---

OFFICE LEASE





BETWEEN





A.E. BOBSIEN AND E.R. WIGHTMAN

d.b.a. WINDSOR SQUARE PROJECT





AND

ONLINE INNOVATION, INC.





|Net Office, Multi-Tenant (General Application) | Page 1.
|---------------------------------------------- | -------

---

TABLE OF CONTENTS

|TERM SHEET - FORMING PART OF LEASE OF OFFICE SPACE                                           | 5                                                        
|-------------------------------------------------------------------------------------------- | ---------------------------------------------------------
|                                                                                             |                                                          
|                                                                                             |                                                          
|                                                                                             |                                                          
|ARTICLE 1.00 - DEFINITIONS                                                                   | 7                                                        
|                                                                                             |                                                          
|1.01                                                                                         | DEFINITIONS                                              
|1.02                                                                                         | EXTENDED MEANINGS                                        
|                                                                                             |                                                          
|                                                                                             |                                                          
|ARTICLE 2.00 - GRANT OF LEASE AND GENERAL COVENANTS                                          | 9                                                        
|                                                                                             |                                                          
|2.01                                                                                         | GRANT                                                    
|2.02                                                                                         | LANDLORD'S GENERAL COVENANTS                             
|2.03                                                                                         | TENANT'S GENERAL COVENANTS                               
|                                                                                             |                                                          
|                                                                                             |                                                          
|ARTICLE 3.00 - POSSESSION                                                                    | 10                                                       
|                                                                                             |                                                          
|3.01                                                                                         | TERM                                                     
|3.02                                                                                         | EARLY OCCUPANCY                                          
|3.03                                                                                         | DELAYED POSSESSION                                       
|3.04                                                                                         | ACCEPTANCE OF LEASED PREMISES                            
|                                                                                             |                                                          
|                                                                                             |                                                          
|ARTICLE 4.00 - RENT                                                                          | 10                                                       
|                                                                                             |                                                          
|4.01                                                                                         | RENT                                                     
|4.02                                                                                         | INTENT                                                   
|4.03                                                                                         | PAYMENT OF RENT - GENERAL                                
|4.04                                                                                         | PARTIAL MONTHS RENT                                      
|4.05                                                                                         | PAYMENT OF TENANT'S OCCUPANCY COSTS                      
|4.06                                                                                         | TENANT'S OCCUPANCY COSTS                                 
|4.07                                                                                         | GENERAL OCCUPANCY COSTS                                  
|4.08                                                                                         | ESTIMATES OF INDIRECT EXPENSES AND RESOLUTION OF DISPUTES
|4.09                                                                                         | AREA DETERMINATION                                       
|4.10                                                                                         | VACANCY                                                  
|4.11                                                                                         | POSTDATED CHEQUES                                        
|                                                                                             |                                                          
|                                                                                             |                                                          
|ARTICLE 5.00 - USE, OCCUPATION AND CONTROL                                                   | 15                                                       
|                                                                                             |                                                          
|5.01                                                                                         | USE OF LEASED PREMISES                                   
|5.02                                                                                         | COMPLIANCE WITH LAWS                                     
|5.03                                                                                         | PROHIBITED USES                                          
|5.04                                                                                         | COMMON AREAS                                             
|5.05                                                                                         | HAZARDOUS USE                                            
|5.06                                                                                         | RULES AND REGULATIONS                                    
|5.07                                                                                         | PERMITTED SIGNS                                          
|5.08                                                                                         | PROHIBITED SIGNS                                         
|5.09                                                                                         | WINDOW COVERINGS                                         
|5.10                                                                                         | PARKING                                                  
|                                                                                             |                                                          
|                                                                                             |                                                          
|ARTICLE 6.00 - SERVICES, MAINTENANCE, REPAIR AND ALTERATIONS
      BY LANDLORD               | 17                                                       
|                                                                                             |                                                          
|6.01                                                                                         | OPERATION OF PROJECT                                     
|6.02                                                                                         | BUILDING SERVICES AND FACILITIES                         
|6.03                                                                                         | MAINTENANCE, REPAIR AND REPLACEMENT                      
|6.04                                                                                         | ALTERATIONS BY LANDLORD                                  
|6.05                                                                                         | ACCESS BY LANDLORD                                       
|6.06                                                                                         | ENERGY CONSERVATION                                      
|6.07                                                                                         | SUPERVISION AND EXTENDED SERVICES                        
|6.08                                                                                         | LANDLORD'S WORK                                          
|                                                                                            
|ARTICLE 7.00 - PAYMENT FOR SERVICES,
      AND MAINTENANCE, REPAIR AND ALTERATIONS BY TENANT | 19                                                       

|Net Office, Multi-Tenant (General Application) | Page 2.
|---------------------------------------------- | -------

---

|7.01                                      | UTILITIES                                             | 19
|----------------------------------------- | ----------------------------------------------------- | --
|7.02                                      | LIGHTS, ETC.                                          | 19
|7.03                                      | HEATING,
      VENTILATION AND AIR CONDITIONING       | 19
|7.04                                      | ALTERATIONS BY TENANT                                 | 19
|7.05                                      | TENANT'S
      WORK                                   | 20
|7.06                                      | MAINTENANCE & REPAIR                                  | 20
|7.07                                      | FAILURE TO
      MAINTAIN                             | 20
|7.08                                      | LIENS                                                 | 20
|                                          |                                                       |   
|                                          |                                                       |   
|ARTICLE 8.00 - TAXES                      | 20                                                   
|                                          |                                                       |   
|8.01                                      | TAXES
      PAYABLE BY LANDLORD                       | 20
|8.02                                      | TAXES PAYABLE BY TENANT                               | 21
|8.03                                      | TAX
      INCREASES ATTRIBUTABLE TO TENANT            | 21
|8.04                                      | OTHER TAXES                                           | 21
|8.05                                      | LANDLORD'S
      ELECTION                             | 21
|8.06                                      | RIGHT TO CONTEST                                      | 21
|                                          |                                                       |   
|                                          |                                                       |   
|ARTICLE 9.00 - INSURANCE                  | 22                                                   
|                                          |                                                       |   
|9.01                                      | LANDLORD'S
      INSURANCE                            | 22
|9.02                                      | TENANT'S INSURANCE                                    | 22
|9.03                                      | PLACEMENT OF
      TENANT'S INSURANCE BY LANDLORD     | 23
|9.04                                      | INCREASE IN INSURANCE
      PREMIUMS                  | 23
|9.05                                      | LIMITATION
      OF LANDLORD'S LIABILITY              | 23
|9.06                                      | INDEMNITY                                             | 23
|9.07                                      | POLLUTANTS                                            | 24
|9.08                                      | SURVIVAL OF OBLIGATIONS AND
      INDEMNITIES         | 24
|                                          |                                                       |   
|                                          |                                                       |   
|ARTICLE 10.00 - DAMAGE AND DESTRUCTION    | 24                                                   
|                                          |                                                       |   
|10.01                                     | LIMITED DAMAGE TO LEASED PREMISES, ACCESS OR SERVICES | 24
|10.02                                     | MAJOR DAMAGE TO LEASED
      PREMISES                 | 24
|10.03                                     | DAMAGE
      TO BUILDING                              | 24
|10.04                                     | NO ABATEMENT                                          | 25
|10.05                                     | NOTIFY
      LANDLORD                                 | 25
|                                          |                                                       |   
|                                          |                                                       |   
|ARTICLE 11.00 - DEFAULT                   | 25                                                   
|                                          |                                                       |   
|11.01                                     | INTEREST                                              | 25
|11.02                                     | COSTS
      OF ENFORCEMENT                            | 25
|11.03                                     | PERFORMANCE OF
      TENANT'S OBLIGATIONS             | 25
|11.04                                     | EVENTS
      OF DEFAULT                               | 26
|11.05                                     | REMEDIES ON AN EVENT
      OF DEFAULT                 | 26
|11.06                                     | AVAILABILITY OF REMEDIES                              | 27
|11.07                                     | WAIVER                                                | 27
|11.08                                     | WAIVER
      OF EXEMPTION AND REDEMPTION              | 27
|                                          |                                                       |   
|                                          |                                                       |   
|ARTICLE 12.00 - ASSIGNMENT AND SUBLETTING | 27                                                   
|                                          |                                                       |   
|12.01                                     | ASSIGNMENT                                            | 27
|12.02                                     | SUBLEASING                                            | 27
|12.03                                     | REQUEST FOR CONSENT                                   | 27
|12.04                                     | FIRST
      OFFER TO LANDLORD                         | 27
|12.05                                     | LIMITATION                                            | 28
|12.06                                     | DOCUMENTATION                                         | 28
|12.07                                     | SUBSEQUENT ASSIGNMENTS                                | 28
|                                          |                                                       |   
|                                          |                                                       |   
|ARTICLE 13.00 - TRANSFERS BY LANDLORD     | 28                                                   
|                                          |                                                       |   
|13.01                                     | SALE,
      ETC. BY LANDLORD                          | 28
|13.02                                     | EFFECT OF TRANSFER                                    | 28
|13.03                                     | SUBORDINATION                                         | 28
|13.04                                     | ATTORNMENT                                            | 28
|13.05                                     | EFFECT
      OF ATTORNMENT                            | 29

|Net Office, Multi-Tenant (General Application) | Page 3.
|---------------------------------------------- | -------

---

|ARTICLE 14.00 - SURRENDER                                                                                    | 29                                           
|------------------------------------------------------------------------------------------------------------ | ---------------------------------------------
|                                                                                                             |                                              
|14.01                                                                                                        | POSSESSION AND RESTORATION                   
|14.02                                                                                                        | TENANT'S TRADE FIXTURES AND PERSONAL PROPERTY
|14.03                                                                                                        | OVERHOLDING                                  
|14.04                                                                                                        | EXPROPRIATION                                
|                                                                                                             |                                              
|                                                                                                             |                                              
|ARTICLE 15.00 - GENERAL                                                                                      | 30                                           
|                                                                                                             |                                              
|15.01                                                                                                        | ESTOPPEL CERTIFICATES                        
|15.02                                                                                                        | ENTIRE AGREEMENT                             
|15.03                                                                                                        | REGISTRATION                                 
|15.04                                                                                                        | BUILDING NAME                                
|15.05                                                                                                        | DEMOLITION/SUBSTANTIAL RENOVATION            
|15.06                                                                                                        | "FOR LEASE" SIGNS                            
|15.07                                                                                                        | UNAVOIDABLE DELAYS                           
|15.08                                                                                                        | LIMITATION OF RECOURSE                       
|15.09                                                                                                        | NOTICE                                       
|15.10                                                                                                        | DESIGNATION OF AUTHORITY                     
|15.11                                                                                                        | RELATIONSHIP OF PARTIES                      
|15.12                                                                                                        | GOVERNING LAW                                
|15.13                                                                                                        | AMENDMENT OR MODIFICATION                    
|15.14                                                                                                        | LEGAL AND ADMINISTRATION COSTS               
|15.15                                                                                                        | CONSTRUCTION                                 
|15.16                                                                                                        | CAPTIONS AND HEADINGS                        
|15.17                                                                                                        | INTERPRETATION                               
|15.18                                                                                                        | TIME OF THE ESSENCE                          
|15.19                                                                                                        | SUCCESSORS AND ASSIGNS                       
|15.20                                                                                                        | RELOCATION BY LANDLORD                       
|                                                                                                            
|SCHEDULE A - PLAN OF PROJECT SHOWING THE LEASED PREMISES,
      AND ARCHITECT'S CERTIFICATE OF RENTABLE AREA | 35                                           
|                                                                                                             |                                              
|                                                                                                             |                                              
|                                                                                                             |                                              
|SCHEDULE B - LEGAL DESCRIPTION OF THE LAND                                                                   | 36                                           
|                                                                                                             |                                              
|                                                                                                             |                                              
|                                                                                                             |                                              
|SCHEDULE C - RULES AND REGULATIONS                                                                           | 37                                           
|                                                                                                             |                                              
|                                                                                                             |                                              
|                                                                                                             |                                              
|SCHEDULE D - LANDLORD'S WORK                                                                                 | 40                                           
|                                                                                                             |                                              
|                                                                                                             |                                              
|                                                                                                             |                                              
|SCHEDULE E - CERTIFICATE OF INSURANCE                                                                        | 41                                           
|                                                                                                             |                                              
|                                                                                                             |                                              
|                                                                                                             |                                              
|SCHEDULE F - ADDITIONAL COVENANTS, AGREEMENTS AND CONDITIONS
      (IF ANY)                                  | 44                                           
|                                                                                                             |                                              
|                                                                                                             |                                              
|                                                                                                             |                                              
|SCHEDULE G - SIGNAGE                                                                                         | ATTACHED                                     

|Net Office, Multi-Tenant (General Application) | Page 4.
|---------------------------------------------- | -------

---

TERM SHEET - FORMING PART OF LEASE OF OFFICE SPACE

|1. | LANDLORD:                     | A.E. Bobsien and E.R. Wightman, co-owners of and doing
      business as Windsor Square Project, having their office at #310  1676
      Martin Drive, Surrey, British Columbia, V4A 6E7
|-- | ----------------------------- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|   |                               |                                                                                                                                                                                          
|   | ADDRESS:                      | #310 - 1676 Martin Drive                                                                                                                                                                 
|   |                               | Surrey, B.C.                                                                                                                                                                             
|   |                               | V4A 6E7                                                                                                                                                                                  
|   |                               |                                                                                                                                                                                          
|   | Phone:                        | (604) 535-1433 or 535-2015                                                                                                                                                               
|   | Fax:                          | (604) 535-1925                                                                                                                                                                           
|   |                               |                                                                                                                                                                                          
|2. | TENANT:                       |                                                                                                                                                                                          
|   |                               |                                                                                                                                                                                          
|   |                               |                                                                                                                                                                                          
|   | (legal name)                  |                                                                                                                                                                                          
|   |                               |                                                                                                                                                                                          
|   | ADDRESS:                      | #130-13151 Vanier Place,                                                                                                                                                                 
|   |                               | Richmond, BC, V6V 2J1                                                                                                                                                                    
|   |                               |                                                                                                                                                                                          
|   | PHONE:                        | 604 288-2430                                                                                                                                                                             
|   | FAX:                          | 604 357-1266                                                                                                                                                                             
|   |                               |                                                                                                                                                                                          
|3. | PROJECT NAME:                 |                                                                                                                                                                                          
|   |                               |                                                                                                                                                                                          
|   | MUNICIPAL ADDRESS OF PROJECT: | 1959 - 152 Street,                                                                                                                                                                       
|   |                               |                                                                                                                                                                                          
|   |                               |                                                                                                                                                                                          

|4. | LEASED PREMISES:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|-- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|   | Attached as Schedule A is a plan of the floor of the
      Building which contain the Leased Premises showing and identifying the
      Leased Premises by a distinguishing outline. The Leased Premises are
      located on the floor designated as the 3rdfloor of the
      Building and are designated as suite 304.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|5. | USE OF PREMISES:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|   | The Tenant will be responsible for obtaining all
      necessary approvals, including zoning, development and business permits,
      for its intended use of the premises and will submit all applications for
      such approvals to the Landlord for its consent prior to making application
      Notwithstanding the Landlord's consent to an application, the Tenant will
      indemnify and defend the Landlord and save it harmless from and against
      any and all expenses, losses or damages incurred or suffered by the
      Landlord directly or indirectly arising out of the Tenant's application
      for such approvals and permits or the resulting approvals and permits with
      respect to the use, intended or otherwise, of the premises, whether such
      expenses, losses or damages are in respect of the premises or in respect
      of the building or buildings of which the premises form a part. The
      Landlord makes no representations or warranties, express or implied,
      respecting the use or intended use of the premises by the Tenant or
      respecting whether or not necessary approvals can be obtained for the
      Tenant's use or intended use.
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|6. | RENTABLE AREA OF LEASED PREMISES:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|   | 1620square feet subject to adjustment in
      accordance with the definition of Rentable Area and Section
4.09.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|7. | TERM:
      3  years, 0 months.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     

|8. | FIRST DAY OF TERM:
      January 1, 2006
|-- | ----------------------------------------

|9. | LAST DAY OF TERM:
      December 31, 2008
|-- | -----------------------------------------

|10. | ANNUAL BASIC RENT:
      For the said term commencing the 1st day of January, 2006
      . The lease is for Dollars ($ 32,876) per
|--- | ----------------------------------------------------------------------------------------------------------------------------------

|Net Office, Multi-Tenant (General Application) | Page 5.
|---------------------------------------------- | -------

