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EXHIBIT 4(b) 7



LEASE AGREEMENT



THIS LEASE made this 25day ofJuly, 2003.



|BETWEEN: | WERTMAN DEVELOPMENT CORPORATION, a company duly
    incorporated under the laws of the Province of British Columbia, and having
    an address at #888 - 1199 West Pender St, in the City of Vancouver, in the
    Province of British Columbia.
|-------- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|         | hereinafter called the "Landlord"                                                                                                                                                                                                               
|         |                                                                                                                                                                                                                                                 
|AND:     | NAI INTERACTIVE LTD., a company duly incorporated under the
    laws of the Province of                                                                                                                                                         
|         | British Columbia, and having an address at #520 -1199 West
    Pender St, in the City of                                                                                                                                                        
|         | Vancouver, in the Province of British Columbia.                                                                                                                                                                                                 
|         | hereinafter called the "Tenant"                                                                                                                                                                                                                 



WITNESSETH:



THAT in consideration of the mutual covenants and agreements
hereinafter respectively reserved and contained, the parties hereto covenant and
agree each with the other as follows:



DEFINITIONS



For the purpose of this Lease the following words and phrases
shall have the meanings hereinafter ascribed to them:



|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|1.01 | "Lease Year" within the meaning of this Lease shall
    mean a period of time, the first such period commencing on the first day of
    the Term hereof and ending on the last day of December next following.
    Thereafter Lease Years shall consist of consecutive periods of 12 calendar
    months, provided however that the Landlord may at any time specify an annual
    date from which each subsequent Lease Year is to commence, and, in such
    event, the then current Lease Year shall terminate on the date preceding the
    commencement of such new Lease Year. The last Lease Year shall terminate
    upon the expiration or earlier determination of this Lease.                                                    
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|1.02 | "Building" means all improvements from time to time
    situate upon the Lands, presently having a civic address of 1199 West Pender
    Street, Vancouver, British Columbia.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|1.03 | "Event of Default" means the happening of any event
    described in Article 6.08(a).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|1.04 | "Indemnifier" means any and all persons entering into
    an indemnity agreement or granting a guarantee with respect to this Lease to
    the benefit of the Landlord.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|1.05 | "Land" means all and singular that certain parcel or
    parcels of land described in paragraph 1 of Schedule "A" hereto.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|1.06 | "Landlord's Property" means the Lands and the
    Building.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|1.07 | "Lease" means this indenture, including all schedules
    attached hereto, as from time to time amended in writing by the parties
    hereto.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|1.08 | "Leased Premises" means that portion of the Building
    and Lands described in paragraph 2 of Schedule "A" hereto and outlined in
    colour on Schedule "B" hereto excluding any mechanical equipment areas or
    stairs not installed for the exclusive benefit of the Tenant and excluding
    any elevator shafts, flues, stacks, pipe shafts and vertical ducts and the
    interior half of their enclosing walls. The exterior face of the Building is
    expressly excluded from the Leased Premises, but the Leased Premises shall
    include windows, locks and doors in perimeter walls. The Leased Premises
    shall include all installations, fixtures and furnishings and other
    improvements in the Leased Premises.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             



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|1.09 | "Normal Business Hours" means the hours from 6:00 am.
    to 6:00 p.m. Monday to Friday, inclusive, of each week.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|1.10 | "Rent" means all payments by the Tenant required or
    contemplated by this Lease, including without limiting the generality of the
    foregoing, amounts referred to as gross rent.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|1.11 | "Rentable Area", in the case of the Building, shall
    be calculated as if the entire building above the level designated the
    basement were let to tenants occupying whole floors and in the case of
    premises occupying a whole floor, shall include all the area within the
    outer Building walls, measured from the inside finish of permanent outer
    building walls (which shall be considered to be the inside of the window
    glass where present) and shall include washrooms, electrical closets and
    other closets within and serving that floor; in the case of premises
    occupying less than a whole floor, shall include all the area within the
    Leased Premises measured from the inside finish of permanent outer building
    walls (which shall be considered to be the inside of the window glass where
    present) to the office side of corridor walls and to the centre of
    partitions separating the premises from adjoining premises, to which shall
    be added a pro rata portion of the area of the corridors, washrooms,
    electrical closets and other closets within and serving that floor; but in
    no case shall any Rentable Area include mechanical equipment areas (unless
    installed for the exclusive benefit of a tenant), stairs (unless installed
    for the exclusive benefit of a tenant), elevator shafts, flues, stacks, pipe
    shafts, or vertical ducts, and their enclosing walls or any pro rata portion
    thereof and shall in no case include any part of the parking or truck
    receiving areas. The public lobby area on the main floor shall be included
    in the calculation of Rentable Area.

ARTICLE 2

GRANT AND TERM



|2.01 | DEMISE                                                                                                                                                                                                                                                                                                                                                                                 
|---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                        
|     | In consideration of the rents, covenants, agreements and
    conditions hereinafter respectively reserved and contained, the Landlord
    HEREBY DEMISES AND LEASES to the Tenant the Leased Premises, commonly known
    as Suite510, and having approximately Two Thousand and Nine (2009)square feet, as described in
    Schedule "A" and as shown on Schedule "B" attached hereto.
|     |                                                                                                                                                                                                                                                                                                                                                                                        
|2.02 | TERM                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                        
|     | TO HAVE AND TO HOLD the Leased Premise for and during the
    term of three years (hereinafter sometimes referred to as the
    "Term"), commencing the first day of August, 2003
    and ending the thirty -firstday of July, 2006.                                                                                                                                                   



ARTICLE 3

|3.01 | GROSS RENT                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|---- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     | Yielding and paying therefor yearly and every year during
    the Term unto the Landlord a gross rent in the sum of Forty-Two
    Thousand Dollars ($42,000.00)of lawful money---of Canada to be paid
    in advance in equal consecutive monthly installments of Three Thousand
    Five Hundred Dollars ($3500.00+ GST)commencing on the first
    day of August, 2003 and on the first day of each and every
    month thereafter until and including the Thirty-Firstday of
    July, 2006.If the Term commences on any day other than the
    first or expires on any day other than the last day of a month, rent payable
    under this Article 3.01 for the fractions of a month at the commencement and
    at the end of the Term shall be adjusted pro rata on a per diem basis;
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|3.02 | DEPOSIT                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    



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|     | The Tenant shall pay to the Landlord on execution of this
    Lease by the Tenant the sum of $7000.00 (+ $490.00 GST)as a
    deposit to the Landlord to be applied in part to the first month's rent with
    the remainder to stand as security for the payment by the Tenant of any and
    all present and future debts and liabilities of the Tenant to the Landlord
    and for the performance by the Tenant of any and all its obligations arising
    under or in connection with this Lease. The Landlord shall repay the
    security deposit to the Tenant at the end of the Term or sooner termination
    of this Lease save only that there shall have been any Event of Default
    immediately before the end or sooner termination of this Lease. The Landlord
    may retain the security deposit and apply it in reduction of any amounts
    owing by the Tenant to the Landlord. It is understood that no interest shall
    accrue on the deposit held by the Landlord and the Landlord shall not be
    obliged to pay any interest to the Tenant on the deposit so held.
|---- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|3.03 | PLACE AND MANNER OF PAYMENT OF RENT                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | All Rent payable by the Tenant to the Landlord hereunder
    shall be:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | (c)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     | shall pay all charges, impositions, costs and expenses of
    every nature and kind relating to the Leased Premises and to any dealings by
    the Tenant with this Lease and a Proportionate Share of all charges,
    impositions, costs and expenses of every nature and kind relating to those
    parties of the Landlord's Property not intended for leasing and the Tenant
    covenants with the Landlord accordingly.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   



ARTICLE 4

TENANT'S COVENANTS

The Tenant covenants and agrees with the Landlord as follows:



|4.01 | ELECTRICITY AND OTHER UTILITIES
|---- | -------------------------------
|     |                                
|     | (a)                            



