<PAGE>
                                                                    EXHIBIT 10.5

                                COMMERCIAL LEASE

THIS LEASE is made between     H.T. Ardinger & Son Co.
of                             1990 Lakepointe Drive     Lewisville, TX 75057
herein called Lessor, and      Home Interiors & Gifts, Inc.
of                             1649 Frankford Road West     Carrollton, TX 75007
herein called Lessee.
Lessee hereby offers to lease from Lessor the premises situated in the City of
Carrollton, County of Dallas, State of Texas,

described as
1217 Crowley
Carrollton, TX 75006

upon the following TERMS and CONDITIONS:

      1)  TERM AND RENT. Lessor demises the above premises on a month-to-month
          basis commencing August 15, 2002 and terminating at Lessee's
          discretion as set out below at the rental of Seventeen thousand four
          hundred dollars ($17,400.00) per month payable in advance on the
          first day of each month for that month's rental, during the term of
          this lease. All rental payments shall be made to Lessor, at the
          address specified above.

      2)  USE. Lesee shall use and occupy the premises for warehouse space. The
          premises shall be used for no other purpose. Lessor represents that
          the premises may lawfully be used for such purpose.

      3)  CARE AND MAINTENANCE OF PREMISES. Lessee shall, at his own expense and
          at all times, maintain the premises in as good condition as received,
          normal wear and tear expected, including plate glass, and shall
          surrender the same, at termination hereof, in as good condition as
          received, normal wear and tear excepted. Lessee shall be responsible
          for all repairs required, excepting the roof, exterior walls,
          structural foundations, driveways, plumbing, electrical and HVAC
          which shall be maintained by Lessor. Lessee shall also maintain in
          good condition lawns and shrubbery, which would otherwise be required
          to be maintained by Lessor.

      4)  ALTERATIONS. Lessee shall not, without first obtaining the written
          consent of Lessor, make any alterations additions, or improvements,
          in, to or about the premises.

      5)  ORDINANCES AND STATUTES. Lessee shall comply with all statutes,
          ordinances and requirements of all municipal, state and federal
          authorities now in force, or which may hereafter be in force,
          pertaining to the premises, occasioned by or affecting the use thereof
          by Lessee.

      6)  ASSIGNMENT AND SUBLETTING. Lessee shall not assign this lease or
          sublet any portion of the premises without prior written consent of
          the Lessor, which shall not be unreasonably withheld. Any such
          assignment or subletting without consent shall be void and, at the
          option of the Lessor, may terminate this lease.

      7)  UTILITIES. All applications and connections for necessary utility
          services on the demised premises shall be made in the name
          of Lessee only, and Lessee shall be solely liable for utility charges
          as they become due, including those for sewer, water, gas,
          electricity, and telephone services.

      8)  ENTRY AND INSPECTION. Lessee shall permit Lessor or Lessor's agents to
          enter upon the premises at reasonable times and upon reasonable
          notice, for the purpose of inspecting the same, and will permit
          Lessor at any time within thirty (30) days prior to the expiration of
          this lease, to place upon the promises any usual "To Let" or "For
          Lease" signs, and permit persons desiring to lease the same to
          inspect the premises thereafter.

                                        1

<PAGE>

      9)  POSSESSION. If Lessor is unable to deliver possession of the premises
          at the commencement hereof, Lessor shall not be liable for any damage
          caused thereby, nor shall this lease be void or voidable, but Lessee
          shall not be liable for any rent until possession is delivered. Lessee
          may terminate this lease if possession is not delivered within 3 days
          of the commencement of the term hereof.

     10)  INDEMNIFICATION OF LESSOR. Lessor shall not be liable for any damage
          or injury to Lessee, or any other person or to any property,
          occurring on the demised premises or any part thereof, unless caused
          by the negligence or intentional misconduct of Lessor or the
          violation by Lessor of any provision of this Lease.

     11)  INSURANCE. Lessee, at his expense, shall maintain plate glass and
          public liability insurance including bodily injury and property
          damage insuring Lessee and Lessor with minimum coverage as follows:
          Lessee shall provide Lessor with a Certificate of Insurance showing
          Lessor as additional insured. To the maximum extent permitted by
          insurance policies which may be owned by Lessor or Lessee, Lessee
          and Lessor, for the benefit of each other, waive any and all rights
          of subrogation which might otherwise exist.

     12)  EMINENT DOMAIN. If the premises or any part thereof or any estate
          therein, or any other part of the building materially
          affecting Lessee's use of the premises, shall be taken by eminent
          domain, this lease shall terminate on the date when title vests
          pursuant to such taking. The rent, and any additional rent, shall be
          apportioned as of the termination date, and any rent paid for any
          period beyond that date shall be repaid to Lessee. Lessee shall not
          be entitled to any part of the award for such taking or any payment
          in lieu thereof, but Lessee may file a claim for any taking of
          fixtures and improvements owned by Lessee, and for moving expenses.