---

| | annum in monthly 12 installments of ($
        3,287.68 consisting of basic and common area rent ) each and payable
        on the first day of each month.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------

|11. | LANDLORD'S HEAD OFFICE:
|--- | -----------------------

| |             | WINDSOR SQUARE PROJECT   
| | ----------- | -------------------------
| |             | #310 - 1676 Martin Drive,
| |             | Surrey, B.C. V4A 6E7     
| |             |                          
| | Attention:  | E.R. (Sandy) Wightman    
| |             |                          
| | Telephone:  | 604-535-1433/604-535-2015
| | Fax Number: | 604-535-1925             

|Net Office, Multi-Tenant (General Application) | Page 6.
|---------------------------------------------- | -------

---

LEASE OF OFFICE SPACE

MULTI-TENANT RETAIL PROJECT

THIS LEASE is made as of the 24 day of
November         , 2005 .

|BETWEEN: | A. E. Bobsien and E. R. Wightman, co-owners of and doing
        business as Windsor Square Project, having their office at #310 - 1676
        Martin Drive, Surrey, British Columbia, V4A 6E7
|-------- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

("Landlord")

AND:

Online Innovation, Inc.
#304-1959-152nd Street, White Rock, BC V4A 9E3

("Tenant")

IN CONSIDERATION of the mutual covenants contained herein, the
Landlord and Tenant hereby agree as follows:

ARTICLE 1.00 - DEFINITIONS

|1.01 | Definitions                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     | In this Lease the following terms shall have the
      following meanings:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     | "Annual Basic Rent"means the amount set out in
      paragraph 10 of the Term Sheet in respect of each year of the
  Term;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     | "Building" means the buildings, structures and
      improvements from time to time during the Term erected in, upon or under
      the Land and municipally identified in paragraph 3 of the Term Sheet and
      all alterations and additions thereto replacements thereof;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     | "Capital Tax" means the applicable amount of any
      tax or taxes payable under the legislation of a province or to any
      political subdivision within a province by the Landlord or by each of an
      entity constituting the Landlord (each such entity or the Landlord
      severally referred to as the "taxpayer"), based upon or computed by
      reference to the paid-up capital or place of business of the taxpayer, as
      determined for the purposes of such tax or taxes; provided that the
      purposes hereof, the "applicable amount" of such tax or taxes shall mean
      the amount thereof that would be payable if the Project were the only
      establishment of the taxpayer in that province or any other establishment
      of the taxpayer therein were located outside that province; provided
      further that if the tax or taxes payable by the taxpayer are for a fiscal
      year of the taxpayer not coinciding with the Fiscal Year, the amount of
      such tax or taxes of such taxpayer included in General Occupancy Costs
      shall be that amount payable by such taxpayer in respect of any fiscal
      year of the taxpayer ending during the Fiscal Year;                                                 
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     | "Commencement Date" means the first day of the
      Term as specified in paragraph 8 of the Term Sheet;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     | "Common Areas" means all those portions of the
      Land and Building as expanded, contracted or otherwise altered from time
      to time which are provided to be used in common by the Landlord, the
      Tenant and other tenants of the Building or by sub-lessees, agents,
      employees, invitees, customers or licensees, and includes the fixtures,
      chattels, furniture, art works, all systems, including, without limiting
      the generality of the foregoing, the heating, ventilating, air
      conditioning, electrical, security, sprinkler, plumbing, sanitary and
      drainage systems, decor, pools, fountains, signs, facilities and
      landscaping contained therein or maintained or used in connection
      therewith and shall be deemed to include the city sidewalks adjacent to
      the Land, any parking area or facility available in connection with the
      Building, and any access roads or any pedestrian walkway systems or
      easements whether above ground, at ground level or below ground, parks and
      other public facilities in respect of which the Landlord is the owner or
      is from time to time subject to obligations in its capacity as owner of
      either the Land or Building or both;

|Net Office, Multi-Tenant (General Application) | Page 7.
|---------------------------------------------- | -------

---

"Fiscal Year" means a 12-month
period, all or part of which falls within the Tern, from time to time determined
by the Landlord, at the end of which the Landlord's accounts in respect of the
Project are balanced for auditing or bookkeeping purposes;

"General Occupancy Costs" means
those costs set out in Section 4.07;

"Land" means those lands legally
described in Schedule B, as same may be expanded or contracted from time to
time;

"Lease" means this lease, the
Term Sheet and all Schedules attached hereto, which are referred to in this
lease, and every properly executed instrument which by its terms amends,
modifies or supplements this lease;

"Leased Premises" means those
premises in the Building which are described and identified in paragraph 4 of
the Term Sheet and in the plan attached as Schedule A;

"Leasehold Improvements" means:

| | (a) | all improvements to or in the Leased Premises, in
      addition to, beyond or replacing the base building standards;             
| | --- | ----------------------------------------------------------------------------------------------------------------------------------
| |     |                                                                                                                                   
| | (b) | alterations, improvements and equipment made or installed
      for the exclusive benefit of the Tenant elsewhere in the
  Project

in either case whether or not installed
by or on behalf of the Tenant and whether or not installed during the Term,
including without limitation all fixtures (whether or not trade fixtures) in the
Leased Premises.

"Other Taxes" means any and all
taxes, levies, duties and assessments imposed or which would be imposed on the
Landlord or imposed on the Tenant with respect to any or all amounts payable as
Rent, this Lease or Services or goods supplied by the Landlord or which the
Landlord is responsible to provide in accordance with the terms of this Lease,
whether characterized as a goods and services tax, sales tax, multi-stage sales
tax, value added tax, consumption tax or any other similar tax, in the case of
such taxes, levies duties and assessments imposed or which would be imposed on
the Landlord calculated;

| | (a) | as if the Landlord owned no property other than the
      Project and carried on no business other than that which it carries on
      with respect to the Project;         
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |     |                                                                                                                                                                             
| | (b) | as if there is no sale or other dealing with the Project
      by the Landlord either before, during or following the Term; and                                             
| |     |                                                                                                                                                                             
| | (c) | as if the Landlord is not entitled to any input tax
      credits, set-offs, exceptions, exemptions or deductions from such taxes or
      in the calculation of such taxes;

"Pollutants" means any solid,
liquid, gaseous or thermal irritant or contaminant including smoke, vapours,
soot, fumes, acids, alkalis, chemicals and waste which includes materials to be
recycled, reconditioned or reclaimed.

"Prime Rate" means the rate of
interest per annum established from time to time by the Royal Bank of Canada as
the reference rate of interest to determine interest rates it will charge on
Canadian dollar loans to its Canadian customers and which it refers to as its
"prime rate";

"Project" means the Land and
Building and includes, without limitation, all Common Areas;

"Rent" means the aggregate of
all amounts payable by the Tenant to the Landlord under this Lease. Provided
that any and all amounts so payable which are collectible by the Landlord as
agent of a taxing authority and which are taxes, levies, duties or assessments
imposed by that authority on the Tenant are included in Rent so as to determine
the Landlord's rights and remedies in the case of delay or failure to pay the
same notwithstanding that the same do not accrue to the Landlord as rent
hereunder;

"Rentable Area" means that area
of the Leased Premises, the Building or any part thereof as determined by the
Landlord and which may be adjusted from time to time to give effect to any
structural or functional change and any change in the leasing pattern in the
Building, and which shall be calculated in accordance with the BOMA ANSI
standards (except to the extent altered by this definition) as follows:

| | (a) | in the case of premises occupying the whole of one or
      more floors, the Rentable Area of such premises shall be determined by
      measuring to and from the exterior finish of permanent outer Building
      walls or from the glass line, whichever extends further, but shall not
      include stairs and elevator shafts (except stairs and elevators
      exclusively serving the
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

|Net Office, Multi-Tenant (General Application) | Page 8.
|---------------------------------------------- | -------

---

| |     | Tenant where the Leased Premises consist of more than one
      floor), flues, stacks, pipe shafts and vertical ducts with their enclosing
      walls. Washrooms, air-conditioning equipment rooms, fan rooms, janitors'
      closets, electrical closets, and other closets serving that floor or
      floors shall be included in the Rentable Area of such premises. No
      deductions shall be made for columns and projections necessary to the
      Building;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
| | (b) | in the case of premises occupying part of the floor, the
      Rentable Area of such areas shall be determined by measuring from and to
      whichever of the following form the boundaries of such premises; the
      exterior finish of permanent outer Building walls or from the glass line,
      whichever extends further; the centre of partitions which separate such
      premises from adjoining premises or public and/or service areas; and the
      corridor side of the corridor walls or other permanent partitions without
      deduction for columns and projections necessary to the Building and
      includes washrooms, air-conditioning equipment rooms, fan rooms, janitors'
      closets, electrical closets and other closets within and serving the
      Leased Premises exclusively, but does not include stairs and elevator
      shafts supplied by the Landlord for use in common with other tenants, and
      flues, stacks, pipe shafts or vertical ducts with their enclosing walls
      within the Leased Premises; the Rentable Area as so determined shall have
      added thereto a portion of the public and/or service areas which, without
      limitation, shall include corridors, elevator lobbies, washrooms,
      air-conditioning equipment rooms, fan rooms, janitors' closets, electrical
      closets and other closets serving that floor. The portion of such public
      and/or service areas so added shall be that portion from time to time
      which the Rentable Area of such premises bears to the Rentable Area of all
      premises leased or set aside from time to time for leasing by the Landlord
      on that floor (including such premises).

|     | "Service(s)" means those activities, personnel,
      facilities, systems and supplies required for the complete decoration,
      repair, administration, replacement, maintenance, improvement and
      operation of the Project.                                  
|---- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                       
|     | "Tenant's Occupancy Costs" means the Tenant's
      Proportionate Share of the General Occupancy Costs;                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                       
|     | "Tenants Proportionate Share"means that
      proportion that the Rentable Area of the Leased Premises bears to the
      total Rentable Area of the Building;                                                                                                        
|     |                                                                                                                                                                                                                                                                       
|     | "Term" means the term of this Lease being the
      period of time set out in paragraph of the Term Sheet unless sooner
      terminated;                                                                                                                             
|     |                                                                                                                                                                                                                                                                       
|     | "Term Sheet" means pages 5 and 6 of this Lease and
      all information and particulars contained therein shall form part of this
      Lease.                                                                                                                       
|     |                                                                                                                                                                                                                                                                       
|1.02 | Extended Meanings                                                                                                                                                                                                                                                     
|     |                                                                                                                                                                                                                                                                       
|     | Project- Wherever in this Lease the terms
      "Building" or "Land" are used, they shall be deemed to extend to and
      include the Building and Land together with all additions, changes,
      alterations thereto or substitutions therefor as the case may
be.
|     |                                                                                                                                                                                                                                                                       
|     | Consultants- Any reference in this Lease to the
      Landlord's accountant, auditor, architect, surveyor or other consultant
      shall be deemed to be such duly qualified consultant appointed by the
      Landlord in its absolute discretion.                  

ARTICLE 2.00 - GRANT OF LEASE AND GENERAL COVENANTS

|2.01 | Grant                                                                                                                                                                                           
|---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                 
|     | Landlord hereby leases to Tenant and Tenant hereby leases
      from Landlord the Leased Premises, to have and to hold during the Term,
      subject to the terms and conditions of this Lease.
|     |                                                                                                                                                                                                 
|2.02 | Landlord's General Covenants                                                                                                                                                                    
|     |                                                                                                                                                                                                 
|     | Landlord covenants with Tenant:                                                                                                                                                                 
|     |                                                                                                                                                                                                 
|     | (a)                                                                                                                                                                                             
|     |                                                                                                                                                                                                 
|     | (b)                                                                                                                                                                                             
|     |                                                                                                                                                                                                 
|2.03 | Tenant's General Covenants                                                                                                                                                                      
|     |                                                                                                                                                                                                 
|     | Tenant covenants with Landlord:                                                                                                                                                                 
|     |                                                                                                                                                                                                 
|     | (a)                                                                                                                                                                                             

|Net Office, Multi-Tenant (General Application) | Page 9.
|---------------------------------------------- | -------

---

| | (b) | to observe and perform all the covenants and obligations
      of the Tenant herein.
| | --- | ------------------------------------------------------------------------------------

ARTICLE 3.00 - POSSESSION

|3.01 | Term                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     | The Term of this Lease shall begin on the Commencement
      Date and end on the date set out in paragraph 9 of the Term Sheet unless
      terminated earlier as provided in this Lease.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|3.02 | Early Occupancy                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     | Tenant may, with the Landlord's prior written consent,
      use and occupy the Leased Premises or portions thereof before the
      Commencement Date and all provisions of this Lease shall apply from such
      date. In the event of early occupation, the Tenant shall pay to the
      Landlord on the date of occupancy a rental for the period from the date
      the Tenant begins to use or occupy the Leased Premises or portions thereof
      to the Commencement Date, which rental shall be that proportion of the
      Rent for a calendar year which the number of days in such period is of
      365, multiplied by that proportion that the part of the Leased Premises
      used and occupied from time to time by the Tenant prior to the
      Commencement Date is of the total area of the Leased Premises. Except
      where clearly inapplicable, all provisions of this Lease shall apply
      during such period.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|3.03 | Delayed Possession                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     | If the Landlord is unable to deliver possession of all or
      any portion of the Leased Premises by the Commencement Date, this Lease
      shall remain in full force and effect and the Tenant shall take possession
      of the Leased Premises on the date when the Landlord delivers possession
      of all of the Leased Premises, which date shall be conclusively
      established by notice in writing from the Landlord to the Tenant at least
      ten days before such date. The Landlord shall not be liable to the Tenant
      for any loss, damage or inconvenience resulting from any delay in
      delivering possession of the Leased Premises but, unless the delay is
      caused by or attributable to the Tenant, its servants, agents or
      independent contractors, no Rent shall be payable by the Tenant for the
      period prior to the date on which the Landlord can deliver possession of
      all of the Leased Premises, unless the Tenant elects to take possession of
      a portion of the Leased Premises, in which case Rent shall be payable in
      respect thereof from the date such possession is so taken. Despite
      anything contained to the contrary in this Section 3.03, if the Landlord
      is of the opinion that it is unable to deliver possession of all or any
      part of the Leased Premises by the expiration of six (6) months from the
      Commencement Date, the Landlord shall have the right to terminate this
      Lease upon written notice to the Tenant, whereupon neither party shall
      have any liability to the other.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|3.04 | Acceptance of Leased Premises                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     | Taking possession of all or any portion of the Leased
      Premises by the Tenant shall be conclusive evidence as against the Tenant
      that the Leased Premises or such portion thereof and the Common Areas
      referred to in Section 5.04 are in satisfactory condition on the date of
      taking possession, subject only to latent defects and to deficiencies (if
      any) listed in writing in a notice delivered by the Tenant to Landlord not
      more than 10 days after the date of taking
possession.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             