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|     |                     | appliances and business machines used in the Leased
    Premises. In addition, the Tenant shall pay as Additional Rent the cost of
    any extra electrical consumption caused by special equipment or multiple
    shift occupancy, which costs shall be based upon B.C. Hydro and Power
    Authoritys estimate of consumption.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|---- | ------------------- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | (b)                 | The Landlord shall have the exclusive right to clean and
    maintain the light fixtures and to attend to any replacement of electric
    light bulbs, tubes and ballasts in the Leased Premises throughout the Term,
    and may adopt a system of relamping and reballasting periodically on a group
    basis in accordance with good practice in this regard. The Tenant shall pay
    to the Landlord as Additional Rent the costs of such maintenance and such
    replacements.                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     |                     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | (c)                 | In the event that there is not a separate meter for
    measuring the consumption of and charging for electricity or any other
    utility used or consumed by the Tenant in the Leased Premises, the
    determination of any such utilities used or consumed by the Tenant shall, at
    the option of the Landlord, either be by a separate meter installed by the
    Landlord or if the Landlord so requests by the Tenant, in each case at the
    expense of the Tenant, or alternatively, be so allocated by the Landlord
    acting reasonably.                                                                                                                                                                                                                                                                                                                                                               
|     |                    
|4.02 | REMOVAL OF FIXTURES
|     |                     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | (a)                 | The Tenant may, so long as no Event of Default then
    exists, at or prior to the expiration of the Term hereby granted, take,
    remove and carry away from the premises hereby leased all fixtures,
    fittings, plant, machinery, utensils, shelving, counters, safes or other
    articles in the nature of trade or tenants' fixtures belonging to or brought
    upon the Leased Premises by the Tenant, but the Tenant shall in such removal
    do no damage to the Leased Premises or shall make good any damage which may
    be occasioned by such removal, and shall at the Landlord's option restore or
    replace any parts which may previously have been removed or altered by the
    Tenant; provided further that the Tenant shall not remove or carry away from
    the Leased Premises any building or any plumbing, heating or ventilating
    plant or equipment or other Building services.
|     |                     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | (b)                 | If the Tenant fails to remove its fixtures and restore
    the Leased Premises as aforesaid, all such fixtures shall become the
    property of the Landlord except to the extent that the Landlord continues to
    require removal thereof pursuant to subclause (d) of this Article 4.02.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     |                     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | (c)                 | Should the Tenant abandon the Leased Premises or should
    this Lease be terminated before the proper expiration of the Term due to any
    Event of Default then, in such event, as of the happening of the Event of
    Default, all trade or tenants' fixtures and furnishings of the Tenant
    (whether or not attached in any manner to the Leased Premises) shall, except
    to the extent the Landlord requires the removal hereof pursuant to subclause
    (d) of this Article 4.02, become and be deemed to be the property of the
    Landlord, without indemnity to the Tenant and as additional liquidated
    damages in respect of such default and without prejudice to any other right
    or remedy of the Landlord.                                                                                                                                                                              
|     |                     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | (d)                 | Notwithstanding that any trade fixtures, furnishings,
    alterations, additions, improvements of fixtures are or may become the
    Property of the Landlord pursuantto the other provisions of this
    Article 4.02, the Tenant shall forthwith remove the same and shall make good
    any damage caused to the Leased Premises resulting from the installation or
    removal thereof, all at the Tenant's expense, should the Landlord so require
    by notice to the Tenant and whether or not the Term of this Lease has
    expired or otherwise been terminated.                                                                                                                                                                                                                                                                                                                                            
|     |                     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | (e)                 | If the Tenant, after receipt of a notice from the
    Landlord pursuant to subclause (d) of this Article 4.02, fails to promptly
    remove any trade fixtures, furnishings,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           





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|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     | alterations, additions, improvements and fixtures in
    accordance with such notice, then the Landlord may enter into the Leased
    Premises and remove therefrom all or part of such trade fixtures,
    furnishings, alterations, additions, improvements and fixtures without any
    liability and at the expense of the Tenant, which expense shall forthwith be
    paid by the Tenant to the Landlord.
|---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|4.03 | INSURANCE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |                                                                                                                                                                                                                                                                                                                                                                                                                
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 | The Tenant shall during the Term, at its sole cost and
    expense, take out and keep in full force and effect and in the names of the
    Tenant, the Landlord and the mortgagees of the Landlord as their respective
    interests may appear, the following insurance:                                                                                                                                      
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     | (i)                                                                                                                                                                                                                                                                                                                                                                                                            
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     | (ii)                                                                                                                                                                                                                                                                                                                                                                                                           
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     | (iii)                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |                                                                                                                                                                                                                                                                                                                                                                                                                
|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 | All insurance shall be effected with insurers and brokers
    and upon terms and conditions satisfactory to the Landlord, and copies of
    all policies if requested by the Landlord or certificates of insurance shall
    be delivered to the Landlord as soon as practicable after the placing of the
    required insurance.                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |                                                                                                                                                                                                                                                                                                                                                                                                                
|     | (c)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 | All such policies of insurance shall contain a waiver of
    subrogation clause in favour of the Landlord and shall also contain a clause
    requiring the insurer not to cancel or change the insurance without first
    giving the Landlord thirty (30) days prior written notice thereof.                                                                                                                 
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |                                                                                                                                                                                                                                                                                                                                                                                                                
|     | (d)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 | The Tenant agrees that if it does not provide or maintain
    in force such insurance, the Landlord may take out the necessary insurance
    and pay the premium therefor for periods of one (1) year at a time, and the
    Tenant shall pay to the Landlord as Additional Rent the amount of such
    premium immediately on demand.                                                                         
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |                                                                                                                                                                                                                                                                                                                                                                                                                
|     | (e)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 | In the event that both the Landlord and the Tenant have
    claims to be indemnified under any such insurance the indemnity shall be
    applied first to the settlement of the claim of the Landlord and the
    balance, if any, to the settlement of the claim of the Tenant.                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |                                                                                                                                                                                                                                                                                                                                                                                                                
|4.04 | ACTS CONFLICTING WITH INSURANCE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     | The Tenant shall not do or permit to be done anything or
    any act which may render void or voidable or conflict with the requirements
    of any policy or policies of insurance or reduce the coverage thereunder,
    including any regulations of fire insurance underwriters applicable to such
    policy or policies whereby the Leased Premises or the Landlord's Property
    are insured or which may cause any increase in premium to be paid in respect
    of any such policy or policies. In the event that any such policy or
    policies is or are cancelled by reason of any act or omission of the Tenant,
    the Landlord shall have the right at its option to terminate this Lease
    forthwith by giving notice of termination to the Tenant, and in the event
    that the premium to be paid in respect of any such policy or policies is
    increased by any act or omission of the Tenant, the Tenant shall pay to the
    Landlord the amount by which said premium shall be so increased forthwith on
    demand.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    



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|4.05 | REPAIR                       
|---- | -----------------------------
|     |                              
|     | (a)                          
|     |                              
|     | (b)                          
|     |                              
|     | (c)                          
|     |                              
|     | (d)                          
|     |                              
|4.06 | USE OF LEASED PREMISES       
|     |                              
|     | (a)                          
|     |                              
|     | (b)                          
|     |                              
|4.07 | ALTERATIONS AND INSTALLATIONS
|     |                              
|     | (a)                          
|     |                              



