       4:00 p.m. on the 8th day of January, 2001, after which time if not
       accepted this Offer shall be null and void and the Deposit shall be
       returned in full to the Sub-Tenant. This Offer may be accepted by signing
       and returning one duplicate copy or facsimile of this Offer.

       DATED this 2 day of January, 2001.

                                    Inphogene Biocommunications Inc.

                                    SUB-TENANT

                                    Per:    /s/ Chris Carthy
                                          --------------------------------------

                                    Per:
                                          --------------------------------------


                                   ACCEPTANCE

The Sub-Landlord hereby accepts the above Offer this 3rd day of January, 2001.

                                    PCSUPPORT.COM, INC.

                                    SUB-LANDLORD

                                    Per:    /s/ David W. Rowat
                                          --------------------------------------

                                    Per:
                                          --------------------------------------

                               LANDLORD'S CONSENT

The Landlord hereby consents to the attached Offer this ______ day of December,
2000.

                                    Discovery Parks Incorporated

                                    LANDLORD

                                    Per:
                                          --------------------------------------

                                    Per:
                                          --------------------------------------

                                      -8-
<PAGE>

                                 SCHEDULE "A"

                                     PLAN
<PAGE>

This Amendment/Addendum shall be attached to and become a part of the Offer to
Sub-Lease between PCSUPPORT.COM, INC. (Sublandlord) and INPHOGENE
BIOCOMMUNICATIONS (Canada) INC. (SubTenant)

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

Address:           3605 Gilmore Way, Burnaby, BC


The Subtenant hereby removes the Condition Precedent as contained in Clause 13
of the above noted Offer to Sublease as follows:

     13.  SUBTENANT'S CONDITIONS

     This Offer to Lease is subject to:

          (a)  the Subtenant's review and approval of the Headlease agreement
               between Discovery Parks Incorporated (the "Landlord") and the
               Sublandlord. It is agreed and understood that within 48 hours of
               Acceptance of this Offer to Sublease the Sublandlord shall
               provide to the Subtenant a copy of the Lease for the Subtenant's
               review and approval.

The Sublandlord hereby removes the Condition Precedent as contained in Clause 13
of the above noted Offer to Sub-Lease as follows:

     14.  SUBLANDLORD'S CONDITIONS

     This Offer to Lease is subject to:

          (a)  the Sublandlord being satisfied with the financial covenant of
               the Subtenant. Within eight (8) business days of the date of
               acceptance of this Offer to Sublease, the Sublandlord shall
               notify the Subtenant of what information it requires. The
               Subtenant shall provide the Sublandlord with any credit
               information requested, including suppliers, bank and auditor's
               references, and financial statements within two (2) business days
               of receipt of the Sublandlord's request for the information. The
               Landlord shall have a further period of five business days from
               the date of receipt of the aforesaid information from the Tenant
               to determine whether or not the Tenant is financially
               responsible.

ALL OTHER TERMS AND CONDITIONS TO REMAIN IN FULL FORCE AND EFFECT.


                                         /s/  Chris Carthy
---------------------------------   --------------------------------------------
Witness                             INPHOGENE BIOCOMMUNICATIONS
                                    INC. (Subtenant)  (Authorized Signatory)

                                         Jan 16, 2001
                                    --------------------------------------------
                                    Date

                                         /s/  David W. Rowat
---------------------------------   --------------------------------------------
Witness                             PCSUPPORT.COM, INC. (Sublandlord)
                                    (Authorized Signatory)

                                         17 Jan 01
                                    --------------------------------------------
                                    Date
<PAGE>

                        AMENDMENT TO OFFER TO SUB-LEASE

This Agreement is made as of January 15, 2001,

BETWEEN:

             PCSUPPORT.COM, INC. with an address at 300 - 3605 Gilmore Way,
             Burnaby, V5G 4X5

             ("Sub-Landlord")

AND:

             INPHOGENE BIOCOMMUNICATIONS INC. with an address at 309 - 4475
             Wayburne Drive, Burnaby, BC  V5G 3L1

             ("InphoGene")

WHEREAS:

A.    On January 2, 2001, InphoGene made an offer to the Sub-Landlord to
sublease certain premises situated at 3605 Gilmore Way, Burnaby, B.C. ("Offer to
Sublease");

B.    On January 3, 2001, the Sub-Landlord accepted the Offer to Sublease on the
condition that InphoGene deposits an additional CDN$16,500;

C.    InphoGene wishes to correct an error in the Offer to Sublease to reflect
that the sub-tenant will be InphoGene Biocommunications (Canada) Inc., a wholly
owned subsidiary of InphoGene, and not InphoGene, a holding company; and

D.    The parties wish to enter into this Agreement to record their agreement to
amend the Offer to Sublease as set out in this Agreement.

NOW THEREFORE THIS AGREEMENT WITNESSES that in consideration of the premises and
mutual covenants contained herein, the parties agree as follows:
<PAGE>

1.    The reference to "InphoGene Biocommunications Inc." as being the "Sub-
Tenant" should be deleted and be replaced with "InphoGene Biocommunications
(Canada) Inc."

2.    Section 4 of the Offer to Sublease should be deleted in its entirety and
be replaced as follows:

      "A cheque for a total of Fifty-One Thousand Eight Hundred and Ten
      ($51,810.00) (the "Deposit") payable to Colliers Macaulay Nicolls Inc., in
      trust, is tendered herewith as the Deposit and will be applied as follows:

             (a) $35,310 of such total amount will be credited in payment
             firstly towards the last month's gross rent and thereafter towards
             the first month's gross rent due, plus any applicable Goods and
             Services Tax, and

             (b) $16,500 of such total amount will be credited in payment
             towards the second-to-last month's gross rent plus any applicable
             Goods and Services Tax, unless the Sub-Tenant is able to provide
             the Sub-Landlord with satisfactory evidence that at least
             $5,000,000 has been raised and received by the Sub-Tenant or
             InphoGene Biocommunications Inc. during the Term of the Sub-Lease,
             in which case, such amount will be returned to the Sub-Tenant
             promptly upon receipt by the Sub-Landlord of such evidence, and

      and will be returned to the Sub-Tenant in full if the Offer to Sublease,
      as amended, has not been accepted by either the Sub-Landlord or the head
      landlord, Discovery Parks Incorporated."

3.    The reference to "InphoGene Biocommunications Inc." in the second
paragraph of both Sections 15 and 16 should be deleted and be replaced with the
words "the Sub-Tenant".

4.    A new Section 28 be added, which reads as follows: "All references to
monetary amounts in this Offer to Sublease shall be in Canadian currency."
<PAGE>

5.    All other terms and conditions set out in the Offer to Sublease shall
remain unchanged.

      IN WITNESS WHEREOF, each of the parties hereto has executed this Agreement
as of the date first written above.

INPHOGENE BIOCOMMUNICATIONS INC.

Per:       /s/ Chris Carthy
    ------------------------------
       Chris Carthy, President

Sub-Tenant:
INPHOGENE BIOCOMMUNICATIONS (CANADA) INC.

Per:       /s/ Chris Carthy
    -------------------------------
       Chris Carthy, President

Sub-Landlord:
PCSUPPORT.COM, INC.

Per:      /s/ David W. Rowat
    -------------------------------
Name:       David W.Rowat
     ------------------------------

Head Landlord:
DISCOVERY PARKS INCORPORATED

Per:
    -------------------------------
Name:
     ------------------------------