ARTICLE 4.00 - RENT

|4.01 | Rent                                                                                                                               
|---- | -----------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                    
|     | Tenant shall pay to the Landlord as rent for the Leased
      Premises the aggregate of:                                           
|     |                                                                                                                                    
|     | (a)                                                                                                                                
|     |                                                                                                                                    
|     | (b)                                                                                                                                
|     |                                                                                                                                    
|     | (c)                                                                                                                                
|     |                                                                                                                                    
|4.02 | Intent                                                                                                                             
|     |                                                                                                                                    
|     | It is the stated purpose and intent of Landlord
        and Tenant that this Lease and the Rent shall be fully net to the Landlord.

|Net Office, Multi-Tenant (General Application) | Page 10.
|---------------------------------------------- | --------

---

|4.03 | Payment of Rent - General                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | All amounts payable by Tenant to Landlord
        pursuant to this Lease shall be deemed to be rent and shall be payable
        and recoverable as Rent in the manner herein provided and Landlord shall
        have all rights against Tenant for default in any such payment as in the
        case of arrears of rent. Rent shall be paid to Landlord in lawful money
        of Canada, without deduction or set-off, at the local address of Landlord
        set out in paragraph 1 of the Term Sheet or to such other Person or such
        other address as Landlord may from time to time designate in writing.
        Tenant's obligation to pay Rent shall survive the expiration or earlier
        termination of this Lease. Any Rent or other sum received by Landlord
        from or for the account of Tenant while Tenant is in default under this
        Lease may be applied at Landlord's option to the satisfaction in whole
        or in part of any of the obligations of Tenant then due under this Lease
        in such manner as Landlord sees fit regardless of any designation or instruction
        of Tenant to the contrary.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|4.04 | Partial Months Rent                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | If the Commencement Date is a day other than
        the first day of a calendar month, the instalment of Rent payable on the
        Commencement Date shall be that proportion of Rent which the number of
        days from the Commencement Date to the last day of the month in which
        the Commencement Date falls divided by the number of days in the month
        in which the Commencement Day falls. If the Term ends on a day other than
        the last day of a calendar month, the instalment of Rent payable on the
        first day of the calendar month in which the last day of the Term falls
        shall be that proportion of Rent which the number of days from the first
        day of such last calendar month to the last day of the Term divided by
        the number of days in the month in which the last day of term falls.                                                                                                                                                                                                                                                                                             
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|4.05 | Payment of Tenant's Occupancy Costs                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | (1)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | (2)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | (3)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|4.06 | Tenant's Occupancy Costs                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | The Tenant's Occupancy Costs for any Fiscal
        Year shall be that amount equal to the Tenant's Proportionate Share of
        the General Occupancy Costs for that Fiscal Year.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|4.07 | General Occupancy Costs                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | The General Occupancy Costs in respect of
        any Fiscal Year shall be equal to the total of all expenses incurred in
        that Fiscal Year in or with respect to the provision of Services whether
        incurred                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          

|Net Office, Multi-Tenant (General Application) | Page 11.
|---------------------------------------------- | --------

---

by or on behalf of the Landlord or by
or on behalf of any manager or agent of the Landlord or by or on behalf of any
tenants of space in the Project with whom the Landlord may from time to time
have agreements whereby, in respect of their premises, such tenants perform any
Services usually performed by the Landlord and which expenses if directly
incurred by the Landlord would have been included in General Occupancy Costs.
General Occupancy Costs, without limiting the generality of the foregoing and
without duplication, shall be determined on the basis of the following
components and in the manner specified herein:

| | (A) | Inclusions- shall include (but subject to certain
      deductions as hereinafter provided):
| | --- | --------------------------------------------------------------------------------------------
| |     |                                                                                             
| |     | (1)                                                                                         
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             
| |     |                                                                                             

|Net Office, Multi-Tenant (General Application) | Page 12.
|---------------------------------------------- | --------

---

| |     | (o)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       | at the Landlord's election, either amortization of the
      cost of any repair, replacement, decoration or improvement and all
      equipment required for the operation and maintenance of the Project not
      treated in accordance with subsection (h), or depreciation in an amount
      determined by the Landlord's accountant based on the cost of any of those
      items which the Landlord in its absolute discretion has elected to treat
      as capital in nature together with, in each case, interest at the Prime
      Rate plus one and one half percent per annum on the undepreciated or
      unamortized amount thereof;
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
| |     | (p)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       | the amount of all salaries, wages and fringe benefits
      paid to or for the benefit of employees and others engaged in the Services
      for the Project;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
| |     | (q)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       | amounts paid to independent contractors for the Services
      or any part thereof or any other services;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
| |     | (r)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       | the cost of energy audits, conservation studies and other
      measures taken to conserve energy or reduce costs;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
| |     | (s)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       | the cost of direct supervision attributable to any of the
      above;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
| |     | (t)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       | all other expenses of every nature incurred in connection
      with the maintenance and operation of the Project; and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
| |     | (u)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       | a management fee equal to that amount paid to any
      managing agent engaged by the Landlord in respect of management of the
      Project or any part thereof or the Landlord's reasonable charges in lieu
      thereof if the Landlord elects to self manage the Project or any part
      thereof;                                                                                                                                                                                                                                                                                                                                             
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
| | (2) | Taxes- all taxes, rates, levies, duties and
      assessments whatsoever whether municipal, school, provincial,
      parliamentary or otherwise levied, imposed or assessed against the Project
      or upon the Landlord in respect thereof or from time to time levies,
      imposed or assessed in the future in lieu thereof, including those levied,
      imposed or assessed for education, school and local improvements, or other
      similar taxes imposed upon the Landlord or the Tenant, and including all
      business taxes, if any, from time to time payable by the Landlord or
      levied against the Landlord on account of its ownership or operation of
      the Project; and including all costs and expenses (including legal fees on
      a solicitor and client basis and other professional fees and interest and
      penalties on deferred payments) incurred by the Landlord in good faith in
      contesting, resisting or appealing any such taxes, rates, duties, levies
      or assessments but excluding;
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
| |     | (i)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       | taxes and license fees in respect of any business carried
      on by tenants of the Project, and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
| |     | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      | income or profits taxes upon the income of the
      Landlord,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           | provided that if any such taxes are levied for a period
      not coinciding with the Fiscal Year, the amount of such taxes, rates,
      duties, levies or assessments included in General Occupancy Costs shall be
      that amount payable in respect of any period or periods ending during the
      Fiscal Year;                                                                                                                                                                                                                                                                                                                              
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
| | (3) | Capital Tax- any Capital Tax imposed upon the
      taxpayer provided that if the Capital Tax payable by the taxpayer in this
      connection is for a fiscal year of the taxpayer not coinciding with the
      Fiscal Year, the amount of the Capital Tax of such taxpayer included in
      General Occupancy Costs shall be that amount payable by such taxpayer in
      respect of any fiscal year of the taxpayer ending during the Fiscal Year;
      and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
| | (4) | Non-standard Services- with respect to any
      Service which is not provided by the Landlord in or with respect to a
      significant portion of the Building but is provided to the Tenant under
      this Lease, an amount equal to the cost of such Service multiplied by a
      fraction, the numerator of which is the Rentable Area of the Building and
      denominator of which is the Rentable Area of that part of the Building in
      respect of which the Landlord provides such
Service.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            

| | (B) | Exclusions- shall exclude, except to the extent
      expressly included above;
| | --- | -------------------------------------------------------------------------------
| |     |                                                                                
| |     | (a)                                                                            
| |     |                                                                                
| |     | (b)                                                                            
| |     |                                                                                
| |     | (c)                                                                            

|Net Office, Multi-Tenant (General Application) | Page 13.
|---------------------------------------------- | --------

---

| |     |                                              | the correction of initial construction faults or initial
      maladjustments in operating equipment but only to the extent that such
      costs are recoverable from the contractor or others responsible;                                                                                                                                              
| | --- | -------------------------------------------- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |     |                                              |                                                                                                                                                                                                                                                                                                                                                           
| |     | (d)                                          | any ground rent payable by the Landlord in respect of a
      lease of the Land or part thereof;                                                                                                                                                                                                                                                          
| |     |                                              |                                                                                                                                                                                                                                                                                                                                                           
| |     | (e)                                          | tenant improvement allowances, leasing commissions and
      leasing costs; and                                                                                                                                                                                                                                                                           
| |     |                                              |                                                                                                                                                                                                                                                                                                                                                           
| |     | (f)                                          | the cost of any Service (except as it relates to the
      Common Areas) which is normally provided by the Landlord to the tenants in
      the Building in their premises but which is not provided by the Landlord
      in the Leased Premises under the terms of this Lease.                                                                          
| |     |                                              |                                                                                                                                                                                                                                                                                                                                                           
| | (C) | Deductions- shall have deducted
  therefrom:
| |     |                                              |                                                                                                                                                                                                                                                                                                                                                           
| |     | (a)                                          | the proceeds of insurance recovered by the Landlord
      applicable to damage, the cost of repair of which was included in the
      calculation of General Occupancy Costs;                                                                                                                                                                             
| |     |                                              |                                                                                                                                                                                                                                                                                                                                                           
| |     | (b)                                          | amounts recovered as a result of direct charges to the
      Tenant and other tenants in respect of insurance premiums, in each case to
      the extent that the cost thereof was included, and                                                                                                                                                          
| |     |                                              |                                                                                                                                                                                                                                                                                                                                                           
| |     | (c)                                          | all other recoveries from the Tenant and other tenants
      applicable to expenses included herein, other than contributions of a
      tenant's share of the General Occupancy Costs pursuant to the provisions
      of this Lease or contributions of any other tenant of the Building
      pursuant to comparable provisions of that tenant's
lease.

|4.08 | Estimates of Indirect Expenses and Resolution of
      Disputes                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|---- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     | Any expense not directly incurred by the Landlord but
      which is included in General Occupancy Costs may be estimated by the
      Landlord on whatever reasonable basis the Landlord may select if and to
      the extent that the Landlord cannot ascertain the actual amount of the
      expense from the party who incurred it. In the event of any disagreement
      as to the amount or propriety of any amount included in General Occupancy
      Costs, a certificate of the auditor of the Landlord, acting reasonably,
      shall be conclusive as to the amount of General Occupancy Costs for any
      period to which such certificate relates.                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|4.09 | Area Determination                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     | The Landlord may from time to time, as it deems
      necessary, cause the Rentable Area of the Leased Premises, the Building or
      any part thereof to be recalculated or remeasured and the cost thereof
      shall be included in General Occupancy Costs. If any calculation or
      determination by the Landlord of the Rentable Area of any premises
      (including the Leased Premises) is disputed or called in question, it
      shall be calculated or determined by the Landlord's architect or surveyor
      from time to time appointed for that purpose, whose certificate shall be
      conclusive and binding upon the parties hereto. The cost of such
      calculation or determination shall be included in General Occupancy Costs;
      provided that if the Tenant disputes the Landlord's calculation and the
      calculation or determination by the Landlord's architect or surveyor
      agrees with the Landlord's calculation within a two percent variance, the
      Tenant shall pay the full cost of such calculation or determination
      forthwith upon demand.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|4.10 | Vacancy                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     | If any part of the Building available for leasing is not
      occupied, the Landlord shall have the right, in respect of amounts forming
      part of General Occupancy Costs which vary with occupancy, to include in
      General Occupancy Costs a larger amount based on a reasonable estimate of
      the cost which would have been incurred if the unoccupied parts of the
      Building available for leasing were occupied.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|4.11 | Postdated Cheques                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     | Unless the Landlord advises otherwise in writing, the
      Tenant shall provide to the Landlord on or before the Commencement Date
      and thereafter on or before the beginning of each Fiscal Year during the
      Term, postdated cheques in the amount of Rent for each month during that
      Fiscal Year.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               

|Net Office, Multi-Tenant (General Application) | Page 14.
|---------------------------------------------- | --------

---

ARTICLE 5.00 - USE, OCCUPATION AND CONTROL

|5.01 | Use of Leased Premises                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|---- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     | TheTenant shall use and occupy only the usable part of
      the Leased Premises and only for office purposes in connection with the
      carrying on of its business and shall not use or permit the use of the
      Leased Premises or any part thereof for any other purposes or by any
      persons other than the Tenant.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     | The Tenant shall not use or permit the use of the premise
      for any of the following uses for which another Tenant has
    exclusivity:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     | (1)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | (2)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|5.02 | Compliance with Laws                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     | The Tenant shall comply with all present and future laws,
      regulations and orders relating to the occupation or use of the Leased
      Premises, the condition of the Leasehold Improvements, trade fixtures,
      furniture and equipment installed therein, the making by the Tenant of any
      repairs, changes or improvements therein and the conduct of any business
      in the Leased Premises. If alterations or improvements are necessary to
      comply with any of the foregoing or with the requirements of insurance
      carriers, the Tenant shall forthwith complete such work to the extent that
      it can be done within the Leased Premises and in any event shall pay the
      entire cost of alterations or improvements so required.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|5.03 | Prohibited Uses                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     | The Tenant shall not commit, cause or permit any nuisance
      or any waste or injury to the Leased Premises, the Building or any of the
      Leasehold Improvements or fixtures therein, any overloading of the floors
      of the Leased Premises, any nuisance in or about the Leased Premises or
      any use or manner of use causing annoyance to other tenants or occupants
      of the Building. Without limiting the generality of the foregoing, the
      Tenant shall not use or permit the use of any portion of the Leased
      Premises for any dangerous, illegal, noxious, odorous or offensive nature
      or which could create a fire hazard (through undue load on electrical
      circuits or otherwise) or undue vibration, heat or noise. The Tenant shall
      not use equipment in the Leased Premises in a manner that results in it
      being seen or heard outside the Leased Premises.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|5.04 | Common Areas                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     | The Tenant and its employees and invitees may use, in
      common with others entitled thereto, for their intended purposes during
      such hours as Landlord may designate from time to time, the common
      entrances, lobbies, stairways, elevators and escalators (if any), and
      corridors of the Building giving access to the Leased Premises and common
      washrooms on any floor occupied in part by the Leased Premises. The Tenant
      and its employees and invitees shall not obstruct the Common Areas or use
      the Common Areas other than for their intended purposes and then only in
      accordance with the rules and regulations set by the Landlord from time to
      time.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|5.05 | Hazardous Use                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     | The Tenant shall not do, omit to do or permit to be done
      anything which will cause or shall have the effect of causing the cost of
      the Landlord's insurance in respect of the Project or any part thereof to
      be increased at any time during the Term or any policy of insurance on or
      relating to the Project to be subject to cancellation. Without waiving the
      foregoing prohibition, the Landlord may demand and the Tenant shall pay to
      the Landlord upon demand, the amount of any increase in the cost of
      insurance caused by anything so done or omitted to be done. The Tenant
      shall forthwith upon the Landlord's request comply with the requirements
      of the Landlord's insurers cease any activity complained of an make good
      any circumstance which has caused any increase in insurance premiums or
      the cancellation of any insurance policy. In determining the amount of
      increased premiums for which the Tenant is responsible, a schedule or
      statement issued by the person or corporation which computes the insurance
      rates for the Landlord showing the components of the rate shall be
      conclusive evidence of the items that make up the rate. If any policy of
      insurance in respect of the Project or any pat thereof is cancelled or
      becomes subject to cancellation by reason of anything so done or omitted
      to be done, the Landlord may without prior notice terminate this Lease and
      re-enter the Leased Premises.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|5.06 | Rules and Regulations                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     | Tenant shall observe and cause its employees, servants,
      agents, invitees, subtenants, licensees                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           

|Net Office, Multi-Tenant (General Application) | Page 15.
|---------------------------------------------- | --------

