|To: |  | CB Richard Ellis Limited
        #600 - 111 West Georgia Street
        Vancouver, BC  V6E 4M3
|--- |  | ----------------------------------------------------------------------------------------------
|    |  | Attention:    Ms. Lisa Bailey and Mr. Blair Quinn                                             

Pivotal Corporation (the
Subtenant) of 300-224 West Esplanade, North Vancouver, BC V7M 3M6
hereby offers to sublease from Primus Telecommunications (Canada) Inc. (the
Sublandlord) of 1750-1188 West Georgia Street, Vancouver, BC, V6B
4A2 a portion of the building located at 885 Dunsmuir Street, Vancouver, BC (the
Building), on the following terms and conditions:

## 1.        PREMISES

| | Approximately Twelve Thousand (12,000) square feet of rentable area on the Seventh
(7th) floor as shown outlined in heavy black on the floor plan
attached as Schedule A (the Premises). The actual
rentable area of the space will be determined by the Sublandlords
architect prior to execution of the sublease.
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

## 2.        TERM

| | Commencing December 1, 2000 (the "Commencement Date") and expiring April 30, 2002.
| | ----------------------------------------------------------------------------------

## 3.        RENTAL

| | The annual rental shall be Eighty Four Thousand Dollars ($84,000.00) plus Goods and
Services Tax (GST), and shall be paid in advance in equal monthly
installments of Seven Thousand Dollars ($7,000.00) plus GST, on the first day of
each month of the term commencing December 1, 2000. Upon determination of
the actual rentable area of the space by the Sublandlords architect, the
rent shall be adjusted accordingly, on the basis of the rent being Seven Dollars
($7.00) per square foot per annum, plus GST.
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

## 4.        PROPERTY TAXES AND
OPERATING EXPENSES

| | The Landlord shall be responsible for structural repairs and structural maintenance
to the Building. The Subtenant shall be responsible and pay for its
proportionate share of building property taxes and operating expenses, plus GST,
as described in the Head Lease attached hereto as Schedule B. The
Subtenant shall also pay for its business taxes and telephone charges.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

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## 5.        COMMUNICATIONS
EQUIPMENT

| | The Subtenant shall be responsible for the installation and maintenance of its
telephones, computers and special communications equipment.
| | ------------------------------------------------------------------------------------------------------------------------------------------

## 6.        SUBLANDLORD'S WORK

| | None.  The space will be taken on an "as is" basis.
| | ---------------------------------------------------

## 7.        WORKING DRAWINGS

| | The Subtenant shall be responsible for the preparation of all space plan services
with respect to any new improvements to the Premises. The Subtenant shall also
submit to the Sublandlord working drawings of the proposed Subtenants
improvements to the Premises, which drawings must be approved by the Sublandlord
prior to the commencement of any such work.
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

## 8.        PERMITS

| | It is the Subtenants responsibility to secure all the necessary building
permits and approvals required by the City of Vancouver for any new leasehold
improvements. Such permits must be secured before any such work shall commence
on the premises. The Subtenant shall also be responsible for making application
for a certificate of occupancy as required by the City of Vancouver as it
applies to the leasehold improvements.
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

## 9.        PARKING

| | The Sublandlord shall make available to the Subtenant Four (4) unreserved parking
stalls to be located in the parking garage for the Building at the prevailing
market rental rate from time to time.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

## 10.      USE OF PREMISES

| | The Premises are to be used as a office.
| | ----------------------------------------

## 11.      HEAD LEASE

| | The Subtenant agrees to abide by all the terms, conditions, rules and regulations
contained in the Head Lease to be provided by the Subtenant within Three (3)
business days of acceptance of this Offer, except as provided for in this Offer
to Sublease.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

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## 12.      SUBTENANT'S CONDITION

| | This Offer shall be subject to the Subtenants review and approval of the Head
Lease.                                                                                                                                                                                                                                                                                                                                                                                
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | The above subject clause is for the sole benefit of the Subtenant and must be waived
unilaterally by the Subtenant in order to proceed with completion of the
contract. Should this subject clause not be removed from this offer to Sublease
by notice in writing to the Sublandlord or CB Richard Ellis Limited by
September 8, 2000, this agreement shall be null and void and all deposit
monies, plus GST, shall be returned to the Subtenant without deduction.

## 13.      DEPOSIT

| | All deposit monies, plus GST, required by this agreement shall be payable to:
| | -----------------------------------------------------------------------------

| | CB Richard Ellis Limited
        #600 - 1111 West Georgia Street
        Vancouver, BC
        V6E 4M3
| | ------------------------------------------------------------------------------------------------------

| | The Subtenant shall, within forty eight (48) hours of removal of the final Subject
Condition of this Offer to Sublease, tender a deposit cheque in the amount of
Fourteen Thousand Nine Hundred Eighty Dollars ($14,980) including GST (the
Deposit). Such Deposit shall be held in trust by CB Richard Ellis
Limited and shall be applied towards payment of rental and GST, for the first
and last months of the sublease term as they become due. The Deposit shall be
held in trust by CB Richard Ellis Limited until the Subtenant takes possession
of the Premises, after which time the monies shall be transferred to the
Sublandlords account. Should the Deposit be equal to Five Thousand Dollars
($5,000.00) or more, the Deposit is to be placed in an interest bearing account
with interest accruing to the Subtenant until being transferred to the
Sublandlord.
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

## 14.      LANDLORD'S CONSENT

| | This Offer to Sublease is subject to the consent of Dunsmuir and Hornby Ltd. (the
Landlord) by September 12, 2000. If such consent is not
received by the said date, this Offer shall be null and void and all deposit
monies, plus GST, shall be returned to the Subtenant without deduction.
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

## 15.      AGENCY DISCLOSURE

| | a) | The Sublandlord has an agency relationship with Avison Young (Agent) and
Stephen Moscovich (Salesperson).                
| | -- | -------------------------------------------------------------------------------------------------------------------------
| | b) | The Subtenant has an agency relationship with CB Richard Ellis Limited (Agent)
and Lisa Ayrton/Blair Quinn (Salesperson).

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## 16.      FACSIMILE TRANSMISSION

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

## 17.      ACCEPTANCE

| | This Offer to Sublease is open for acceptance until 5:00 p.m., on the 30th
day of August, 2000.
| | -----------------------------------------------------------------------------------------------

DATED at North Vancouver
this 29th day of August, 2000.

PIVOTAL CORPORATION
Per:     [SIGNATURE ILLEGIBLE]   
    [SIGNATURE ILLEGIBLE]       
         (Authorized Signatory) 
              
     (Witness)
       
     Andre J. Beaulieu
       
     General Counsel
       
     Pivotal Corporation
       
     300 - 324 West Esplanade
       
     North Vancouver, B.C.  V7M 3M6

We hereby
accept this lease and agree to be bound by the terms and conditions
contained herein.

DATED at Toronto this 29th day of August, 2000.

PRIMUS TELECOMMUNICATIONS (CANADA) INC.
Per:     [SIGNATURE ILLEGIBLE]   
           
         (Authorized Signatory) 
              
     (Witness)

We hereby approve and consent to this sublease.

DUNSMUIR AND HORNBY LTD.
Per:        
           
         (Authorized Signatory) 
              
     (Witness)

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