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|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     | Any additions to or alterations of the Leased Premises
    shall become part of the Landlords Property.                                                                                                                          
|---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |                                                                                                                                                                                                                                   
|     | (c)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     | The Tenant shall install or put up in the Leased Premises
    only such window drapes, blinds, awnings, floor coverings, wall coverings,
    notices or other similar things as are first approved in writing by the
    Landlord.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |                                                                                                                                                                                                                                   
|4.08 | SIGNS AND ADVERTISING                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | The Tenant shall not paint, display, inscribe, place or
    affix any sign, picture, advertisement, notice, lettering or direction on
    any part of the outside of the Building or in the interior of the Leased
    Premises and visible from the outside of the Building. The Landlord may
    prescribe a uniform pattern of identification of signs for tenants to be
    placed on the outside of the doors or other entranceway leading into the
    Leased Premises, and other than such identification signs, the Tenant shall
    not paint, display, inscribe, place or affix any sign, picture,
    advertisement, notice, lettering or direction on the outside of the Leased
    Premises for exterior view without the prior written consent of the
    Landlord, such consent not to be unreasonably withheld, taking into account
    the character and construction of the Building and the Leased Premises, the
    nature of the Tenants business, and the requirements of all relevant
    authorities. The Tenant shall remove the same at the expiration of the Term
    hereof, and make good all damage caused by such removal.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|4.09 | NO NUISANCE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | The Tenant shall not at any time during the Term, use or
    exercise or carry on or permit or suffer to be used, or to be exercised or
    carried on, in or upon the Leased Premises or any part thereof any noxious
    or offensive art, trade, business, occupation or calling, and no act, matter
    or thing whatsoever shall at any time during the said Term be done in or
    upon the Leased Premises or any part thereof which shall or may be used or
    grow to the annoyance, nuisance, damage or disturbance of the occupiers or
    owners of the Building or adjoining land and property.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|4.10 | COMPLIANCE WITH LAWS                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | The Tenant covenants that it shall promptly, at its
    expense, comply with and observe the requirements of all statutes, bylaws,
    laws, ordinances, regulations and orders at any time in force during the
    Term hereof which are applicable to the Tenant or the condition,
    partitioning, equipment, repair, maintenance, use or occupation of the
    Leased Premises, including without limitation, all police, fire, and
    sanitary regulations and any regulation, order or requirement of any fire
    underwriters association or any similar body having similar functions and of
    any liability of fire insurance company by which the Landlord and Tenant or
    either of them may be insured at any time during the Term hereof, whether or
    not such statute, bylaw, law, regulations, ordinance or order be of a kind
    now existing or within the contemplation of the Landlord or the Tenant. In
    so doing, the Tenant shall at its expense make any necessary alterations,
    repairs, additions or deletions in, on or to the Leases Premises or the
    Landlords Property or any parts thereof and any equipment, machinery or
    other facilities in, on, upon, or used in connection with or appurtenant to
    the Leased Premises or any part thereof. Notwithstanding the foregoing, it
    shall be the Landlords responsibility to comply with and observe all such
    statutes, bylaws, laws, ordinances, regulations and orders which relating to
    the Building, except tenants improvements in so far as they may require
    changes of a structural nature in the Building, except tenants
    improvements, except that such changes shall be made at the expense of the
    Tenant if they are changes or additions required to be made in or to the
    Tenants improvements or partitioning (whether above or below the ceiling
    tiles) whether such changes be considered structural or not, or if such
    changes are required by reason of the nature of the use or improvements
    contemplated or made by the Tenant.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|4.11 | INDEMNIFICATION                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | The Tenant covenants with the Landlord to indemnify and
    save harmless the Landlord from any and all payments and liabilities
    required to be made in respect of the Leased Premises, but not including                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          



-8-



|     | income taxes, succession duties, inheritance taxes and
    similar charges personal to the Landlord, and without limiting the
    generality of the foregoing, shall indemnify and save harmless the Landlord
    from any and all liabilities, damages, costs, suits, actions and expenses
    arising out of:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     | (c)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     | Such indemnification in respect of any such breach,
    violation and non-performance, damage to property, injury or death,
    occurring during the Term of the Lease shall survive and termination of this
    Lease, anything in this Lease to the contrary notwithstanding.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|4.12 | ENTRY BY LANDLORD                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     | The Tenant shall permit the Landlord, its servants or
    agents to enter upon the Leased Premises at any time and from time to time
    for the purpose of inspecting and of making repairs, alterations or
    improvements to the Leased Premises or to the Building or systems thereof,
    or for the purpose of having access to the underfloor ducts, or to the
    access panels to mechanical shafts (which the Tenant agrees not to
    obstruct), or in order to check, calibrate, adjust and balance controls and
    other parts of the heating, ventilating and climate control system. Provided
    that the Landlord shall proceed under this Article 4.12 in such manner as to
    minimize interference with the Tenant's use and enjoyment of the Leased
    Premises, and the Tenant shall not be entitled to compensation for any
    inconvenience, nuisance or discomfort occasioned thereby. Furthermore, the
    Landlord, its servants or agents may at any time and from time to time enter
    upon the Leased Premises to remove any article or remedy any condition which
    in the opinion of the Landlord, reasonably arrived at, would be likely to
    lead to cancellation of any policy of insurance. Entry by the Landlord upon
    the Leased Premises or any part or parts thereof from time to time pursuant
    to this Article 4.12 shall not be or be deemed to be a re-entry.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|4.13 | ASSIGNING, SUBLETTING, PARTING WITH POSSESSION                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           





-9-



|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   | The Landlord's consent to any assignment may be
    conditional upon the assignee entering into an agreement in a form
    satisfactory to the Landlord to perform, observe and keep each and every
    covenant, condition and agreement in this Lease on the part of the Tenant to
    be performed, observed and kept, including payment of rent and all other
    sums and payments agreed to be paid or payable under this Lease on the days
    and at the times and in the manner specified.                                                                                                                                                                                                                       
|---- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     | (c)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   | In no event shall any assignment or subletting or
    occupancy to which the Landlord may have consented alter, release or relieve
    the Tenant from its obligations fully to perform all the Tenant's covenants,
    conditions and agreements of this Lease. The Tenant shall pay on demand the
    Landlord's reasonable costs incurred in connection with the Tenant's request
    for such consent.                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     | (d)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   | If the Tenant is a private corporation and any or all of
    its issued shares shall be transferred by sale, assignment, bequest,
    inheritance, operation of law or other disposition or dispositions so as to
    result in a change in the control of the corporation, such change of control
    shall be considered an assignment of this Lease and shall be subject to the
    aforesaid provisions: the Tenant shall make available to the Landlord upon
    its request for inspection and copying, all books and records of the Tenant,
    any assignee or subtenant and their respective shareholders which, alone or
    with other data, may show the applicability or inapplicability of this
    section.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     | (e)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   | The Tenant shall not advertise or allow the Leased
    Premises or a portion thereof to be advertised as being available for
    assignment, sublease or otherwise without the prior written approval of the
    Landlord to the form and content of such advertisement, which approval shall
    not be unreasonably withheld, provided that no such advertising shall
    contain any references to the rental or the rental rate of the Leased
    Premises.                                                                                                                                                                                                                                                           
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     | (f)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   | The Tenant shall be liable for the Landlord's costs
    incurred in connection with the Tenant's request for consent, including but
    without limiting the generality of the foregoing, the Landlord's legal
    expenses.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|4.14 | TIDY CONDITION                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | The Leased Premises and every part thereof shall be kept
    in a clean and tidy condition, and no waste paper, garbage, ashes or waste
    or objectionable material shall be permitted to accumulate thereon. The
    Tenant shall place in containers of a type approved by the Landlord all
    garbage and refuse, and such containers shall be deposited for pickup at
    such times and places as are designated in writing from time to time by the
    Landlord.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|4.15 | RULES AND REGULATIONS                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | The Tenant and its employees and all persons visiting or
    doing business with it on the Leased Premises shall be bound and shall
    observe the Rules and Regulations attached to this Lease as Schedule "C" and
    any other reasonable or amended Rules and Regulations made hereafter by the
    Landlord of which notice in writing shall be given to the Tenant, and all
    such Rules and Regulations shall be deemed to be incorporated into and form
    part of this Lease. Provided that nothing in this Lease contained shall be
    construed to impose upon the Landlord any duty or obligation to enforce the
    Rules and Regulations or the terms, covenants, or conditions in any other
    lease against any other tenant of premises in the Building, and the Landlord
    shall not be liable to the Tenant for violation of the same by any other
    tenant, its servants, employees, agents, visitors or licensees. The Landlord
    also has the right to suspend or cancel any or all such Rules and
    Regulations.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|4.16 | NOTICE OF ACCIDENTS                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     | The Tenant shall notify the Landlord promptly and in
    writing of any accident or damage of which it becomes aware, or any defect
    in the Leased Premises or the Building or any part thereof including the
    heating, ventilating and air conditioning apparatus, water and gas pipes,
    telephone lines, electrical apparatus or other building services.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      