---

|     | and others over whom Tenant can reasonably be expected to
      exercise control to observe the Rules and Regulations attached as Schedule
      C hereto and such further and other reasonable rules and regulations and
      amendments and additions thereto as may be made by the Landlord and
      notified to the Tenant by mailing a copy thereof to the Tenant or by
      posting same in a conspicuous place in the Building. All such rules and
      regulations now or hereafter in force shall be read as forming part of
      this Lease; provided that if there is a conflict between the rules and
      regulations of this Lease, the terms of this Lease shall prevail. Landlord
      shall not be responsible to Tenant for the non-observance of any rule or
      regulation or the terms of any lease or agreement to lease to be observed
      by any other tenant of the Project.                             
|---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|5.07 | Permitted Signs                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     | The Tenant shall use only such identification signs as
      are prescribed by the Landlord from time to time and as comply with all
      applicable by-laws, regulations and codes as to size, location,
      arrangement, type of lettering, colour, appearance and design for uniform
      use by office tenants in the Building. Such signs shall contain only the
      name under which the Tenant carries on business. The Landlord's written
      consent is required.                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     | Schedule G shows signage conditions permitted under the
      City of Surrey's Development and Development Variance Permits for this
      address.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|5.08 | Prohibited Signs                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     | Except with the prior written consent of the Landlord,
      which consent may be arbitrarily withheld or rescinded in the Landlord's
      sole discretion, or as provided in Section 5.07, the Tenant shall not
      paint, display, inscribe, place or affix any sign, symbol, notice,
      advertisement, display or direction of any kind anywhere outside the
      Leased Premises or on the interior of any glass windows or doors or
      elsewhere within the Leased Premises so as to be visible from the outside
      of the Leased Premises.                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|5.09 | Window Coverings                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     | Without the prior written consent of the Landlord, the
      Tenant shall not install any blinds, drapes, curtains or any other window
      coverings in the Leased Premises and shall not remove, add to or change
      the blinds, curtains, drapes or other window coverings installed by the
      Landlord from time to time. The Tenant shall keep all window coverings
      open or closed at various times as the Landlord may from time to time
      direct by the rules and regulations or otherwise.                                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|5.10 | Parking                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     | Any parking area or facility provided by the Landlord
      shall at all times be subject to the exclusive control and management of
      the Landlord or those whom the Landlord may designate from time to time.
      The Landlord shall have the right from time to time to establish, modify
      and enforce reasonable rules and regulations with respect to any parking
      area or facility and shall have the right from time to time:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     | (c)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     | (d)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     | (e)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     | The Landlord will operate and maintain the parking area
      or facility in such manner as the Landlord in its sole discretion shall
      determine from time to time. Without limiting the scope of such
      discretion, the Landlord shall have the sole right to employ all personnel
      and make all rules and regulations pertaining to and necessary for the
      proper operation and maintenance of the parking area or facility. The
      Tenant shall participate in any free parking or other ticket validation
      system established by the Landlord and abide by all rules and regulations
      pertaining thereto and the Tenant shall pay to the Landlord monthly,
      together with payments or account of Annual Basic Rent all parking charges
      attributable to the Tenant as evidenced by parking tickets validated by
      the Tenant in accordance with any system established by the
    Landlord.

|Net Office, Multi-Tenant (General Application) | Page 16.
|---------------------------------------------- | --------

---

ARTICLE 6.00 - SERVICES, MAINTENANCE, REPAIR AND
ALTERATIONS BY LANDLORD

|6.01 | Operation of Project                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | During the Term, the Landlord shall operate and maintain
      the Project in accordance with applicable laws and regulations and with
      standards from time to time prevailing for similar projects in the area in
      which the Project is located and, subject to payment by the Tenant of
      Rent, shall provide the Services set out in this Article 6.00; provided
      that the Landlord shall not be responsible for providing those Services or
      operating, maintaining, repairing or replacing to the extent that such
      Services, operation, maintenance, repair or replacement are, specifically
      stated in this Lease to be the responsibility of the Tenant.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|6.02 | Building Services and Facilities                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | The Landlord shall provide:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | (c)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | (d)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | (e)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | (f)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | (g)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | (h)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | (i)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|6.03 | Maintenance, Repair and Replacement                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | Subject to payment by the Tenant of Rent, the Landlord
      shall operate, maintain, repair and replace the systems, facilities and
      equipment necessary for the proper operation of the Project and for
      provision of the Landlord's Services set out in Section 6.02 (except as
      may be installed by or be the property of Tenant) and shall maintain and
      repair the foundations, structure and roof of the Building and repair
      damage to the Building which Landlord is obligated to insure against under
      Article 9.00 provided that:                                                                                                                        
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | (c)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               

|Net Office, Multi-Tenant (General Application) | Page 17.
|---------------------------------------------- | --------

---

|     | (d)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       | no reduction or discontinuance of Services under this
      Section 6.03 shall be construed as a breach of the Landlord's covenant
      therefor or as an eviction of the Tenant or, except as specifically
      provided otherwise in this Lease, release the Tenant from any obligation
      under this Lease;
|---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                    
|     | (e)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       | the Landlord shall have no responsibility for any
      inadequacy of performance of any systems within the Leased Premises if the
      Leased Premises depart from the design criteria for such system as
      established by the Landlord for the Building; and                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                    
|     | (f)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       | nothing contained herein shall derogate from the
      provisions of Article 10.00.                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                    
|6.04 | Alterations by Landlord                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                    
|     | Landlord may from time to time:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                    
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       | make repairs, replacements, changes or additions to the
      structure, systems, facilities and equipment in the Leased Premises where
      necessary to serve the Leased Premises or other parts of the
    Building;                                                                                           
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                    
|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       | change, add to, diminish, improve or alter any part of
      the Project not in or forming part of the Leased Premises;                                                                                                                                                                                            
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                    
|     | (c)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       | change, add to, diminish, improve or alter the location
      of the Common Areas;                                                                                                                                                                                                                                 
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                    
|     | provided that, in doing so, Landlord shall not disturb or
      interfere with Tenant's use or occupation of the Leased Premises and
      operation of its business therein any more than is reasonably necessary in
      the circumstances and shall repair any damage to the Leased Premises
      caused thereby.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                    
|6.05 | Access by Landlord                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                    
|     | Tenant shall permit Landlord to enter the Leased Premises
      at any time outside normal business hours in case of an emergency and
      otherwise during normal business hours where such will not unreasonably
      disturb or interfere with the Tenant's use of the Leased Premises or
      operation of its business, to examine, inspect and show the Leased
      Premises for purposes of leasing, sale or financing, to provide Services
      or make repairs, replacements, changes or alterations as provided for in
      this Lease and to take such steps as the Landlord may deem necessary for
      the safety, Landlord shall, whenever possible, consult with or give
      reasonable notice to the Tenant prior to entry but no such entry shall
      constitute an eviction or a breach of the Landlord's covenant for quite
      enjoyment or entitle the Tenant to any abatement of Rent.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                    
|6.06 | Energy Conservation                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                    
|     | The Landlord shall be deemed to have observed and
      performed its obligations under this Lease, including those relating to
      the provision of utilities and Services, if in so doing it acts in
      accordance with a directive, policy or request of an authority having
      jurisdiction in serving the public interests in the field of energy
      conservation or security.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                    
|6.07 | Supervision and Extended Services                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                    
|     | The Landlord, if it shall from time to time so elect,
      shall have the right to supervise the moving of furniture or equipment of
      the Tenant and (in addition to supervising Tenant's work as provided in
      Section 7.05) to supervise the making of repairs conducted within the
      Leased Premises and the exclusive right to supervise or make deliveries to
      the Leased Premise. In addition, and by arrangement, the Landlord may
      provide extended cleaning or other Services to the Tenant in addition to
      those normally supplied and referred to in this Lease. In such case, the
      Landlord's cost and expenses incurred with respect thereto together with a
      reasonable administration fee shall be paid to the Landlord by the Tenant
      from time to time promptly upon receipt of invoices from the
    Landlord.                                             
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                    
|6.08 | Landlord's Work                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                                                                                                                                                                                                                                                                    
|     | The Tenant agrees that it has entered into this Lease on
      the express understanding that the Landlord's work in respect of the
      Leased Premises is limited to the scope delineated as Landlord's work in
      Schedule D and all other improvements to the Leased Premises shall be
      performed at the sole expense of the Tenant in accordance with the terms
      of this Lease.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       

|Net Office, Multi-Tenant (General Application) | Page 18.
|---------------------------------------------- | --------

---

ARTICLE 7.00 - PAYMENT FOR SERVICES, AND MAINTENANCE,
REPAIR AND ALTERATIONS BY TENANT

|7.01 | Utilities                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | In addition to the payments required under Section 4.07,
      and notwithstanding Sections 6.01 and 6.02, the Tenant shall be
      responsible for the cost of all utilities including electricity supplied
      to the Leased Premises. The Tenant shall not, without the prior written
      approval of the Landlord which may be unreasonably withheld, install or
      cause to be installed in the Leased Premises any equipment that will
      require additional utility usage in excess of that normally required for
      office premises. If with the Landlord's approval such additional equipment
      is installed, the Tenant shall be solely responsible for such excess
      utility usage. If utilities are supplied to the Tenant through a meter
      common to other tenants in the Project (there being no obligation on the
      Landlord to install separate meters), the Landlord shall pay the cost of
      the utilities and will apportion the cost pro rata among the tenants
      supplied through the common meter, based on all relevant factors
      including, but not limited to, the hours of use, number and types of
      lights and electrical equipment and the proportion of each tenant's
      Rentable Area to the Rentable Area of all tenants to which the common
      meter relates. Upon receipt of the Landlord's statement of apportionment,
      the Tenant shall promptly reimburse the Landlord for all amounts
      apportioned to the Tenant by the Landlord provided that the Landlord may
      elect by notice to the Tenant to estimate the amount which will be
      apportioned to the Tenant and require the Tenant to pay that amount in
      monthly instalments simultaneously with the Tenant's payments of Annual
      Basic Rent. Notwithstanding the foregoing, and whether the Leased Premises
      are separately metered or not, the Landlord may purchase in bulk from the
      utility supplier the aggregate utility requirements of the Project at the
      applicable rates determined by a single meter on the Project and may, in
      billing the Tenant for its share of such utility, apply a scale of rates
      not greater than the current scale of rates at which the Tenant would from
      time to time be purchasing the whole of its utilities required and
      consumed in respect of the Leased Premises if the Tenant was purchasing
      directly from the utility supplier. The Tenant shall upon the Landlord's
      request install a separate utility meter or meters in the Leased Premises
      at the Tenant's expense.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|7.02 | Lights, Etc.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | In addition to the payments required under Section 4.07
      and notwithstanding Sections 6.01 and 6.02, the Tenant shall pay to the
      Landlord monthly, with its payments of Annual Basic Rent, a reasonable
      amount as determined by the Landlord in respect of replacement of Building
      standard florescent tubes, light bulbs and ballasts in the Leased Premises
      on a periodic basis or as required from time to time and the costs of
      cleaning, maintaining and servicing of the electrical light fixtures in
      the Leased Premises.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|7.03 | Heating, Ventilation and Air
Conditioning                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | In addition to the payments required under Section 4.07,
      the Tenant shall be responsible for the cost of all heating, ventilation
      and air conditioning required in the Leased Premises or any part thereof
      in excess of that required to be provided by the Landlord under Section
      6.02(d). If at any time during the Term the Landlord shall determine that
      the cost of the heating, ventilation and air conditioning required in the
      Leased Premises or any part thereof is in excess of that normally required
      in other parts of the Building which are used for normal office purposes,
      the Landlord may deliver to the Tenant a statement in writing setting out
      the cost of the excess and upon receipt of the statement from time to
      time, the Tenant shall promptly reimburse the Landlord for the amount
      shown in the statement as attributable to the Leased Premises.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|7.04 | Alterations by Tenant                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | Tenant may from time to time at its own expense make
      changes, additions and improvements to the Leased Premises to better adapt
      the same to its business, provided that any change, addition or
      improvement:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | (c)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | (d)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         

|Net Office, Multi-Tenant (General Application) | Page 19.
|---------------------------------------------- | --------

---

|     | provided that if any such changes, additions
        or improvements require modification to the heating, ventilation or air
        conditioning systems in the Building, the Tenant shall be solely responsible
        for the cost of such modifications with the Landlord hereby reserving
        the right to perform any such work at the expense of the Tenant.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|7.05 | Tenant's Work                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | The Tenant may install in the Leased Premises
        its usual fixtures and personal property in a proper manner; provided
        that no installation or repair shall interfere with or damage the mechanical
        or electrical systems or the structure of the Building. If the Tenant
        is not then in default hereunder, the fixtures and personal property installed
        in the Leased Premises by the Tenant may be removed by the Tenant from
        time to time in the ordinary course of the Tenant's business or in the
        course of reconstruction, renovation or alteration of the Leased Premises
        by the Tenant, provided that the Tenant promptly repairs at its own expense
        any damage to the Leased Premises and the Building resulting from the
        installation and removal and provided further that in the event of removal
        of fixtures the Tenant shall promptly replace such fixtures with fixtures
        or equal or greater quality and value.                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|7.06 | Maintenance & Repair                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | Except to the extent that Landlord is specifically
        responsible therefor under this Lease, Tenant, at its cost, shall maintain
        the Leased Premises and all Leasehold Improvements therein in good order
        and condition, including;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | (c)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | (d)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|7.07 | Failure to Maintain                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | If the Tenant fails to perform any obligation
        under this Article 7.00, then on not less than five days notice to the
        Tenant, the Landlord may enter the Leased Premises and perform the obligation
        without liability to the Tenant for any loss or damage to the Tenant thereby
        incurred. The Tenant shall promptly after receiving the Landlord's invoice
        therefor reimburse the Landlord for all costs incurred by the Landlord
        in performing the obligation plus 20 percent of the cost for overhead
        and supervision.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|7.08 | Liens                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | Tenant shall pay promptly when due all costs
        for work done or caused to be done or goods affixed by Tenant in the Leased
        Premises which could result in any lien or encumbrance on Landlord's interest
        in the Project or any part thereof, shall keep the title to the Project,
        including the Leased Premises and every part thereof, free and clear of
        any such lien or encumbrance in respect of the work and shall indemnify
        and hold harmless Landlord against any Claim, loss, cost, demand and legal
        or other expense, whether in respect of any lien or otherwise, arising
        out of the supply of materials, services or labour for the work. Tenant
        shall immediately notify Landlord of the Lien, claim of lien or other
        action of which it has, or reasonably should have, knowledge and which
        affects the title to the Project, including the Leased Premises, or any
        part thereof, and shall cause the same to be removed within five (5) business
        days (or such additional time as Landlord may consent to in writing),
        failing which the Landlord may take such action as the Landlord deems
        necessary to remove same and the entire cost thereof shall immediately
        become due and payable by the Tenant to the Landlord.