     13)  DESTRUCTION OF PREMISES. In the event of a partial destruction of the
          premises during the term hereof, from any cause, Lessor shall
          forthwith repair the same, provided that such repairs can be made
          within thirty (30) days under existing governmental laws and
          regulations, but such destruction shall not terminate this lease,
          except that Lessee shall be entitled to a proportionate reduction of
          rent while such repairs are being made, based upon the extent to
          which the making of such repairs shall interfere with the business of
          Lessee on the premises. If such repairs cannot be made within said
          thirty (30) days, Lessee may, at his option, terminate this lease. In
          the event that the building in which the demised premises may be
          situated is destroyed to an extent of not less than one-third of the
          replacement costs thereof, Lessor may elect to terminate this lease
          whether the demised premises be injured or not. A total destruction
          of the building in which the premises may be situated shall terminate
          this lease.

     14)  LESSOR'S REMEDIES ON DEFAULT. If Lessee defaults in the payment of
          rent, or any additional rent, or defaults in the performance of any
          of the other covenants or conditions hereof, Lessor may give Lessee
          notice of such default and if Lessee does not cure any such default
          within ten (10) days, after the giving of such notice (or is such
          other default is of such nature that it cannot be completely cured
          within such period, if Lessee does not commence such curing within
          such ten (10) days and thereafter proceed with reasonable diligence
          and in good faith to cure such default), then Lessor may terminate
          this lease on not less than thirty (30) days' notice to Lessee. On
          the date specified in such notice the term of this lease shall
          terminate, and Lessee shall then quit and surrender the premises to
          Lessor, without extinguishing Lessee's liability. If this lease shall
          have been so terminated by Lessor, Lessor may at any time thereafter
          resume possession of the premises by any lawful means and remove
          Lessee or occupants and their effects. No failure to enforce any term
          shall be deemed a waiver.

     15)  SECURITY DEPOSIT. Lessee shall deposit with Lessor on the signing of
          this lease the sum of zero ($0.00) dollars as security for the
          performance of Lessee's obligations under this lease, including
          without limitation the surrender of possession of the premises to
          Lessor as herein provided. If Lessor applies any part of the deposit
          to cure any default of Lessee, Lessee shall on demand deposit with
          Lessor the amount so applied so that Lessor shall have the full
          deposit on hand at all times during the term of this lease.

                                        2

<PAGE>

     16)  COMMON AREA EXPENSES. In the event the demised premises are situated
          in a shopping center or in a commercial building in which there are
          common areas, lessee agrees to pay his pro-rata share of maintenance
          for the common area.

     17)  ATTORNEY'S FEES. In case suit should be brought for recovery of the
          premises, or for any sum due hereunder, or because of any act which
          may arise out of the possession of the premises, by either party, the
          prevailing party shall be entitled to all costs incurred in
          connection with such action, including a reasonable attorney's fee.

     18)  WAIVER. No failure of Lessor to enforce any term hereof shall be
          deemed to be a waiver.

     19)  NOTICES. Any notice which either party may or is required to give,
          shall be given by mailing the same, postage prepaid, to Lessee or
          Lessor, each at the address specified above, or at such other places
          as may be designated by the parties from time to time.

     20)  HEIRS, ASSIGNS, SUCCESSORS. This lease is binding upon and inures to
          the benefit of the heirs, assigns, and successors in interest to the
          parties.

     21)  MONTH-TO-MONTH TERM. Lessee may terminate this lease by giving Lessor
          thirty (30) days written notice of its intention to vacate the
          premises.

     22)  SUBORDINATION. This lease is and shall be subordinated to all existing
          and future liens and encumbrances against the premises and on any
          personal property of Lessee situated on the premises.

     23)  RADON GAS DISCLOSURE. As required by law, (Landlord) makes the
          following disclosure: "Radon Gas" is a naturally occurring
          radioactive gas that, when it has accumulated in a building in
          sufficient quantities, may present health risks to persons who are
          exposed to it over time. Additional information regarding radon and
          radon testing may be obtained from your county public health unit.

     24)  ENTIRE AGREEMENT. The foregoing constitutes the entire agreement
          between the parties and may be modified only by a writing signed by
          both parties. The following Exhibits, if any, have been made a part of
          this lease before the parties' execution hereof:

               SIGNED TO BE EFFECTIVE THE 15TH DAY OF AUGUST, 2002

H.T. ARDINGER & SON CO.                      HOME INTERIORS & GIFTS, INC.

By:  /s/ H. T. Ardinger, Jr.    Lessor    By:  /s/ Arthur H. Grainger     Lessee
     ---------------------------               -----------------------------
Its: Owner/President                      Its: Vice President - Supply Chain
     ---------------------------               -----------------------------

                                        3