-10-



|4.17 | FIRE AND SAFETY                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|---- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     | The Tenant acknowledges that it may be or become
    desirable or necessary for the Landlord to organize and coordinate
    arrangements within the Building for the safety of all tenants and occupants
    in the event of fire or similar event, and the Tenant, its employees,
    servants, agents and invitees shall cooperate and participate in any fire
    drills, evacuation drills and similar exercises as may be arranged or
    organized by the Landlord from time to time, and will hold the Landlord
    harmless from any loss, damage or injury arising therefrom.                                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|4.18 | ENERGY CONSERVATION                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     | The Tenant shall cooperate with the Landlord in
    conserving energy of all types in the Building including complying at the
    Tenant's own cost with all reasonable request and demands of the Landlord
    made with a view to energy conservation; any reasonable capital expenditures
    made by the Landlord in an effort to promote energy conservation shall be
    added to Operating Costs in the Lease Year such expenditures are incurred.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|4.19 | CERTIFICATE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     | The Tenant agrees that it will at any time and from time
    to time, upon not less than five (5) days prior notice, execute and deliver
    to the Landlord a statement in writing certifying that this Lease is
    unmodified and in full force and effect (or, if modified, stating the
    modifications and that the same is in full force and effect as modified),
    the amount of the annual rent and Additional Rent then being paid hereunder,
    the dates to which the same, by installments or otherwise, have been paid,
    and whether or not there is any existing default on the part of the Landlord
    of which the Tenant has notice and giving such other information as the
    Landlord may require, it being understood and agreed that any such statement
    delivered pursuant to this paragraph shall be addressed to (and may be
    relied upon by) any prospective purchaser or mortgagee of the Landlord's
    interest or by such other person as the Landlord may direct.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|4.20 | SURRENDER OF POSSESSION                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     | The Tenant will, at the expiration or sooner
    determination of the Term, peaceably surrender and yield up unto the
    Landlord the Leased Premises with the appurtenances, together with all
    alterations, additions, fixtures or erections which at any time during the
    said Term shall be made therein or thereon in good repair and condition in
    accordance with the Tenant's obligations to, repair.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         



ARTICLE 5LANDLORDS COVENANTS

The Landlord covenants with the Tenant as follows:



|5.01 | QUIET ENJOYMENT                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     | The Landlord covenants and agrees with the Tenant that
    upon the Tenant paying the Rent hereby reserved within the periods limited
    herein for the payment thereof, and upon the Tenant observing and performing
    the covenants and agreements herein contained within the periods limited for
    the observance and performancethereof, the Tenant shall and may
    peaceably possess and enjoy the Leased Premises for the Term hereby granted
    without any interruption or disturbance from the Landlord or any person or
    persons claiming by, through or under the Landlord. Provided and it is
    hereby agreed that in no event will the conduct of repairs, alterations,
    additions or renovations by the Landlord to the exterior or interior of the
    Leased Premises or the Building (nor construction within or upon the
    Building or the Leased Premises) constitute a breach of this covenant for
    quiet enjoyment.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               



-11-

|5.02 | REPAIR AND MAINTENANCE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | Subject to other provisions hereof, the Landlord shall
    repair, replace and maintain the external and structural parts of the
    Building which do not comprise a part of the Leased Premises and are not
    leased to others, and equipment closets and shafts within the Leased
    Premises designated by the Landlord for use by it in connection with the
    operation and maintenance of the Building, and shall perform such repairs,
    replacements and maintenance in a good and workmanlike manner.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|5.03 | HEATING AND AIR CONDITIONING                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | The Landlord shall provide heating and air conditioning
    of the Leased Premises to an extent sufficient to maintain reasonable
    temperature therein during normal business hours and under normal office
    use, except during the making of repairs, alterations or improvements and
    except when prevented from so doing by strikes, the making of repairs,
    inspections, alterations, improvements and maintenance or any causes beyond
    the Landlord's reasonable control. The Tenant acknowledges that the
    foregoing obligation is limited to heating and air conditioning on the basis
    of one person to every one hundred (100) square feet of space on an open
    floor basis, the window shading being drawn on exterior windows during the
    time that such windows are exposed to the sun, all windows being kept
    closed, and the average consumption of electricity on the Leased Premises
    not exceeding four (4) watts per square foot, and is without regard to the
    Tenant's specific use thereof or the installation of any computers or data
    processing equipment. Any and all costs of adapting the air conditioning and
    heating systems required as a result of any alteration, change, or
    improvement made to the Leased Premises by the Tenant or by the Landlord on
    behalf of the Tenant shall be the responsibility of the Tenant and not the
    Landlord.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|5.04 | JANITOR SERVICES                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | The Landlord shall cause, when reasonably necessary, the
    floors of the Leased Premises and the common areas, if any, on the floor on
    which the Leased Premises are situate to be swept and cleaned, the windows
    washed and the desks, tables and other furniture dusted. The Landlord shall
    not be responsible for any act of omission or commission on the part of any
    person or persons employed to perform such work; such work shall be done at
    the Landlord's direction without any interference by the Tenant, its
    servants or employees.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|5.05 | ELEVATORS                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | The Landlord shall furnish, except during the making of
    repairs, maintenance, alterations, improvements or inspections and except
    when prevented from so doing by strikes or any cause beyond the Landlord's
    reasonable control, passenger elevator service during normal business hours
    to the Tenant and its employees and those doing business with the Tenant, in
    common with others, provided that the Tenant and such employees and all
    other persons using the same shall do so at their sole risk, and under no
    circumstances shall the Landlord be liable for any claim or responsible for
    any damage or injury happening to any person while using the elevator, or
    occasioned to the Tenant or any other persons by any elevator or any of its
    appurtenances.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|5.06 | WASHROOMS                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | The Landlord shall permit the Tenant and its employees,
    in common with others entitled thereto, to use the washrooms in the Building
    on the floor or floors in which the Leased Premises are situate.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|5.07 | ACCESS                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | The Tenant and its employees and all persons lawfully
    requiring communication with them, shall have the use during normal business
    hours in common with others of the main entrance and stairways, corridors
    and elevators leading to the Leased Premises. At times other than during
    normal business hours, the Tenant and the employees of the Tenant and
    persons lawfully requiring communication with the Tenant shall have access
    to the Building and to the Leased Premises and use of the elevators only in                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             



-12-

|     | accordance with the Rules and
    Regulations attached hereto as Schedule "C" or any other Rules and
    Regulations promulgated by the Landlord from time to time.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
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|5.08 | LIGHT FIXTURES                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|     | The Landlord shall clean and maintain the light fixtures
    provided by the Landlord in the Leased Premises, it being agreed by the
    Tenant that such cleaning and maintenance shall be performed exclusively by
    the Landlord or its contractors at the sole expense of the Tenant.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|5.09 | LANDLORDS INSURANCE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|     | The Landlord shall take out and keep in force during the
    Term insurance with respect to the Landlords Property except for the
    leasehold improvements therein. The insurance to be maintained by the
    Landlord shall be in respect.of perils and to amounts and on terms and
    conditions which from time to time are insurable at a reasonable premium and
    which are normally insured by reasonably prudent owners of properties
    similar to the Landlords Property, all as from time to time determined at
    reasonable intervals by insurance advisors selected by the Landlord, and
    whose opinion shall be conclusive. Unless and until the insurance advisors
    shall state that any such perils are not customarily insured against by
    owners of properties similar to the Landlords Property, the perils to be
    insured against by the Landlord shall include, without limitation, public
    liability, boiler and machinery, fire and extended perils and may include at
    the option of the Landlord losses suffered by the Landlord in its capacity
    as Landlord through business interruption. The insurance to be maintained by
    the Landlord shall contain a waiver by the insurer of any rights of
    subrogation or indemnity or any other claim over to which the insurer might
    otherwise be entitled against the Tenant or the agents or employees of the
    Tenant, if such is obtainable at reasonable costs.