ARTICLE 8.00 - TAXES

|8.01 | Taxes Payable by Landlord                                                                                                                                                                                                                                                                                                                                                
|---- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                          
|     | Landlord shall pay promptly when due any tax, rate,
        levy, assessment, fee and other charge (except taxes payable by Tenant
        under Section 8.02) which is imposed, levied, assessed or changed by a
        taxing authority having jurisdiction and which is payable in respect of
        the Term or any part thereof upon or on account of the Project.

|Net Office, Multi-Tenant (General Application) | Page 20.
|---------------------------------------------- | --------

---

|8.02 | Taxes Payable by Tenant                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|---- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     | Tenant shall pay promptly when due every tax,
        rate, levy, assessment, fee and other charge which is imposed, levied,
        assessed or charged to or for the account of the Tenant or the Leased
        Premises by a taxing authority having jurisdiction and which is payable
        upon or on account of:                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     | Tenant shall on request furnish Landlord with
        receipts for payment of such taxes; provided that if Landlord so elects
        by notice to Tenant, Tenant shall add any amounts payable under this Section
        8.02 to the monthly instalments of Rent payable under Section 4.01 and
        Landlord shall remit the amounts to the appropriate authorities.                                                                                                                                                                                                         
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|8.03 | Tax Increases Attributable to Tenant                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     | If any taxes in respect of the Leased Premises
        or Project are greater than they otherwise would have been by reason of
        the constitution or ownership of Tenant, the use of the Leased Premises
        by Tenant, the school support of the Tenant, or any other reason peculiar
        to the Tenant, the portion of such taxes in each year attributable to
        such reason, as determined by Landlord, shall be paid by Tenant to Landlord
        at the same time as, and in addition to, taxes otherwise payable to the
        Tenant under this Lease.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|8.04 | Other Taxes                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        

| | (1) | Payment- The Tenant shall pay to the Landlord the
      amount of all Other Taxes either:                                                                                                                                                                                                                                                                                                                                                         
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                   
| |     | (i)                                                                                                                                                                                                                                                                                                                                                                                                                                               
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                   
| |     | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                              
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                   
| |     | The Landlord may, at its option, estimate the amount of
      Other Taxes allowable to each month and require that the Tenant pay such
      estimated amount monthly in advance with its payment of Annual Basic Rent
      for the period to which the estimate applies. Any necessary adjustment
      shall be paid by the Tenant or credited by the Landlord, as the case may
      be, whenever required after determination of Other Taxes.
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                   
| | (2) | Entitlement- The Landlord's entitlement to
      receive payment of the amounts provided for in this Section shall not be
      limited or precluded by any limitation contained in this Lease upon the
      Landlord's right to recover or receive payment from the Tenant of taxes
      upon the Landlord's income or profits or
otherwise.                                                                                                   

|8.05 | Landlord's Election                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     | Notwithstanding that any tax, rate, levy, assessment, fee
      or other charge may be separately levied by the appropriate authority for
      or in respect of the Leased Premises and all other portions of the
      Project, such tax, rate, levy, assessment, fee or other charge shall be
      added to General Occupancy Costs and the Landlord may in its absolute
      discretion allocate such amounts among tenants of the Building and the
      amount allocated to the Tenant shall form part of the Tenant's Occupancy
      Costs.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|8.06 | Right to Contest                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     | Each of Landlord and Tenant (provided Tenant is legally
      entitled to do to) shall have the right to contest in good faith the
      validity or amount of any tax, rate, levy, assessment, fee or other charge
      which, in the case of Landlord, Landlord is responsible to pay under
      Article 8.00 and which, in the case of Tenant, Tenant is responsible to
      pay under Section 8.02. Landlord may defer payment of any taxes payable by
      it pursuant to this Article 8.00 and Tenant may, upon notice to Landlord,
      defer payment of any taxes payable by it pursuant to Section 8.02, in each
      case to the extent permitted by law; provided that no contest by Tenant
      shall involve the possibility of forfeiture, sale or disturbance of
      Landlord's interest in the Leased Premises and that, upon the final
      determination of any contest by Tenant, Tenant shall immediately pay and
      satisfy the amount found to be due, together with any costs, penalties and
      interest. If as a result of any contest by Tenant, any tax, rate, levy,
      assessment, fee or other charge is increased, Tenant shall be responsible
      for the full amount of

|Net Office, Multi-Tenant (General Application) | Page 21.
|---------------------------------------------- | --------

---

such increase in respect of the period
to which the contest relates and to any subsequent tax periods which commence
during the term.

ARTICLE 9.00 - INSURANCE

|9.01 | Landlord's Insurance                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | During the Term, Landlord shall place insurance coverage
      on the Project, which coverage, subject to availability at reasonable
      cost, shall include the following:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | (c)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | (d)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | (e)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | (f)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | The insurance referred to in this Section 9.01 shall be
      carried in amounts determined reasonably by Landlord and shall be obtained
      from a company or companies and be of a type and form satisfactory to
      Landlord. The insurance shall be written in the name of Landlord with loss
      payable to Landlord and to any mortgagee (including any trustee under a
      deed of trust and mortgage) of the Project from time to time if required
      by Landlord. At the Tenant's request and at the cost, if any, of the
      Tenant, the Landlord will use its reasonable efforts to obtain a waiver of
      the insurer's right of subrogation against the Tenant under the policies
      of insurance referred to in subsections 9.01(a), (b) and (c).
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | Notwithstanding any contribution by Tenant to insurance
      premiums as provided for in this Lease, no insurable interest is conferred
      upon Tenant under policies carried by Landlord. Except as specifically
      provided in this Lease, Landlord shall in no way be accountable to Tenant
      regarding the use of the insurance proceeds arising from any claim.
      Nothing contained in this Lease shall require Landlord to insure any of
      Tenant's equipment or stock, Leasehold Improvements, fixtures or any other
      property owned or brought into the Leased Premises by Tenant whether
      affixed to the Building or not.                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|9.02 | Tenant's Insurance                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | At its own expense Tenant shall take out and thereafter
      maintain in force at all times during the Term insurance policies as
      follows:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | (c)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              

|Net Office, Multi-Tenant (General Application) | Page 22.
|---------------------------------------------- | --------

---

| | (i)   | comprehensive boiler and machinery insurance including
      repair or replacement endorsement in an amount satisfactory to the
      Landlord and providing coverage with respect to all objects introduced
      into the premises by or on behalf of the Tenant or otherwise constituting
      Leasehold Improvements;
| | ----- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |       |                                                                                                                                                                                                                                                                                                                           
| | (ii)  | plate glass insurance on all internal and external
      glass;                                                                                                                                                                                                                                                           
| |       |                                                                                                                                                                                                                                                                                                                           
| | (iii) | business interruption insurance on the extra expense form
      providing all risks coverage and in amount satisfactory to the
    Landlord                                                                                                                                                                               

|     | The insurance policies referred to in this
        Section 9.02 shall be subject to such higher limits as Tenant, or Landlord
        acting reasonably, or any mortgagee of Landlord's interest in the Project
        may require from time to time and against such additional risks and in
        such amounts as a prudent tenant would insure. All insurance policies
        referred to in this Section and also any other policies that Tenant may
        take out shall contain a waiver of the insurer's right of subrogation
        as against Landlord, Landlord's agents and its and their employees and
        any Person for whom Landlord may in law or by agreement be responsible
        or for whom Landlord may have agreed to obtain such a waiver. In addition,
        all such policies shall be non-contributing with, and will apply only
        as primary and not excess to, any insurance proceeds available to Landlord.
        Any and all deductibles shall be subject to the prior written approval
        of Landlord and shall be at the expense of Tenant.                                                                                                                                                                                                                     
|---- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | Tenant shall provide to Landlord at the
        commencement of the Term, 30 days prior to the renewal of all insurance
        referred to, and promptly at any time upon request either, at the option
        of Landlord, certified copies of insurance policies or a certificate of
        insurance evidencing the insurance coverage maintained by Tenant in accordance
        with this Section, such certificate to be in the form as set out in Schedule
        D as the same may be amended from time to time by Landlord in its absolute
        discretion. The delivery to Landlord of a certificate of insurance or
        a certified copy of an insurance policy or any review thereof by or on
        behalf of Landlord shall not limit the obligation of Tenant to provide
        and maintain insurance pursuant to this Section 9.02 or derogate from
        Landlord's rights if Tenant shall fail to fully insure. All policies of
        insurance placed under this Section shall be placed with a company or
        companies reasonably satisfactory to Landlord. All policies shall provide
        that the insurance shall not be cancelled or changed to the prejudice
        of Landlord without at least 30 days' prior written notice given by the
        insurer to Landlord.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|9.03 | Placement of Tenant's Insurance
        by Landlord                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | If Tenant fails to place or maintain all
        or any of the insurance coverage referred to in Section 9.02, Landlord
        may, at its option, place all or any part of such insurance in the name
        of or on behalf of Tenant and Tenant shall pay to Landlord upon demand
        all costs incurred by Landlord in so doing including, without limitation,
        the premium or premiums for such insurance.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|9.04 | Increase in Insurance Premiums                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | The Tenant covenants and agrees to pay on
        demand the amount of any increase in insurance premiums in respect of
        the Project if such increase is caused by the Tenant's operations or by
        actions or omissions in or with respect to the Leased Premises or Leasehold
        Improvements whether by the Tenant or by any person authorized or permitted
        to occupy the Leased Premises or any part thereof. The Tenant covenants
        that nothing will be done or omitted to be done whereby any policy of
        insurance affecting the Project as a whole or the Leased Premises in particular
        shall be cancelled or the Leased Premises rendered uninsurable.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|9.05 | Limitation of Landlord's Liability                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | Landlord and its agents and employees shall
        not be liable even if grossly negligent for any damage to the Leased Premises
        or any property located therein caused by any latent defect or by steam,
        water, rain or snow which may leak into, issue or flow from, any part
        of the Leased Premises or from the water, steam, sprinkler or drainage
        pipes or plumbing works of the same or from any other place or corridor
        or from any damage caused by or attributable to the condition or arrangement
        of any electrical or other wiring or for any damage caused by anything
        done or omitted to be done by any other tenant of the Project or for damage
        caused by interruption or failure of any Service or utility including
        elevator or escalator service or for damage however caused to books, records,
        files, money securities, negotiable instruments, papers or other valuables.                                                                                                                                                                                                                                                                                                                                             
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|9.06 | Indemnity                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | Tenant shall indemnify and save harmless
        Landlord and its agents and employees from any and all liabilities, damages,
        costs, claims, suits or actions growing or arising out of:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         

|Net Office, Multi-Tenant (General Application) | Page 23.
|---------------------------------------------- | --------

---

| |     | Lease set forth and contained on the part of Tenant to be
      fulfilled, kept, observed and performed;                                   
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------
| |     |                                                                                                                                            
| | (b) | any damage to property while the property is in or about
      the Leased Premises and                                                     
| |     |                                                                                                                                            
| | (c) | any injury to any Person or Persons (including death
      resulting at any time therefrom occurring in or about the Leased
      Premises.

|9.07 | Pollutants                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | The Tenant shall at all times during the Term keep the
      Leased Premises and Project and, at the end of the Term, leave the same
      free from any and all Pollutants resulting from its use and occupation of
      the Leased Premises. In the event the Tenant fails to comply with this
      obligation, the Tenant agrees to indemnify and save the Landlord harmless
      from loss, cost or expense arising out of any government demand, direction
      or request that the Landlord or the Tenant test for, monitor, clean up,
      remove, contain, treat, detoxify or neutralize such Pollutants and further
      agrees to indemnify and save harmless the Landlord from any damage arising
      out of the actual, alleged or threatened discharge, dispersal, release or
      escape of such Pollutants at or from the Leased Premises or at or from the
      Project.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|9.08 | Survival of Obligations and Indemnities                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | All obligations of the Tenant which arise during the Term
      pursuant to this Lease and which have not been satisfied and the
      indemnities and other obligations of the Tenant contained in Sections 9.06
      and 9.07 shall survive the expiration or other termination of this
      Lease.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           

ARTICLE 10.00 - DAMAGE AND DESTRUCTION

|10.01 | Limited Damage to Leased Premises, Access or
      Services                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|----- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      | If during the Term, the Leased Premises or any part
      thereof or other parts of the Building providing access or services
      essential to the Leased Premises shall be destroyed or damaged by any
      hazard against which Landlord is obligated to insure or has insured
      hereunder, Landlord, if permitted by law so to do, shall proceed with
      reasonable diligence to rebuilt and restore or repair the Leased Premises
      or comparable premises or such access routes or services, as the case may
      be, in conformance with current laws but only to the extent of insurance
      proceeds received. The covenants of Tenant to repair shall not include any
      repairs of damage required to be made by Landlord under this Section. Rent
      payable by Tenant from the date of such damage or destruction to the date
      of completion of Landlord's work or availability of access or services, as
      the case may be, shall abate to the extent of all amounts attributable to
      the Tenant which Landlord may receive from insurance. If less than all of
      the Leased Premises is destroyed or damaged as contemplated in this
      Section 10.01, Annual Basic Rent payable by the Tenant shall abate from
      the date of such damage or destruction to the date of completion of the
      Landlord's work in the same proportion as the Rentable Area of the Leased
      Premises so damaged or destroyed is of the total Rentable Area of the
      Leased Premises.
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|10.02 | Major Damage to Leased Premises                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      | Notwithstanding anything in this Lease contained, if in
      the opinion of the Landlord's architect or engineer given within 30
      business days of the happening of damage or destruction, the Leased
      Premises shall be damaged or destroyed by any hazard against which the
      Landlord is obligated to insure or has insured as provided for hereunder
      to the extent that the Leased Premises shall be incapable of being rebuilt
      or repaired or restored with reasonable diligence within six months after
      the occurrence of such damage or destruction, then either the Landlord or
      the Tenant may, at its option, terminate this Lease by notice in writing
      to the other given within 15 days after the giving of the opinion by the
      Landlord's architect or engineer. If notice is given by the Landlord or
      Tenant under this Section 10.02, then this Lease shall terminate from the
      date of such damage or destruction and the Tenant shall immediately
      surrender the Leased Premises and all interest therein to the Landlord and
      the Rent shall be apportioned and shall be payable by the Tenant only to
      the date of such damage or destruction and the Landlord may thereafter
      re-enter and repossess the Leased Premises.                                                                                                                                                                                                             
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|10.03 | Damage to Building                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      | Notwithstanding that the Leased Premises may not be
      affected, if in the opinion or determination of Landlord or Landlord's
      architect or engineer, as the case may be in each instance herein,
      rendered within 30 business days of the happening of damage or
      destruction, the Building shall be damaged or destroyed to the extent that
      any one or more of the following conditions
exist:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  

|Net Office, Multi-Tenant (General Application) | Page 24.
|---------------------------------------------- | --------

---

| | (a) | in the reasonable opinion of Landlord the Building must
      be totally or partially demolished, whether or not for complete or partial
      reconstruction;                                                                             
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |     |                                                                                                                                                                                                                                            
| | (b) | in the opinion of Landlord's architect or engineer the
      Building shall be incapable of being rebuilt or repaired or restored with
      reasonable diligence within 6 months after the occurrence of such damage
      or destruction;
| |     |                                                                                                                                                                                                                                            
| | (c) | any tenant of the Building who is, in Landlord's opinion,
      a major tenant of the Building becomes entitled to terminate its lease as
      a result of such damage or destruction;                                                    
| |     |                                                                                                                                                                                                                                            
| | (d) | more than 35% of the Rentable Area of the Building is
      damaged or destroyed as determined by Landlord's architect or
    engineer;                                                                                                    
| |     |                                                                                                                                                                                                                                            
| | (e) | any or all of the heating, ventilating, air conditioning,
      electrical or elevator systems in the Building are damaged or destroyed as
      determined by Landlord's architect or
engineer;                                           

|      | then Landlord may, at its option, terminate this Lease by
      notice in writing to Tenant given within 15 days after rendering of the
      opinion or determination by Landlord or Landlord's architect or engineer,
      as the case may be. If notice is given by the Landlord under this Section
      10.03, then this Lease shall terminate from the date of such notice and
      the Tenant shall immediately surrender the Leased Premises and all
      interest therein to Landlord and the Rent shall be apportioned and shall
      be payable by Tenant only to the date of such notice and Landlord may
      re-enter and repossess the Leased Premises.
|----- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|10.04 | No Abatement                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|      | Except as specifically provided in Section 10.01, there
      shall be no abatement of Rent, and Landlord shall have no liability to
      Tenant by reason of any injury to or interference with Tenant's business
      or property arising from fire or other casualty, howsoever caused, or from
      the making of any repairs resulting therefrom or to any portion of the
      Building or the Leased Premises.                                                                                                                                                                                                                                                   
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|10.05 | Notify Landlord                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|      | Tenant shall immediately notify Landlord or its
      representative in the Project of any accidents, or defect in the Project,
      the Leased Premises or any systems thereof and, as well, of any matter or
      condition which may cause injury or damage to the Project or any person or
      property located therein.                                                                                                                                                                                                                                                                                                                                           