ARTICLE 6MISCELLANEOUS COVENANTS

It is further hereby agreed as follows:



|6.01 | DISTRESS                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | The Landlord shall have the right to levy distress upon
    the goods and chattels upon the Leased Premises for Rent in arrears, and
    shall have the right, in case of removal by the Tenant of the goods and
    chattels of the Tenant from the Leased Premises, to follow and seize the
    same at any place to which the Tenant or any other person may have removed
    them, it being expressly understood and agreed by the Tenant that
    notwithstanding any statute, bylaw, regulation or order of any authority or
    government having jurisdiction, none of the goods or chattels of the Tenant
    at any time during the continuance of the Term shall be exempt from levy by
    distress for Rent in arrears, and that upon any claim being made for such
    exemption by the Tenant or on distress being made by the Landlord this
    covenant and agreement may be pleaded as an estoppel against the Tenant in
    any action brought to test the right to the levying upon any such goods, the
    Tenant waiving hereby all and every benefit of any present or future
    statute, bylaw, regulation or order of any government authority taking away
    or limiting the Landlord's right of distress.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|6.02 | LIENS                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | The Tenant shall not suffer or permit any lien under the
    Builders Lien Act or any like statute to be filed or registered against the
    Landlord's Property by reason of work, labour, services and materials
    supplied or claimed to have been supplied to the Tenant. If any such lien
    shall at any time be filed or registered, the Tenant shall procure
    registration of a discharge within ten (10) days after the lien has come to
    the notice or knowledge of the Tenant. The Tenant shall defend on behalf of
    the Landlord at the Tenant's sole cost and expense, any action, suit or
    proceeding which may be brought therein or for the enforcement of such lien,
    liens or orders, and the Tenant shall pay any damages and satisfy and
    discharge any judgments entered thereon and save harmless the Landlord from
    any claim or damage                                                                                                                                                                                                                                                                                                                                                



-13-

|     | resulting therefrom
    it is further agreed that the Landlord may, but shall not be obliged to,
    discharge any such lien if the Tenant shall fail to do so and if in the
    Landlord's judgment the Landlord's Property becomes liable to any forfeiture
    or sale or is otherwise in jeopardy, or if the Landlord is or is likely to
    be adversely affected thereby and any amount paid by the Landlord in so
    doing, together with all reasonable costs and expenses of the Landlord in
    connection therewith, shall be reimbursed to the Landlord by the Tenant on
    demand and may be recovered as rent in arrears. Nothing herein contained
    shall authorize the Tenant, or imply any consent or agreement on the part of
    the Landlord, to subject the Landlord's Property or any estate and interest
    therein to any liens.                                                                                                                                                                                                                                                                                                                                         
|---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|6.03 | DAMAGE OR DESTRUCTION OF LEASED PREMISES                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | (c)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | (d)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|6.04 | LOSS AND DAMAGE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | (a)     The Landlord shall not be responsible in any way for any
    injury to any person, or for any loss of or damage to any property belonging
    to the Tenant or to other occupants of the Leased Premises or to their
    respective invitees, licensees, agents, servants or other persons from time
    to time attending at the Leased Premises while such person or property is in
    or about the Building including without limiting the foregoing, any loss of
    or damage to any such person or property caused by theft or breakage, or by
    smoke, steam, water, ice, rain, snow or fumes which may leak, issue or flow
    into the Leased Premises from any part of the Landlords Property or from
    the sprinkler, drainage or smoke pipes or plumbing equipment therein, or
    from any adjacent or neighbouring lands or premises or from any other place
    or quarter, or for any loss or damage caused by or attributable to the
    condition or arrangements of electric or other wiring or of the air
    conditioning equipment or caused by anything done or omitted to be done by
    any other tenant of premises in the Building, or by any agent, building
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       



-14-

|     | manager, contractor or person
    from time to time employed by the Landlord to perform janitor services or
    security services in or about the Leased Premises or the Building, or for
    any other loss whatsoever with respect to the Leased Premises or any
    business carried on therein.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | (b)     The Landlord shall not be responsible, and the
    Tenant shall not be entitled to claim abatement or diminution of Rent, for
    any damage whatsoever, including indirect or consequential damage or damages
    for personal discomfort, illness, or inconvenience of the Tenant or the
    Tenants servants, clerks, employees, invitees or other persons which may be
    caused by reason of non-performance or partial performance of any covenants of the
    Landlord herein contained, including failure of heating apparatus, air
    conditioning equipment, elevator equipment or other equipment, facilities or
    systems or temporary stoppage or shutdown thereof for the purpose of
    effecting repairs or improvements to them or for any other reason whatever,
    or by reason of the failure of electric or other power or otherwise, or for
    the failure in the supply of electric light in the corridors, passages or
    stairways, or for failure to keep same lighted.                                                                                                                                                                                                                                                 
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|6.05 | LANDLORD'S RIGHT TO DO WORK                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | (a)     The Landlord shall have the right to make additions,
    improvements, installations, alterations and repairs in and to the Leased
    Premises and the Landlords Property including, without limitation, all
    entrances thereto and exits therefrom, and in relation to any such
    additions, improvements, installations, or repairs the Landlord may cause
    such obstructions and interference with the use or enjoyment of the Leased
    Premises and the Landlords Property as may be reasonably necessary for the
    purposes aforesaid and may interrupt or suspend the supply of electricity,
    water or other services when necessary and until said additions,
    improvements, installations, alterations or repairs shall have been
    completed, and there shall be no abatement in Rent nor shall the Landlord be
    liable by reason thereof. All such additions, improvements, installations,
    alterations or repairs shall be made as expeditiously as reasonably
    possible. The Landlord further reserves the right at any time and from time
    to time to grant, modify, and terminate easements or other agreements
    pertaining to the use and maintenance of all or parts of the Landlords
    Property.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | (d)     The Landlord and any persons authorized by the
    Landlord shall have the right to use, install, maintain and/or repair pipes,
    sprinklers, wires, ducts or other installations in, under or through the
    Leased Premises or in connection with the supply of any services to the
    Leased Premises or any other premises in the Building, including without
    limiting the generality of the foregoing, gas, electricity, water,
    sanitation, telephone, heating, air conditioning and ventilation, without
    the same constituting a trespass or a re-entryor an eviction of the
    Tenant in whole or in part. Such work shall be done as expeditiously as is
    reasonably possible.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | (e)     The Landlord and any persons authorized by the Landlord
    shall have the right to enter upon the Leased Premises to make such
    decorations, repairs, alterations, improvements or additions as it may deem
    advisable and the Landlord or any persons authorized by the Landlord shall
    be allowed to take all material into and upon the Leased Premises that may
    be required therefor without the same constituting a trespass or a re-entry or an eviction of the Tenant in whole or in part. The Rent
    hereunder shall in no way abate while such decorations, repairs,
    alterations, improvements or additions are being made by reason of loss or
    interruption of the business of the Tenant because of the prosecution of any
    such work. Such work shall be done as expeditiously as is reasonably
    possible.                                                                                                                                                                                                                                                                                                                                                                                                      
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|6.06 | LANDLORD's REPAIR AND IMPOSSIBILITY OF PERFORMANCE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     | (a)     If any elevator of the building or any of the boilers,
    engines, pipes, climate control equipment or other apparatus or any of them
    used for the purpose of heating or air conditioning or other climate control
    or for the purpose of operating any elevator, or if the water pipes,
    drainage pipes, electric lighting or other equipment of the Building get out
    of repair or become damaged or destroyed the Landlord shall have a
    reasonable time in which to make such repairs or replacements as may be
    reasonably required for the resumption of those services to the Leased
    Premises which it has by this Lease expressly agreed to provide, and the
    Tenant shall not be entitled to any abatement or diminution                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              



-15-

|     | of Rent or
    compensation or damages therefor, but should any such equipment of the
    Building become impaired, damages of destroyed through the deliberate act or
    omission or the negligence of the Tenant or its employees the expense of the
    necessary repair shall be borne by the Tenant who shall pay the same to the
    Landlord upon demand as Additional Rent. Nothing in this Article 6.06(a)
    shall, however, obligate the Landlord to provide any services to the Leased
    Premises or to make any repairs not herein specifically required to be
    provided or made by the Landlord.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     | (b)     Whenever and to the extent that the Landlord shall be
    unable to fulfill, or shall be delayed or restricted in fulfilling any
    obligation hereunder in respect of the supply or provision of any service or
    utility or the doing of any work or the making of any repairs by reason of
    being unable to obtain the material, goods, equipment, service, utility or
    labour required to enable it to fulfill such obligation or by reason of any
    statute, law or order-in-council or any regulation or order passed or made
    pursuant thereto or by reason of the order or direction of any
    administrator, controller or board, or any government department or officer
    or other authority, or by reason of not being able to obtain any permission
    or authority required thereby, or by reason of any other cause beyond its
    control whether of the foregoing character or not, the Landlord shall be
    entitled to extend the time for fulfillment of such obligation by a time
    equal to the duration of such delay or restriction, and the Tenant shall not
    be entitled to compensation for any inconvenience, nuisance or discomfort
    thereby occasioned, or to cancel or modify this Lease.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|6.07 | LANDLORD MAY PERFORM COVENANTS                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     | The parties hereto agree that it the Tenant shall fail to
    perform or cause to be performed each and every one of the covenants and
    obligations of the Tenant in this Lease contained, the Landlord, without
    limiting any other remedy which it may have, shall have the right at all
    times to enter the Leased Premises for the purpose of curing any such
    default of the Tenant, and no such entry for such purpose shall be deemed to
    work a forfeiture or termination of this Lease, and the Tenant shall permit
    such entry. The Landlord shall give not less than seven (7) days' notice to
    the Tenant of its intention to enter the Leased Premises for such purpose
    but may enter upon a shorter period of notice or without notice where, in
    the Landlord's reasonable judgment, there is real or apprehended emergency
    or danger to persons or property, or where any delay in remedying such
    default would or might materially prejudice the Landlord. For the purposes
    of curing the default of the Tenant under the covenants of this Lease, the
    Landlord may perform or cause the same to be performed and do or cause to be
    done such things as may be necessary or incidental thereto, (including,
    without limiting the foregoing, the right to make repairs, installations,
    erections and expend monies). The Tenant shall reimburse the Landlord upon
    demand for all expenses incurred by the Landlord in remedying any such
    default, together with interest thereon from the date incurred until paid at
    the rate of interest specified in Article 6.12 hereof. The Landlord shall be
    under no obligation to remedy any default of the Tenant, and shall not incur
    any liability to the Tenant or any action of omission in the course of its
    remedying or attempting to remedy any such default unless such act amounts
    to gross negligence.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|6.08 | DEFAULT, TERMINATION AND
RE-ENTRY                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               



-16-

|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  | (iii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               | the balance of the Term hereof or any of the goods and
    chattels of the Tenant or of the Indemnifier, if any, shall be seized or
    taken in execution or attachment; or                                                                                                                                                                                                                                                                                                                                                                                                                          
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  | (iv)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                | the Tenant or the Indemnifier, if any, shall make an
    assignment for the benefit of the creditors, shall make any bulk sale, shall
    become bankrupt, or shall make application for relief under the provisions
    of any statute now or hereafter in force concerning bankrupt or insolvent
    debtors, or take any action whatsoever, with a view to the winding up,
    dissolution or liquidation of the Tenant, or the Indemnifier, if any, or if
    a receiver or receiver-manager is appointed for all or a portion of the
    property of the Tenant or of the Indemnifier, if any; or
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  | (v)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 | If the Tenant abandons or attempts to abandon the Leased
    Premises or attempts, except in the normal course of business to remove its
    goods and chattels from the Leased Premises, or if the Leased Premises have
    become and remain vacant for a period of thirty (30) days or are used by any
    person other than such as are entitled to use the same hereunder or shall be
    used for any purpose other than that for which they were let without the
    prior written consent of the Landlord;                                                                                    
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     | then and in any such cases the then current months Rent
    together with the Rent for the three (3) months next ensuing shall
    immediately become due and payable, and the Landlord may, without notice of
    any further legal process whatsoever forthwith re-enter upon the Leased
    Premises or any part thereof in the name of the whole, whereupon in addition
    to all other rights, the Landlord shall have the right to terminate this
    Lease and the Term forthwith by giving notice in writing addressed to the
    Tenant of its intention to do so, anything contained herein or in any
    statute or law to the contrary notwithstanding, provided however, that such
    termination shall be wholly without prejudice to the right of the Landlord
    to recover arrears of Rent to the date of such termination or damages for
    any antecedent breach of covenant on the part of the Tenant. PROVIDED
    FURTHER, that notwithstanding such termination, the Landlord may
    subsequently recover from the Tenant all losses, damages, costs (including
    without limitation legal costs on a solicitor client basis) and expenses
    whatsoever suffered by reason of the Lease having been prematurely
    terminated;
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              | the Tenant agrees with the Landlord that in any of the
    events described in this Article 7.08(a), the Landlord, in addition to the
    other rights hereby reserved shall have the right to enter the Leased
    Premises as agent of the Tenant, either by force or otherwise, without being
    liable for any prosecution therefor and on notice to the Tenant to
    re-lease or sublet as the Tenants agent the Leased Premises or any part or
    parts thereof and to receive the Rent therefor, and as agent of the
    Tenant to take possession of any furniture or other property on the Leased
    Premises and to sell the same at public or private sale without notice, and
    to apply the proceeds of such releasing or subletting and of such sale on
    account of Rent due or in satisfaction of the breach of any covenant or
    agreement herein contained and the Tenant shall remain liable for the
    deficiency, if any, together with the Landlords reasonable expenses of
    retaking and reletting and conducting such sale, including legal fees as
    between solicitor and client, and the Landlord shall nevertheless be
    entitled to sue for and to recover from the Tenant Rent due for the
    remainder of the Term in the event the Landlord has not relet, or, if the
    Landlord has relet, to recover from the Tenant the difference between the
    amounts payable by any new Tenant of the Leased Premises or any part or
    parts thereof and Rent required to be paid by the Tenant pursuant to this
    Lease for the balance of the Term, notwithstanding in either case that the
    Term shall not have ceased, and the Tenant agrees to pay such amount as so
    determined promptly on demand.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|6.09 | OVERHOLDING                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     | If, at the expiration of this Lease, the Tenant shall,
    without the written consent of the Landlord, hold over for any reason the
    tenancy of the Tenant, the Tenant thereafter shall, in the absence of
    written agreement to the contrary, be from month to month at a rent per
    month equal to the amount that is double the monthly rental payable by the
    Tenant in respect of the immediately preceding month under                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        



-17-

|     | this Lease, such
    rent to be payable in advance on the first day of each month, and such
    tenancy shall be upon and subject to all the terms and conditions of this
    Lease, including the payment of Additional Rent, except that the tenancy
    shall be from month to month without any right of renewal.                                                                                                                                                                                                                                                                                                                                                                                          
|---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|6.10 | LANDLORD'S SIGNS                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     | Provided that the Landlord shall have the right, within
    six months from the expiration of the Term, to place upon the Leased
    Premises a notice of reasonable dimensions and reasonably placed so as not
    to interfere with the business of the Tenant, stating that the Leased
    Premises are for lease and further provided that the Tenant will not remove
    such notice or permit the same to be removed.                                                                                                                                                                                                                                                                                    
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|6.11 | COLLECT OF OTHER AMOUNTS DUE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     | Any sums, costs, expenses or other amounts from time to
    time due and payable by the Tenant to the Landlord under the provisions of
    this Lease, whether by way of indemnity or otherwise, and whether or not
    expressed to be Rent or Additional Rent hereunder, may at the option of the
    Landlord be treated as and deemed to be Rent, in which event the Landlord
    will have all remedies for the collection thereof, when in arrears, as are
    available to the Landlord for the collection of Rent in arrears, and the
    Landlord shall be entitled to levy distress therefor in accordance with
    Article 6.01.                                                                    
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|6.12 | INTEREST ON AMOUNT IN ARREARS                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     | When Rent shall be in arrears, the same shall bear
    interest from the date upon which the same was first due until paid at a
    rate per annum equal to the lesser of five percent (5%) per annum above the
    rate of interest from time to time designated by the Landlord's principal
    bank at the time as being its "Prime Rate" charged to borrowers at its Main
    Branch in Vancouver at the time, and the maximum rate allowed under the law,
    and the Landlord shall have all remedies for the collection of such interest
    as in the case of Rent in arrears, but this stipulation for interest shall
    not prejudice or affect any other remedies of the Landlord under this Lease.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|6.13 | EVIDENCE OF PAYMENTS                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     | The Tenant shall from time to time, at the request of the
    Landlord, produce to the Landlord satisfactory evidence of the due payment
    by the Tenant of all payments required to be made by the Tenant under this
    Lease, exceptpayments of Rent required to be made to the Landlord.                                                                                                                                                                                                                                                                                                                                                                                                                 
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|6.14 | INSPECTION                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     | Provided also that, during the Term, any person or
    persons may inspect the Leased Premises and all parts thereof at all
    reasonable times on producing a written order to that effect signed by the
    Landlord, or its agents.                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|6.15 | SUBORDINATION                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            