ARTICLE 11.00 - DEFAULT

|11.01 | Interest                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|----- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|      | Tenant shall pay monthly to Landlord interest at a rate
      equal to the lesser of the Prime Rate plus 5% per annum and the maximum
      rate permitted by applicable law upon all Rent required to be paid
      hereunder from the due date for payment thereof until the same is fully
      paid and satisfied.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|11.02 | Costs of Enforcement                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|      | Tenant shall pay to Landlord forthwith upon demand all
      costs and charges (including legal fees on a solicitor and client basis)
      reasonably incurred in enforcing payment of Rent hereunder and in
      obtaining possession of the Leased Premises after default of Tenant or
      upon expiration or earlier termination of this Lease or in enforcing any
      covenant, proviso or agreement of Tenant herein contained. All such costs
      and charges shall be paid by the Tenant to the Landlord forthwith upon
      demand.                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|11.03 | Performance of Tenant's Obligations                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|      | All covenants and agreements to be performed by Tenant
      under any of the terms of this Lease shall be performed by Tenant, at
      Tenant's sole cost and expense, and without any abatement of Rent. If
      Tenant fails to perform any act to be performed by it hereunder, then in
      the event of an emergency, actual or apprehended or if the failure
      continues for 10 days following notice thereof, Landlord may (but shall
      not be obligated to) perform the act without waiving or releasing Tenant
      from any of its obligations relative thereto; but having commenced to do
      so, Landlord may cease to do so without completing performance thereof.
      All sums paid and costs incurred by the Landlord in so performing the act,
      together with interest thereon at the rate set out in Section 11.01 from
      the date payment was made or such cost incurred by the Landlord, shall be
      payable by the Tenant to the Landlord on
demand.

|Net Office, Multi-Tenant (General Application) | Page 25.
|---------------------------------------------- | --------

---

|11.04 | Events of Default                                                                                                                                                                                                                                                                                                            
|----- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|      |                                                                                                                                                                                                                                                                                                                              
|      | If and whenever;                                                                                                                                                                                                                                                                                                             
|      |                                                                                                                                                                                                                                                                                                                              
|      | (a)                                                                                                                                                                                                                                                                                                                          
|      |                                                                                                                                                                                                                                                                                                                              
|      | (b)                                                                                                                                                                                                                                                                                                                          
|      |                                                                                                                                                                                                                                                                                                                              
|      | (c)                                                                                                                                                                                                                                                                                                                          
|      |                                                                                                                                                                                                                                                                                                                              
|      | (d)                                                                                                                                                                                                                                                                                                                          
|      |                                                                                                                                                                                                                                                                                                                              
|      | (e)                                                                                                                                                                                                                                                                                                                          
|      |                                                                                                                                                                                                                                                                                                                              
|      | (f)                                                                                                                                                                                                                                                                                                                          
|      |                                                                                                                                                                                                                                                                                                                              
|      | then Landlord shall be entitled to any or all of those
      remedies set out in Section 11.05.                                                                                                                                                                                                                              
|      |                                                                                                                                                                                                                                                                                                                              
|11.05 | Remedies on an Event of Default                                                                                                                                                                                                                                                                                              
|      |                                                                                                                                                                                                                                                                                                                              
|      | The Landlord may, at its option, in any of the cases set
      out in Section 11.04, and in addition to and without prejudice to all
      rights and remedies of Landlord available to it either by any other
      provision of this Lease or by statute or the general law:                                               
|      |                                                                                                                                                                                                                                                                                                                              
|      | (a)                                                                                                                                                                                                                                                                                                                          
|      |                                                                                                                                                                                                                                                                                                                              
|      | (b)                                                                                                                                                                                                                                                                                                                          
|      |                                                                                                                                                                                                                                                                                                                              
|      | (c)                                                                                                                                                                                                                                                                                                                          
|      |                                                                                                                                                                                                                                                                                                                              
|      | (d)                                                                                                                                                                                                                                                                                                                          
|      |                                                                                                                                                                                                                                                                                                                              
|      | (e)                                                                                                                                                                                                                                                                                                                          
|      |                                                                                                                                                                                                                                                                                                                              
|      | and Tenant shall pay to Landlord forthwith upon demand
      all expenses of Landlord in re-entering, terminating, re-letting,
      collecting sums due or payable by Tenant or realizing upon assets seized
      including tenant inducements, leasing commissions, legal fees (on a
      solicitor and client basis) and

|Net Office, Multi-Tenant (General Application) | Page 26.
|---------------------------------------------- | --------

---

|      | all disbursements and the expense of keeping the Leased
      Premises in good order, repairing the same and preparing them for
      re-letting.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|----- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|11.06 | Availability of Remedies                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|      | Landlord may from time to time resort to any or all of
      the rights and remedies available to it upon the occurrence of an Event of
      Default, all of which are intended to be cumulative and not alternative
      and the express provisions hereunder as to certain rights and remedies are
      not to be interpreted as excluding any other or additional rights or
      remedies available to the Landlord by statute or the general
law.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|11.07 | Waiver                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|      | If Landlord shall overlook, excuse, condone or suffer an
      Event of Default, this shall not operate as a waiver of the obligation in
      respect of any continuing or subsequent Event of Default, and no such
      waiver shall be implied but shall only be effective if expressed in
      writing.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|11.08 | Waiver of Exemption and Redemption                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|      | Notwithstanding anything contained in any statute now or
      hereafter in force limiting or abrogating the right of distress, none of
      Tenant's goods or Trade Fixtures on the Leased Premises at any time during
      the Term shall be exempt from levy by distress for Rent in arrears, and
      upon any claim being made for exemption by the Tenant or on distress being
      made by the Landlord, this agreement may be pleaded as an estoppel against
      Tenant in any action brought to test the right to the levying upon any
      such goods as are named as exempted in any such statute, the Tenant hereby
      waiving all and every benefit that could or might have accrued to the
      Tenant under and by virtue of any such statute but for this Lease. The
      Tenant hereby expressly waives any and all rights of redemption and relief
      from forfeiture granted by or under any present or future laws in the
      event of the Tenant being evicted or dispossessed for any cause, or in the
      event of the Landlord obtaining possession of the Leased Premises, by
      reason of the violation by the Tenant of any of the terms or conditions of
      this Lease or otherwise.

ARTICLE 12.00 - ASSIGNMENT AND SUBLETTING

|12.01 | Assignment                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|----- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|      | With the Landlord's prior written consent, which shall
      not be unreasonably withheld, the Tenant may, provided no default has
      occurred under the Lease, assign this Lease:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|      | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|      | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|12.02 | Subleasing                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|      | With the Landlord's prior written consent, which consent
      shall not be unreasonably withheld, the Tenant may, provided no default
      has occurred under this Lease, sublet all or any part of the Leased
      Premises to a sublessee who, in the Landlord's sole opinion, will not be
      inconsistent with the character of the Building and its other
    tenants.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|12.03 | Request for Consent                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|      | Any request for the consent of the Landlord to any
      assignment, transfer, pledge or subletting shall be in writing and
      accompanied by full particulars of the terms of the proposed assignment,
      transfer, subletting or pledge, as the case may be, and shall contain
      detailed information as to the identity, business and the financial status
      of the proposed assignee, pledgee, subtenant or transferee. If the Tenant
      is of the opinion that any consent has been wrongfully withheld, its
      remedies in respect thereof shall not include any loss, injury or damage
      arising therefrom or termination of this Lease. All costs associated with
      considering or the giving of such consents and the preparation of
      necessary documentation as provided herein, including the Landlord's
      reasonable legal fees on a solicitor and client basis, shall be payable by
      the Tenant to the Landlord forthwith upon demand.
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|12.04 | First Offer to Landlord                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|      | If Tenant wishes to assign this Lease or sublet all or
      any part of the Leased Premises to a named                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      

|Net Office, Multi-Tenant (General Application) | Page 27.
|---------------------------------------------- | --------

---

|      | third party, Tenant shall first advise Landlord and offer
      in writing to assign or sublet (as the case may be) to Landlord on the
      same terms and conditions and for the same Rent as provided in this Lease.
      Upon receipt of such notice, Landlord shall have the right at its sole
      option to terminate this Lease as to all of the Leased Premises, or, in
      the case of a subletting, such portion of the Leased Premises as is
      subject to such subletting or to accept such offer to lease or sublet. Any
      such offer or right to terminate shall be deemed to have been rejected
      unless within 15 days of receipt thereof Landlord delivers written notice
      of acceptance or termination to Tenant.                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|----- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|12.05 | Limitation                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|      | Except as specifically provided in this Article 12.00,
      the Tenant shall not assign, sublet, pledge or transfer this Lease or any
      interest therein or in any way part with possession of all or any part of
      the Leased Premises, or permit all or any part of the Leased Premises to
      be used or occupied by any other person. Any transfer or other dealing
      with any of the shares of the Tenant having the effect of altering the
      identity of the shareholder or shareholders having the right to exercise a
      majority of the votes in all circumstances in any election of directors
      shall be deemed to be an assignment of this Lease which requires the prior
      approval of the Landlord as set out herein. Any assignment, transfer or
      subletting or purported assignment, transfer or subletting except as
      specifically provided herein shall be null and void and of no force and
      effect. The rights and interests of the Tenant under this Lease shall not
      be assignable by operation of law without the Landlord's prior written
      consent, which consent may be withheld in the Landlord's absolute
      discretion.
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|12.06 | Documentation                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|      | Any assignment which is consented to be the Landlord
      under this Article 12.00 shall be conditional upon the assignee, jointly
      and severally with the Tenant, entering into an agreement directly with
      the Landlord assuming the obligations of the Tenant hereunder. No
      assignment, transfer, subletting or use or occupation of the Leased
      Premises by any other person which is permitted under this Article 12.00
      shall release or relieve the Tenant of its obligations under this Lease,
      including, without limitation, the obligation to pay Rent, unless the
      release or relief is specifically granted by the Landlord to the Tenant in
      writing.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|12.07 | Subsequent Assignments                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|      | The Landlord's consent to an assignment, transfer,
      subletting or use or occupation of the Leased Premises by any person other
      than the Tenant shall not be deemed to be a consent to any subsequent
      assignment, transfer, subletting, use or
occupation.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   

ARTICLE 13.00 - TRANSFERS BY LANDLORD

|13.01 | Sale, etc. by Landlord                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|----- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|      | Nothing in this Lease shall restrict the right of
      Landlord to sell, convey, assign, pledge or otherwise deal with the
      Project subject only to the rights of Tenant under this Lease.                                                                                                                                                                                                                                                                                                                                                   
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|13.02 | Effect of Transfer                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|      | A sale, conveyance or assignment of the Project by the
      Landlord shall operate to release the Landlord from liability from and
      after the effective date thereof in respect of all of the covenants, terms
      and conditions of this Lease, express or implied, except as they may
      relate to the period prior to the effective date, and the Tenant shall
      thereafter look solely to the Landlord's successor in interest and to this
      Lease.                                                                         
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|13.03 | Subordination                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|      | Subject to Section 13.04, this Lease is and shall be
      subject and subordinate in all respects to any and all mortgages
      (including deeds of trust and mortgage) now or hereafter placed on the
      Building or Land and all advances thereunder, past, present and future and
      to all renewals, modifications, consolidations, replacements and
      extensions thereof. Tenant agrees to execute promptly and in any event
      within 10 days after request therefor an instrument of subordination as
      may be requested.
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|13.04 | Attornment                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|      | Tenant agrees, whenever requested by any mortgagee
      (herein called the "Purchaser") by reason of foreclosure or other
      proceedings for enforcement of any such mortgage or deed of trust, or by
      delivery of a deed in lieu of such foreclosure or other proceeding, to
      attorn to such Purchaser as tenant under all of the terms of this Lease.
      Tenant agrees to execute promptly and in any event within 10 days after a
      request by any Purchaser an instrument of attornment as may be required of
      it.   

|Net Office, Multi-Tenant (General Application) | Page 28.
|---------------------------------------------- | --------

---

|13.05 | Effect of Attornment                                                                                                                                                                                                                                                                                                                   
|----- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|      |                                                                                                                                                                                                                                                                                                                                        
|      | Upon attornment pursuant to Section 13.04, this Lease
      shall continue in full force and effect as a direct lease between the
      Purchaser and Tenant, upon all of the same terms, conditions and covenants
      as are set forth in this Lease except that, after attornment, the
      Purchaser and its successors in title:
|      |                                                                                                                                                                                                                                                                                                                                        
|      | (a)                                                                                                                                                                                                                                                                                                                                    
|      |                                                                                                                                                                                                                                                                                                                                        
|      | (b)                                                                                                                                                                                                                                                                                                                                    
|      |                                                                                                                                                                                                                                                                                                                                        
|      | (c)                                                                                                                                                                                                                                                                                                                                    

ARTICLE 14.00 - SURRENDER

|14.01 | Possession and Restoration                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|----- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      | Upon the expiration or other termination of the Term,
      Tenant shall immediately quit and surrender possession of the Leased
      Premises and all Leasehold Improvements in substantially the condition in
      which Tenant is required to maintain the Leased Premises, excepting only
      reasonable wear and tear and damage covered by Landlord's insurance under
      Section 9.01; provided that, notwithstanding the foregoing the Landlord
      shall have the right, at its sole option, upon expiration or other
      termination of the Term to require that Tenant remove or cause to be
      removed at Tenant's cost all Leasehold Improvements in the Leased Premises
      whether or not installed by or on behalf of the Tenant and to restore the
      Leased Premises to base building standard. Upon surrender, all right,
      title, and interest of the Tenant in the Leased Premises and all Leasehold
      Improvements therein shall cease.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|14.02 | Tenant's Trade Fixtures and Personal
    Property                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      | After the expiration or other termination of the Term all
      of Tenant's Leasehold Improvements, Trade Fixtures and personal property
      remaining in the Leased Premises shall be deemed conclusively to have been
      abandoned by Tenant and may be appropriated, sold, destroyed or otherwise
      disposed of by Landlord without notice or obligation to compensate Tenant
      or to account therefor, and Tenant shall pay to Landlord upon written
      demand all of the costs incurred by Landlord in connection
    therewith.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|14.03 | Overholding                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      | If Tenant remains in the Leased Premises or any part
      thereof after the expiration or other termination of the Term either with
      the consent of the Landlord and without any further written agreement, or
      without the consent of the Landlord, there shall be no tacit renewal or
      extension of this Lease and, despite any statutory provisions or legal
      presumption to the contrary, the Tenant shall be deemed to be a monthly
      tenant at an annual basic rent equal to twice the Annual Basic Rent but
      subject to all other provisions in this Lease to the extent that the same
      are applicable to a month to month tenancy, and a tenancy from year to
      year shall not be created by implication of law. Nothing contained in this
      Section shall preclude the Landlord from exercising all of its rights set
      out in this Lease including, without limitation, the taking of any action
      for recovery of possession of the Leased Premises. The Tenant shall
      promptly indemnify and hold harmless the Landlord from and against all
      liabilities, damages, costs, claims, suits or actions against the Landlord
      as a result of the Tenant remaining in possession of all or any part of
      the Leased Premises after the expiry of the Term. The Tenant shall not
      interpose any counterclaim in any summary or other proceeding based on
      overholding by the Tenant.
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|14.04 | Expropriation                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      | (1)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      | (2)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           

|Net Office, Multi-Tenant (General Application) | Page 29.
|---------------------------------------------- | --------

---

Premises are or may be affected, the
Landlord shall have the right to terminate this Lease by giving the Tenant at
least 30 days prior written notice of such termination, and

(b) if more than one third of the area
of the Leased Premises is included in the taking or purchase, the Landlord and
Tenant shall each have the right to terminate this Lease by giving the other at
least 30 days written notice thereof.