-18-

|     |                                                                                                                                                                                                                                                                                             | time to time to register
    postponements of this Lease in favour of any such charge or charges in order
    to give effect to the foregoing.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     | (c)                                                                                                                                                                                                                                                                                         | The Tenant if requested by any mortgagee (including any
    trustee under or deed of trust) shall attorn to such person as a tenant upon
    all the terms of this Lease.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|     |                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|6.16 | DIRECTORY BOARD                                                                                                                                                                                                                                                                            
|     |                                                                                                                                                                                                                                                                                            
|     | The Tenant shall be entitled to have its narne shown upon
    the directory board in the Building at the Tenant's expense, but the
    Landlord shall in its sole discretion design the style of such
    identification and allocate the space on the directory board for each
    tenant.
|     |                                                                                                                                                                                                                                                                                            
|6.17 | ENVIRONMENTAL LAW - HAZARDOUS WASTE                                                                                                                                                                                                                                                        
|     |                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     | (a)                                                                                                                                                                                                                                                                                         | Without limiting any other provision of the Lease, the
    Tenant agrees to comply in all respect with all laws, ordinances, rules and
    regulations relating to the storage, transport, use of disposal of toxic and
    hazardous material (hereinafter called "Hazardous Substance"), including
    specifically without limitation, the Canadian Environmental Protection Act,
    the Clean Air Act and the Work Place Hazardous Materials information system
    legislations and the successor statutes. The Tenant agrees to indemnify and
    hold the Landlord harmless from and against any and all claims, losses,
    costs, damages, liabilities, civil fines and penalties, criminal fines and
    penalties, expenses (including solicitor's fees), cleanup costs or other
    injury resulting from or arising out of the Tenant's (including employees,
    contractors and agents) failure to comply with the foregoing sentence. The
    Tenant agrees to post and keep posted in a prominent location of the working
    area of the Leased Premises any memorandum or bulletin from the Landlord
    concerning Hazardous Substances. The foregoing indemnity shall survive the
    termination of the Lease, any subsequent renewal and shall continue until
    the applicable statute of limitation runs out.
|     |                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     | (b)                                                                                                                                                                                                                                                                                         | The Tenant shall not cause or permit any Hazardous
    Substance, as defined or declared to be such pursuant to any environmental
    laws, to be brought upon, kept or used in or about the Leased Premises or
    any part thereof without the prior written consent of the Landlord, which
    consent shall not be unreasonably withheld if the Tenant demonstrates to the
    Landlord's reasonably satisfaction that the Hazardous Substance is
    reasonably necessary for the Tenant's permitted use of the Leased Premises
    and that it will be used, kept, stored and disposed of in a manner that
    complies with all Environmental Laws regulating the Hazardous Substance.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     |                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     | (c)                                                                                                                                                                                                                                                                                         | The Tenant shall at the Tenant's own expense comply with
    all environmental laws regulating the manufacture, use, storage,
    transportation and disposal of Hazardous Substances and shall make, obtain
    and deliver all reports and studies required by any authority.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     |                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     | (d)                                                                                                                                                                                                                                                                                         | The Landlord may at any time and from time to time
    inspect the Leased premises and the Tenant's records of the purpose of
    identifying the existence, nature and extent of any Hazardous Substance on
    the Leased Premises and the Tenant's use, storage and disposal of any
    Hazardous Substance, and the Tenant agrees to co-operate with the Landlord
    in its performance of such inspection. If the Landlord, acting reasonably,
    determines following any such inspection that further testing or
    investigation is required in order to monitor the Tenant's compliance with
    any environmental laws, or may arrange for such testing or investigation
    itself, in which case the Landlord's cost of any such testing or
    investigation shall be paid for by the Tenant to the Landlord as Additional
    Rent forthwith upon demand therefore.                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     |                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     | (e)                                                                                                                                                                                                                                                                                         | If any authority shall require the cleanup of any
    Hazardous Substance held, released, spilled, abandoned or placed upon the
    Leased Premises or released into the environment by the Tenant in the course
    of the Tenant's business or as a result of the Tenant's use or occupancy of
    the Leased Premises, then the Tenant shall at its own expense, prepare all
    necessary studies, plans and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        



-19-

|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  | proposals and submit the same
    for approval, provide all bonds and other security required by the
    authorities and carry out and complete the work required, provide to the
    Landlord full information with respect to proposed plans and status from
    time to time of its cleanup work and comply with the Landlord's requirements
    with respect to such plans.                                                                                                                                                                                                                                                                                              
|---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------ | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     | (f)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              | If the Tenant creates or brings to the Leased Premises
    any Hazardous Substance or if the conduct of the Tenant's business shall
    cause there to be any Hazardous Substance at the Leased Premises then,
    notwithstanding any provision in this Lease or rule of law to the contrary,
    such Hazardous Substance shall be and remain the sole and exclusive property
    of the Tenant and shall not become the property of the Landlord
    notwithstanding the degree of affixation to the Leased Premises of the
    Hazardous Substance or the goods containing the Hazardous Substance, and
    notwithstanding the expiry or early termination of the Lease.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     | (g)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              | Upon the expiration or early termination of the Term, the
    Tenant at its sole expenses shall remove and dispose of all Hazardous
    Substances and all storage tanks and other container therefore in accordance
    with all environmental laws to the extent required by the Landlord, and to
    the extent that such removal and disposal involves any excavation work at
    the Leased Premises, the Tenant shall restore the Leased Premises to the
    same grade level as immediately prior to excavation, using only clean
    uncontaminated soil or other material satisfactory to the Landlord.                                                             
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|6.18 | RELOCATION OF TENANT                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     | At any time after the entering into of this Lease, the
    Landlord may substitute for the Leased Premises, other premises in the
    Building (the "New Premises"), in which event the New Premises shall be
    deemed to be the Leased Premises for all purposes under this Lease, provided
    that the New Premises shall be similar to the Leased Premises in area and
    configuration; the substitution shall be made in order to lease the Leased
    Premises to a tenant of the Building who then occupies, or as a result of
    such substitution will occupy, all or a substantial part of the floor of the
    building on which the Leased Premises are located; if the Tenant is then
    occupying the Leased Premises, the Landlord shall pay the actual and
    reasonable expenses of physically moving the Tenant, its property and
    equipment to the New Premises, the Landlord shall give the Tenant not less
    than thirty (30) days' prior written notice of such substitution, and the
    Landlord, at its expense, shall improve the New Premises with improvements
    substantially similar to those in the Leased Premises at the time of such
    substitution, if the Leased Premises are then improved.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|6.19 | INDEMNIFIERS OBLIGATIONS                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     | The obligations of the Indemnifier, if any, shall be as
    set out in Schedule "E".                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            



ARTICLE 7
GENERAL PROVISIONS



|7.01 | LEASE ENTIRE AGREEMENT                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|---- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     | The Tenant acknowledges that there are no covenants,
    representations, warranties, agreements or conditions, express or implied,
    relating to this Lease or the Leased Premises save as expressly set out in
    this Lease, and that this Lease, including the Schedules attached and the
    Rules and Regulations, constitutes the entire agreement between the Landlord
    and the Tenant and may not be modified in any way except by subsequent
    agreement in writing executed by the Landlord and the Tenant; the Landlord's
    janitors, superintendents and/or agents are not authorized to amend this
    Lease and any representations, alterations, amendments or qualifications
    made by the Landlord's janitors, superintendents and/or agents (unless such
    agents are specifically authorized) shall be null and void.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|7.02 | NON-WAIVER AND CONDONING                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               