If either party exercises its right of
termination hereunder, this Lease shall terminate on the date stated in the
notice provided that no termination pursuant to notice hereunder may occur later
than 60 days after the date of taking.

| | (3) | Surrender- On any date of termination under
      Section 14.04(a) or (b), the Tenant shall immediately surrender to the
      Landlord the Leased Premises and all interest therein under this Lease.
      The Landlord may re-enter and take possession of the Leased Premises and
      remove the Tenant and the Rent shall abate on the date of termination,
      except that if the date of taking differs from the date of termination,
      Rent shall abate on the date of taking in respect of the portion taken.
      After such termination and on notice from the Landlord stating the Rent
      then owing, the Tenant shall pay to the Landlord such Rent.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
| | (4) | Partial Taking of Leased Premises- If any portion
      of the Leased Premises (but less than the whole) is so taken and no rights
      of termination herein conferred are exercised, the Term of this Lease
      shall expire with respect to the portion so taken on the date of taking.
      In such event the Rent payable hereunder with respect to the portion taken
      shall abate on the date of taking and the Rent thereafter payable with
      respect to the remainder shall be adjusted pro rata by the Landlord to
      account for the resulting reduction in the area of the Leased
    Premises.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
| |     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
| | (5) | Awards- None of the provisions of this Section
      14.04 shall have the effect of derogating from the rights of the Landlord
      or the Tenant to claim any award with respect to any taking or purchase.
      Upon any taking or purchase the Landlord shall be entitled to receive and
      retain the entire award of consideration for the affected part of the
      Project and the Tenant shall not have or advance any claim against the
      Landlord for the value of its property or its estate or the unexpired Term
      of the Lease or for costs of removal or relocation or business
      interruption expense or any other damages arising out of the taking or
      purchase. Nothing herein shall give the Landlord any interest in or
      preclude the Tenant from seeking and recovering on its own account from
      the condemning authority any award or compensation attributable to the
      taking or purchase of the Tenant's Leasehold Improvements, chattels or
      trade fixture or the removal or relocation of its business and effects or
      the interruption of its business. If any award made or compensation paid
      to either party specifically includes an award on account of the other,
      the party first receiving the award shall promptly account therefor to the
      other party.

ARTICLE 15.00 - GENERAL

|15.01 | Estoppel Certificates                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|----- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|      | Tenant shall whenever requested by Landlord, a
      prospective purchaser or any mortgagee (including any trustee under a deed
      of trust and mortgage) promptly, and in any event within 10 days after
      request, execute and deliver to Landlord, or to any party or parties
      designated by Landlord, a certificate in writing as to the then status of
      this Lease, including certification as to whether this Lease is in full
      force and effect, and is modified or unmodified, confirming the Rent
      payable hereunder and each element thereof and the then state of the
      accounts between Landlord and Tenant, the existence or non-existence of
      any Event of Default, and any other matters pertaining to this Lease in
      respect of which Landlord shall request a certificate, and provide such
      other information as may reasonably be required, including a copy of the
      Tenant's most recent audited financial statements.
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|15.02 | Entire Agreement                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|      | There is no promise, representation or undertaking by or
      binding upon Landlord except such as are expressly set forth in this
      Lease; and this Lease including the Term Sheet and Schedules hereto
      contains the entire agreement between the parties hereto.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|15.03 | Registration                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|      | Tenant acknowledges the confidential nature of this Lease
      and agrees with Landlord not to register this Lease. If Tenant wishes to
      register a caveat or notice of this Lease, Landlord agrees to execute at
      the expense of Tenant, an acknowledgement or short form of lease
      sufficient for such purpose in such form as Landlord shall have approved
      and which shall preserve the confidentiality of the Rent and other
      financial terms of this Lease; provided that if there is a conflict
      between the provisions of such notice or short form of lease and this
      Lease, the provisions of this Lease shall govern.
Tenant                                                                                                                                                                                                                                                                                                                  

|Net Office, Multi-Tenant (General Application) | Page 30.
|---------------------------------------------- | --------

---

|      | shall, at its own cost, promptly on request, whether
      before or after the expiration or earlier termination of the Term,
      discharge any such caveat or notice or any other registration carried out
      contrary to this Section.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|----- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|15.04 | Building Name                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      | Tenant shall not refer to the Project by any name other
      than that designated from time to time by Landlord and the Tenant shall
      use the name of the Building for the business address of the Tenant but
      for no other purpose. Compliance with this Section shall be at the sole
      cost and expense of the Tenant and the Tenant shall have no claim against
      the Landlord for any costs or expenses incurred by the Tenant, whether
      direct or indirect, in complying with this Section.                                                                                                                                                                                                                                                                                                                                                  
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|15.05 | Demolition/Substantial Renovation                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      | Notwithstanding any other provision of this Lease, the
      Landlord may terminate this Lease at any time upon giving to the Tenant 12
      months notice of such termination if it is the Landlord's intention to
      demolish or substantially renovate the Building.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|15.06 | "For Lease" Signs                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      | The Landlord shall have the right during the last 12
      months of the Term to place upon the Leased Premises a notice of
      reasonable dimensions stating that the Leased Premises are "for lease" and
      the Tenant shall not obscure or remove such notice or permit the same to
      be obscured or removed.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|15.07 | Unavoidable Delays                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      | If Landlord shall be delayed, hindered or prevented from
      the performance of any of its covenants under this Lease by any cause not
      within the control of Landlord (excluding lack of finances of Landlord),
      the performance of the covenant shall be excused for the period during
      which performance is rendered impossible and the time for performance
      thereof shall be extended accordingly; but no such delay shall excuse
      Tenant from the prompt payment of Rent or from any of its other
      obligations under this Lease.                                                                                                                                                                                                                                                                                                    
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|15.08 | Limitation of Recourse                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      | The Tenant acknowledges that, notwithstanding any other
      provision contained in this Lease, the obligations of, and rights against,
      Landlord under this Lease shall be performed, satisfied and pit only out
      of and enforced against, and recourse hereunder shall be had only against,
      the right, title and interest of Landlord from time to time in the
      Project. No recourse shall be had, judgment issued or execution or other
      process levied against, Landlord (except only to the extent necessary for
      enforcement under the first sentence of this Section) or against any other
      assets of revenues of Landlord.                                                                                                                                                                                                   
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|15.09 | Notice                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      | Any notice under or with respect to this Lease shall be
      in writing and shall be sufficiently given if delivered or if sent by
      telecopy or similar form of immediate transmission and if to Landlord,
      delivered to an executive officer of Landlord at Landlord's head office
      and to the local address, each set out in the Term Sheet; and if to
      Tenant, either delivered to Tenant personally (or to a partner or officer
      of Tenant if Tenant is a firm or corporation) at its address specified in
      the Term Sheet or left at the Leased Premises (whether or not Tenant has
      departed from, vacated or abandoned the same). Any party may from time to
      time by notice in writing to the other designate another address in Canada
      in lieu of any address stated for it in items 1 or 2 of the Term
    Sheet.
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      | Any notice which Landlord intends to give to Tenant and
      to other tenants may be addressed by Landlord to the group of tenants to
      which that notice is intended to be given described either by reference to
      location or other identifying aspects of the group of tenants to which
      Tenant belongs.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      | If two or more Persons are named as, or bound to perform
      the obligations of, Tenant hereunder, notice given as herein provided, to
      any one of the Persons constituting Tenant or so bound shall be deemed to
      be notice simultaneously to all Persons constituting Tenant and to all
      Persons so bound. Any notice given to Indemnifier or Tenant shall be
      deemed to have been given simultaneously to the other of them and to all
      Persons bound by their obligations hereunder.                                                                                                                                                                                                                                                                                                                                                       
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|15.10 | Designation of Authority                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      | Subject to Section 15.13, the managing agent of the
      Landlord may act on behalf of the Landlord in any manner provided for
      herein.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             

|Net Office, Multi-Tenant (General Application) | Page 31.
|---------------------------------------------- | --------

---

|15.11 | Relationship of Parties                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|----- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|      | Nothing contained in this Lease shall create any
      partnership between the parties hereto other than that of Landlord and
      Tenant.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|15.12 | Governing Law                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|      | This Lease shall be construed and enforced in accordance
      with, and the rights of the parties shall be governed by, the laws of the
      Province of British Columbia.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|15.13 | Amendment or Modification                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|      | No amendment, modification or supplement to this Lease
      shall be valid or binding unless set out in writing and executed by
      Landlord and Tenant with the same degree of formality as the execution of
      this Lease.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|15.14 | Legal and Administration Costs                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|      | Tenant shall indemnify Landlord against all legal fees
      (on a solicitor and client basis) and disbursements incurred by the
      Landlord or by its manager or agents in connection with the negotiation,
      preparation and execution of this Lease, and any renewal, amendment,
      assignment, approval or consent in connection therewith including the
      Landlord's reasonable administration charges. All such costs and charges
      shall be paid by Tenant to Landlord forthwith upon demand.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|15.15 | Construction                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|      | All of the provisions of this Lease are to be construed
      as covenants and agreements. If any provision of this Lease is illegal or
      unenforceable, it shall be considered separate and severable from the
      remaining provisions of this Lease which shall remain in force and be
      binding as though the provision had never been included.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|15.16 | Captions and Headings                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|      | The captions and headings contained in this Lease are for
      convenience of reference only and are not intended to limit, enlarge or
      otherwise affect the interpretation of the Articles, Sections or parts
      thereof to which they apply.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|15.17 | Interpretation                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|      | Wherever necessary or appropriate in this Lease, the
      plural shall be interpreted as singular, the masculine gender as feminine
      or neuter and vice versa; and when there are two or more parties bound by
      the Tenant's covenants herein contained, their obligations shall be joint
      and several.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|15.18 | Time of the Essence                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|      | Time shall be of the essence hereof.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|15.19 | Successors and Assigns                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|      | Subject to specific provisions contained in this Lease to
      the contrary, this Lease shall enure to the benefit of and be binding upon
      (and references to the parties shall include reference to) the successors
      and assigns of Landlord and the heirs, executors and administrators and
      the permitted successors and assigns of Tenant.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|15.20 | Relocation by Landlord                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|      |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|      | If, during the term of the Lease or renewal or extension
      thereof, (if any), the Landlord requires the Leased Premises then the
      Landlord shall have the right to relocate the Tenant to alternate premises
      within the Building (the "New Premises") upon not less than ninety (90)
      days prior written notice from the Landlord to the Tenant (the "Relocation
      Notice"). Landlord and Tenant shall execute and deliver a lease (the "New
      Lease") which lease shall have a term equal to the remainder of the Term
      and will commence on the date set out in the Relocation Notice and which
      lease shall contain the same terms and conditions as this Lease subject
      only to changes made necessary by this Clause and an appropriate
      description of the New Premises. The New Premises shall have a Rentable
      Area of no less than 90%, nor more than 110% of, the Rentable Area of the
      Leased Premises without the consent of the Tenant and Annual Basic Rent
      will be adjusted, if necessary, based on

|Net Office, Multi-Tenant (General Application) | Page 32.
|---------------------------------------------- | --------

---

the Rentable Area of the New Premises.

If the Tenant is relocated to New
Premises and upon execution of the New Lease, the Landlord and Tenant shall
release one another from any further obligation under this Lease, and all
amounts payable by the Tenant as Rent under this Lease shall be adjusted and
payable by Tenant to the date of termination of this Lease.

The Landlord shall be solely
responsible for reasonable costs associated with the relocation of the Tenant.
Such costs shall cover business stationery printing, employment of professional
movers, telephone and electrical hook-up, signage and address changes. The
exercise by the Landlord of its right to relocate granted hereunder shall be
without recourse by the Tenant for any losses, costs or expenses which the
Tenant may incur or suffer except as provided for in this Clause.

|Net Office, Multi-Tenant (General Application) | Page 33.
|---------------------------------------------- | --------

---

IN
WITNESS WHEREOF the Landlord and the Tenant have executed this Lease as of the
date first set forth above.

|WITNESS to signature         |  | LANDLORD : WINDSOR SQUARE PROJECT        
|---------------------------- |  | -----------------------------------------
|of Landlord:                 |  |                                          
|                             |  | by: */s/ E.R. Wightman*                  
|*/s/ Travis Taylor*          |  |                                          
|(signature)                  |  |                                          
|                             |  |                                          
|Travis Taylor                |  |                                          
|(print name)                 |  |                                          
|                             |  |                                          
|                             |  |                                          
|(address)                    |  |                                          
|5341 Chamberlayne
      Ave. |  |                                          
|                             |  |                                          
|Delta, BC                    |  |                                          
|                             |  |                                          
|WITNESS to signature of      |  | TENANT: ONLINE INNOVATION INC.           
|personal Tenant:             |  |                                          
|                             |  |                                          
|*/s/ Travis Taylor*          |  |                                          
|(signature)                  |  | by: */s/ Marlene Schluter*               
|                             |  |                                          
|Travis Taylor                |  |                                          
|(print name)                 |  | by: _____________________________________
|                             |  |                                          
|                             |  |                                          
|(address)                    |  |                                          
|5341 Chamberlayne
      Ave. |  |                                          
|                             |  |                                          
|Delta, BC                    |  |                                          
|                             |  |                                          
|WITNESS to signature         |  | INDEMNIFIER:                             
|of personal Indemnifier:     |  |                                          
|                             |  | by:
      _________________________      
|                             |  |                                          
|(signature)                  |  |                                          
|                             |  |                                          
|                             |  | by: _____________________________________
|(print name)                 |  |                                          
|                             |  |                                          
|                             |  |                                          
|(address)                    |  |                                          
|                             |  |                                          
|                             |  |                                          
|                             |  |                                          

SCHEDULES

Schedule A -
    Plan Showing Leased PremisesSchedule B -
    Land (Legal Description)Schedule C -
    Rules and RegulationsSchedule D -
    Landlord's WorkSchedule E -
    Form of Certificate of
      InsuranceSchedule F -
    Additional Covenants, Agreements and Conditions
      (if any)Schedule G -
    Signage (attached)


|Net Office, Multi-Tenant (General Application) | Page 34.
|---------------------------------------------- | --------

---

SCHEDULE A

PLAN OF PROJECT SHOWING THE LEASED PREMISES, AND
ARCHITECT'S CERTIFICATE OF RENTABLE AREA

Note: The purpose of this plan is to identify the approximate
location of the Leased Premises in the Project. Landlord reserves the right at
any time to relocate, rearrange or alter the Building and other premises and
Common Elements, and with the consent of Tenant, not be unreasonably withheld,
or in accordance with Section 6.08 of this Lease, the Leased Premises from that
shown on this floor plan.

|Net Office, Multi-Tenant (General Application) | Page 35.
|---------------------------------------------- | --------

---

SCHEDULE B

LEGAL DESCRIPTION OF THE LAND

"Land" means those lands in the City of Surrey, in the
Province of British Columbia, Parcel Identifier 002-544-423, Lot A, Section 15,
Township 1, New Westminster District, Plan 70559.

|Net Office, Multi-Tenant (General Application) | Page 36.
|---------------------------------------------- | --------

---

SCHEDULE C

RULES AND REGULATIONS

|1.  | Definition                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|--- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|    | In these rules and regulations, "Tenant" includes the
      employees, servants, agents, invitees, subtenants and licensees of the
      Tenant and others over whom the Tenant can reasonably be expected to
      exercise its control.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|2.  | Common Areas                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|    | The Landlord reserves entire control of the Common Areas
      and will maintain them in such manner as it deems best for the benefit of
      the tenants generally. The Landlord reserves the right to restrict and
      regulate the use of the Common Areas by the Tenant and by persons making
      deliveries to the Tenant.                                                                                                                                                                                                                                                                                                                                                                                                                       
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|3.  | Smoking                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|    | Smoking is not permitted in the buildings. The Landlord
      shall have the right, in its sole discretion, to determine whether any
      designated smoking area shall be established, and the size and location of
      any such area. The City of Surrey bylaws do not permit smoking within the
      buildings.                                                                                                                                                                                                                                                                                                                                                                                                                                     
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|4.  | Obstructions                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|    | The sidewalks, driveways, entrances, vestibules,
      passages, corridors, halls, elevators and stairways shall not be
      encumbered or obstructed by the Tenant or be used by it for any purpose
      other than for entrance to and exit from the Leased Premises.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|5.  | Deliveries                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|    | The Tenant shall not permit the parking of delivery
      vehicles so as to interfere with the use of any driveway, walkway, parking
      area, or other Common Areas. The Tenant shall ensure that deliveries of
      materials and supplies to the Leased Premises are made through such
      entrances, elevators and corridors and at such times as may from time to
      time be designated by the Landlord and shall promptly pay or cause to be
      paid to the Landlord the cost of repairing any damage in or to the
      Building caused by any person making such deliveries. The Landlord
      reserves the right to remove at the expense and risk of the owner any
      vehicle not using designated Vehicle Standing areas.        
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|6.  | Security                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|    | The Landlord may from time to time adopt appropriate
      systems and procedures for the security and safety of the Building
      including restricting access during non-business hours and the Tenant
      shall comply with the Landlord's reasonable requirements relating
      thereto.                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|7.  | Locks                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|    | No additional locks or bolts of any kind shall be placed
      by the Tenant upon any of the doors or windows of the Leased Premises, nor
      shall any changes whatsoever be made to existing locks or the mechanics
      thereof except by the Landlord at its option. The Tenant shall not permit
      any duplicate keys to be made, but additional keys as reasonably required
      shall be supplied by the Landlord when requested by the Tenant in writing
      and at the Tenant's expense. Upon termination of the Tenant's lease, the
      Tenant shall surrender to the Landlord all keys of the Leased Premises and
      other part or parts of the Building together with any parking passes or
      other devices permitting entry.
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|8.  | Antennae                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|    | The Tenant shall not mount or place an antenna or aerial
      of any nature on the exterior of the Leased Premises or
Building.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|9.  | Garbage                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|    | The handling and disposal of garbage shall comply with
      arrangements prescribed by the Landlord from time to time. No
      disproportionate or abnormal quantity of waste material shall be allowed
      to accumulate in the Leased Premises and the cost of removal or clearing
      in excess of such normally provided Service may be charged to the
      Tenant.                                                                                                                                                                                                                                                                                                                                                                             
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|10. | Repairs, Alterations and Improvements                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|    | The Tenant shall carry out repairs, maintenance,
      alterations and improvements in the Leased Premises only during times
      agreed to in advance by the Landlord and in a manner which will
  not                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   

|Net Office, Multi-Tenant (General Application) | Page 37.
|---------------------------------------------- | --------

---

|    | interfere with the rights of other tenants in the
      Building.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|--- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|11. | Maintenance                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|    | The Tenant will provide adequate facilities and means to
      prevent the soiling of walls, floors and carpets in and abutting the
      Leased Premises whether by shoes, overshoes, any acts or omission of the
      Tenant or otherwise.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|12. | Installations and Wiring                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|    | The Tenant shall not mark, paint, drill into or in any
      way deface the walls, ceilings, partitions, floors or other parts of the
      Leased Premises and the Building except with the prior written consent of
      the Landlord and as it may direct. If the Tenant desires electrical or
      communications connections, the Landlord reserves the right to direct
      qualified persons as to where and how the wires should be introduced, and
      without such directions, no boring or cutting for wires will be permitted.
      No gas pipe or electric wire will be permitted which has not been ordered
      or authorized in writing by the Landlord.                                                                                                                                                                                                      
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|13. | Heating, Air Conditioning and Plumbing
    Systems                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|    | The Tenant shall not attempt any repairs of alterations
      or modifications to the heating, air conditioning or plumbing
    systems.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|14. | Water Fixtures                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|    | The Tenant shall not use the plumbing facilities for any
      other purpose than that for which they are constructed, and no foreign
      substance of any kind shall be thrown therein, and the Tenant shall pay
      the cost of any breakage, stoppage or damage resulting from a violation of
      this provision.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|15. | Personal Use of Leased Premises                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|    | The Leased Premises shall not be used for residential,
      lodging or sleeping purposes or for the storage of personal effects or
      property not required for business purposes as permitted under the
      lease.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|16. | Solicitations                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|    | The Landlord reserves the right to restrict or prohibit
      canvassing, soliciting or peddling in the Building.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|17. | Heavy Articles                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|    | The Tenant shall not, in the Leased Premises of the
      Building, bring in, take out, position, construct, install or move any
      safe, business machinery or other heavy machinery or equipment or anything
      liable to injure or destroy any part of the Building without the prior
      written consent of the Landlord. In giving such consent, the Landlord
      shall have the right, in its sole discretion, to prescribe the permitted
      weight and the position thereof, and the use and design of planks, skids
      or platforms required to distribute the weight thereof. All damage done to
      the Building by moving or using any such heavy equipment or machinery
      shall be repaired at the expense of the Tenant. The moving of all heavy
      equipment or other machinery shall occur only by prior arrangement with
      the Landlord.
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|18. | Bicycles, Animals                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|    | The Tenant shall not bring any animals or birds into the
      Building, and shall not permit bicycles or other vehicles inside or on the
      sidewalks outside the Building except in areas designated from time to
      time by the Landlord for such purposes.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|19. | Furniture and Equipment                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|    | The Tenant shall ensure that furniture, equipment and
      fixtures being moved into or out of the Leased Premises are moved through
      such entrances, elevators and corridors and at such times as may from time
      to time be designated by the Landlord and shall promptly pay or cause to
      be paid to the Landlord the cost of repairing any damage in the Building
      caused thereby.                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|20. | Heating                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|    | The Tenant shall not use any means of heating or cooling
      the Leased Premises other than that provided by or specifically otherwise
      permitted by the Landlord.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|21. | Undue Electrical Loads, Heat, Vibration                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|    | No material or equipment which could cause undue loads on
      electrical circuits, or undue vibration,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             

|Net Office, Multi-Tenant (General Application) | Page 38.
|---------------------------------------------- | --------

---

|    | heat or noise shall be brought into the Building or used
      therein by or on behalf of the Tenant, and no machinery or tools of any
      kind shall be affixed to or used in the Leased Premises without the prior
      written consent of the Landlord.                                                                                                                                                                                                                                                                                                 
|--- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|22. | Fire Regulations                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|    | No Tenant shall do or permit anything to be done in the
      Leased Premises or bring or keep anything therein which will in any way
      increase the risk of fire, or obstruct or interfere with the rights of
      other tenants, or violate or act at variance with the laws relating to
      fires or with the regulations of the Fire Department or the Board of
      Health. The Tenant shall cooperate in any fire drills and shall
      participate in all fire prevention or safety programs designated by the
      Landlord.                
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|23. | Flammable Materials                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|    | No flammable oils or other flammable, dangerous or
      explosive materials shall be kept or permitted to be kept in the Leased
      Premises.                                                                                                                                                                                                                                                                                                                                                                                                              
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|24. | Food and Beverages                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|    | Only persons approved from time to time by the Landlord
      may prepare, solicit orders for, sell, serve or distribute foods or
      beverages in the Building, or use the elevators, corridors or other Common
      Areas for any such purpose. The Tenant shall not permit in the Leased
      Premises the use of equipment for the preparation, serving, sale,
      distribution, or dispensing of food and beverages except with the prior
      written consent of the Landlord and in accordance with arrangements
      approved by the Landlord.
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|25. | Notice of Accidents                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|    | The Tenant shall give immediate notice to the Landlord in
      case of fire or accident in the Leased Premises or in the Building, or in
      case of defects therein or in any fixtures or equipment thereof,
      notwithstanding the Landlord may have no obligations with respect
      thereto.                                                                                                                                                                                                                                                       
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|26. | Janitorial Services                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|    | The Tenant shall not use or engage any person or persons
      other than the janitor or janitorial contractor of the Landlord for the
      purpose of any cleaning of the Leased Premises, except with the prior
      written consent of the Landlord.                                                                                                                                                                                                                                                                                                     
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|27. | Dangerous or Immoral Activities                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|    | Tenant shall not make any use of the Leased Premises
      which could result in the risk of injury to any person, nor shall the
      Leased Premises be used for any immoral or criminal purpose.                                                                                                                                                                                                                                                                                                                                                           
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|28. | Proper Conduct                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|    | Tenant shall not perform any acts or carry on any
      practice which may damage the Common Areas or be a nuisance to any other
      tenant in the Project.                                                                                                                                                                                                                                                                                                                                                                                                 
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|29. | Additional Rules and Regulations                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|    | The Landlord shall have the right to make such other and
      further reasonable rules and regulations as in its sole judgement may from
      time to time be necessary or of benefit for the safety, care, cleanliness
      and appearance of the Building, and for the preservation of good order
      therein.                                                                                                                                                                                                                                         
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|30. | Parking                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|    | Surface parking is intended for the Projects
      customers/clients/patients. The Tenant agrees that staff parking is
      underground or offsite.                                                                                                                                                                                                                                                                                                                                                                                                          

|Net Office, Multi-Tenant (General Application) | Page 39.
|---------------------------------------------- | --------

---

SCHEDULE D

LANDLORD'S WORK

---

SCHEDULE E

CERTIFICATE OF INSURANCE

(Reference: Section 9.02 of the Lease)

THIS IS TO CERTIFY THAT ___________________________("Tenant")
has leased premises designated as Unit # _____ (the "Leased Premises") in the
property known as Windsor Square Shopping Center and civically identified as
1959 - 152nd Street, Surrey, B.C., V4A 9E3 (the "Project") under a lease dated
__________________ (the "Lease") between Windsor Square Project ("Landlord") and
Tenant, and has in force with the insurer(s) whose name(s) appear(s) below,
insurance as follows with respect to the Leased Premises:

|1. | All Risks Insurance
      Name of Insurer:
      Policy Number:
      Expiry Date:
|-- | ----------------------------------------------------------------------------------

| | ______
      day | ______
      month | year | Amount of Insurance:$
| | ---------------- | ------------------ | ---- | ---------------------

Coverage is on an all risks form and
applies with respect to Leasehold Improvements and on all other property of
every description, nature and kind owned by Tenant or for which Tenant is
legally liable, which is installed, located or situate within the Leased
Premises or elsewhere in the Project including, without limitation, all
inventory or stock-in-trade in an amount not less than the full replacement cost
thereof without deduction for depreciation. Leasehold improvements means:

| | (a) | all additions and changes to the base building standards
        in the Leased Premises; and                                       
| | --- | -----------------------------------------------------------------------------------------------------------------------------------
| |     |                                                                                                                                    
| | (b) | all alterations, improvements and equipment made or
        installed for the exclusive benefit of Tenant elsewhere in the Project;

|   | whether or not installed during the Term including,
      without limitation, all Trade Fixtures.                                                                                                                                                                       
|-- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|   |                                                                                                                                                                                                                                                                         
|   | Coverage is subject to replacement cost endorsement and
      stated amount co-insurance clause or clauses and breach of conditions
      clause. This policy is primary insurance and shall not call into
      contribution any other insurance available to Landlord.
|   |                                                                                                                                                                                                                                                                         
|2. | Comprehensive or Commercial Bodily Injury and Property
      Damage Liability Insurance                                                                                                                                                                                 
|   |                                                                                                                                                                                                                                                                         
|   | Name of Insurer:                                                                                                                                                                                                                                                        
|   |                                                                                                                                                                                                                                                                         
|   | Policy Number:                                                                                                                                                                                                                                                          
|   |                                                                                                                                                                                                                                                                         
|   | Expiry Date:                                                                                                                                                                                                                                                            

| | ______
      day | ______
      month | year
| | ---------------- | ------------------ | ----

|   | Coverage includes the following extensions: owners and
      contractors protective; products and completed operations; personal
      injury; occurrence basis property damage; blanket contractual; non- owned
      automobile; and includes cross liability and severability of interest
      clause or clauses. Landlord and Landlord's agent are additional named
      insureds regarding liabilities arising out of the Leased Premises or in
      any way arising out of the presence of Tenant therein and any operations
      carried on by Tenant.
|-- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|   | Limits of liability are not less than $2,000,000
      inclusive regarding bodily injury and property damage.                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|3. | Comprehensive Boiler and Machinery
  Insurance                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|   | Name of Insurer:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|   | Policy Number:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|   | Expiry Date:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     

| | ______
      day | ______
      month | year | Amount of Insurance:$
| | ---------------- | ------------------ | ---- | ---------------------

|4. | Plate Glass Insurance
|-- | ---------------------

|Net Office, Multi-Tenant (General Application) | Page 41.
|---------------------------------------------- | --------

---

| | Name of Insurer:
      Policy Number:
| | -------------------------------------

| | ______
      day | ______
      month | year | Amount of Insurance:$
| | ---------------- | ------------------ | ---- | ---------------------

|5. | Business Interruption Insurance
      Name of Insurer:
      Policy Number:
      Period of Indemnity: ______________ months (not less than
        12 months)
      This business interruption policy is subject to a stated
        amount co-insurance clause.
      Expiry Date:
|-- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | ______
      day | ______
      month | year | Amount of Insurance:$
| | ---------------- | ------------------ | ---- | ---------------------

| | All insurance policies referred to above contain a waiver
        of insurer's right of subrogation as against Landlord, its leasing or
        managing agent and any person, firm or corporation for whom Landlord may
        in law or be agreement be responsible or for whom Landlord may have agreed
        to obtain such a waiver.
      The insurer(s) agree(s) that the foregoing insurance shall
        not be cancelled or changed to the prejudice of Landlord without at least
        30 days' prior written notice by the insurer to Landlord.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Signed:

|Only regarding             |                    |      
|-------------------------- | ------------------ | -----
|All Risks Insurance:       | (Insurer or Agent) |      
|                           |                    |      
|                           | By: _____________  | Dated
|                           |                    |      
|                           |                    |      
|Only regarding             |                    |      
|Comprehensive or           |                    |      
|Commercial General         |                    |      
|Bodily Injury and          |                    |      
|Property Damage            |                    |      
|Liability Insurance:       | (Insurer or Agent) |      
|                           |                    |      
|                           | By: _____________  | Dated
|                           |                    |      
|                           |                    |      
|Only regarding             |                    |      
|Comprehensive Boiler       |                    |      
|& Machinery Insurance:     | (Insurer or Agent) |      
|                           |                    |      
|                           | By: _____________  | Dated
|                           |                    |      
|                           |                    |      
|Only regarding             |                    |      
|Plate Glass Insurance:     | (Insurer or Agent) |      
|                           |                    |      
|                           | By: _____________  | Dated
|                           |                    |      
|                           |                    |      
|Only regarding             |                    |      
|Business Interruption      |                    |      
|Insurance:                 | (Insurer or Agent) |      
|                           |                    |      
|                           | By: _____________  | Dated
|                           |                    |      
|                           |                    |      
|Name of Tenant's Insurance |                   
|agent or broker:           |                    |      
|                           |                    |      
|                           |                    |      
|Address:                   |                    |      

|Net Office, Multi-Tenant (General Application) | Page 42.
|---------------------------------------------- | --------

---

Telephone No.:

Fax No.:

|Net Office, Multi-Tenant (General Application) | Page 43.
|---------------------------------------------- | --------

---

SCHEDULE F

ADDITIONAL COVENANTS, AGREEMENTS AND CONDITIONS
(if any)

|Net Office, Multi-Tenant (General Application) | Page 44.
|---------------------------------------------- | --------

---

SCHEDULE G

SIGNAGE - ATTACHED

|Net Office, Multi-Tenant (General Application) | Page 45.
|---------------------------------------------- | --------

---