-20-

|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | (c)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|7.03 | TRANSFER BY LANDLORD                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | In the event of a sale, transfer or lease by the Landlord
    of the Landlord's Property or of the Building or a portion thereof
    containing the Leased Premises, or in the event of the assignment by the
    Landlord of this Lease or any interest of the Landlord hereunder, the
    Landlord shall, without further written agreement, to the extent that such
    purchaser, transferee or lessee agrees to be or becomes bound by the
    covenants and obligations of the Landlord hereunder, be automatically freed,
    released and relieved of all liability or obligations under this Lease.
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|7.04 | REGISTRATION                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | The Tenant covenants and agrees that the Landlord shall
    not be obliged to execute or deliver this Lease in form registrable under
    the Land Title Act of British Columbia, and that the Tenant will not
    register or record this Lease against the title to the Lands unless and
    until so requested by the Landlord. The costs of any registration evidencing
    this Lease shall be paid by the Tenant.                                                                                                                                                                                     
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|7.05 | BROKERAGE COMMISSIONS                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | Any brokerage commissions arising from an act of the
    Tenant with respect to this Lease including renewal costs shall be borne
    exclusively by the Tenant and the Tenant shall indemnify and save harmless
    the Landlord from any and all claims with respect thereto.                                                                                                                                                                                                                                                                                                                             
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|7.06 | NOTICES                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | Any notice, request or demand herein provided for or
    given hereunder, it given by the Tenant to the Landlord, shall be
    sufficiently given if delivered to an officer of the Landlord's agent
    Realacorp Management Ltd. or if mailed by prepaid mail as follows:                                                                                                                                                                                                                                                                                                                                 
|     | Realacorp
    Management Ltd.
                                           Suite 101 - 1667
    West Broadway                                       
                                           Vancouver, B.C. VW
    4WI                                                                                                                                                                                                                                                                                                                                                                                    
|    
|    
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | Any notice herein provided for or given hereunder if
    given by the Landlord to the Tenant, shall be sufficiently given if
    delivered personally to an employee of the Tenant at the Leased Premises or
    if mailed by prepaid mail as follows:                                                                                                                                                                                                                                                                                                                                                      
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     | Either the Landlord or the Tenant may at any time give
    notice in writing to the other of any change of address of the party giving
    such notice, or any additional person to whom notices shall be given, and
    from and after the giving of such notice the address therein specified shall
    be deemed to be the address                                                                                                                                                                                                                                                                       



-21-

|     | of such party and
    persons for the giving of such notices thereafter, and the Landlord may at
    any time appoint a new agent.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|7.07 | ARBITRATION                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | Where arbitration is called for under the terms hereof,
    the Landlord and the Tenant agree to submit such matters to arbitration in
    the following manner:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | (c)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | (d)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | (e)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | (f)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | (g)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|7.08 | CONSTRUED COVENANTS, SEVERABILITY                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | All of the provisions of this Lease are to be construed
    as covenants and agreements as though the words importing such covenants and
    agreementswere used in each separate paragraph hereof. Should any
    provisions of this Lease be illegal or not enforceable they shall be
    considered separate and severable from the Lease and its remaining
    provisions shall remain in force and be binding upon the parties hereto as
    though the said provisions had never been included.                                                                                                                                                                                                                                                                                                                                                                                 
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|7.09 | INDEX, HEADINGS                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | The headings to the Articles and clauses in this Lease
    have been inserted as a matter of convenience and for reference only and in
    no way define, limit or enlarge the scope or meaning of this Lease or any
    provision hereof.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|7.10 | EXTENDED MEANINGS                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|     | In this Lease, unless the context otherwise requires, the
    word "Tenant" shall be deemed to include and mean each and every person or
    party mentioned as a Tenant herein, be the same one or more, and if there
    shall be more than one Tenant, their obligations hereunder shall be joint
    and several and any notice required or permitted by terms of this Lease may
    be given by or to any one of them, and shall have the same force and effect
    as if given by or to all of them. Any reference to Tenant shall also
    include, where the context allows, the servants, employees, agents, invitees
    and licensees of the Tenant and all others over whom the Tenant might
    reasonably be expected to exercise control. Wherever the word "Landlord" is
    used in this Lease it shall be deemed to include the Landlord and its duly
    authorized



-22-

|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     | representatives. The words
    "here", "hereof', "herein", "hereby", "hereto", "hereunder", "hereinafter"
    and similar expressions used in this Lease relate to the whole of this Lease
    and not to any particular Article, subsection or schedule unless otherwise
    expressly provided. Whenever the singular or masculine or neuter is used in
    this Lease, the same shall be construed to mean the plural or feminine or
    body corporate, and vice versa, where the context of this Lease of the
    parties hereto may so require.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|7.11 | SUCCESSOR BOUND                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     | This Lease and everything herein contained shall enure to
    the benefit of and be binding upon the heirs, executors, administrators,
    successors and other legal representatives, as the case may be, of each of
    the parties hereto. No rights shall enure to the benefit of any assignee of
    the Tenant unless the assignment to such assignee has been approved by the
    Landlord as provided in Article 4.17.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|7.12 | TIME OF ESSENCE                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     | Time shall be of the essence of this Lease.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|7.13 | GOVERNING LAW                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     | This Lease shall be governed by and construed in accordance
    with the laws of the Province of British Columbia.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|7.14 | GOVERNMENTAL APPROVALS                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     | The Tenant represents that it may carry on its business in
    the Leases Premises and that it has obtained all necessary permits, licences
    and approvals required to permit it to do so.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|7.15 | FEDERAL SALES TAX                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|     | Notwithstanding any other provisions of this Lease to the
    contrary, the Tenant shall pay to the Landlord an amount equal to any and
    all goods and services taxes, sales taxes, value added taxes, or any other
    taxes imposed on the Landlord with respect to rents, additional rents or any
    other amounts payable by the Tenant to the Landlord under this Lease,
    whether characterized as a goods and services tax, sales tax, value added
    tax or otherwise (herein called "Sales Taxes"), it being the intention of
    the parties that the Landlord shall be fully reimbursed by the Tenant with
    respect to any and all Sales Taxes payable by the Landlord. The amount of
    such Sales Taxes so payable by the Tenant shall be calculated by the
    Landlord in accordance with the applicable legislation and shall be paid to
    the Landlord at the same time as the amounts to which such Sales Taxes apply
    are payable to the Landlord under the terms of this Lease or upon demand at
    such other time or times as the Landlord from time to time determines.
    Notwithstanding any other provision in this Lease to the contrary, the
    amount payable by the Tenant under this paragraph shall be deemed not to be
    rent or additional rent, but the Landlord shall have all of the same
    remedies for and rights of recovery of such amount as it has for recovery of
    rent under this Lease.



-23-

IN WITNESS WHEREOF the parties hereto have executed this Lease.



Signed Sealed & Delivered by



WERTMAN DEVELOPMENT CORPORATION



in the presence of



____________________________________
Witness



____________________________________
Address



____________________________________



____________________________________

Occupation

_________________________________

Per:
Wertman Development Corporation

Signed Sealed & Delivered by



NAI INTERACTIVE LTD.



in the presence of



____________________________________
Name



____________________________________         
/s/ Kelvin Fu Szeto_________________Address



____________________________________



____________________________________        
_________________________________
Occupation





-24-

SCHEDULE "A"



TO A LEASE BETWEEN WERTMAN DEVELOPMENT CORPORATION

AND N.A.I. INTERACTIVE LTD.



|1. | "Land" comprises that certain parcel or tract of land
    and premises situate in the City of Vancouver, British Columbia, more
    particularly known and described as:
|-- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|   |                                                                                                                                                                         
|   | Firstly:                                                                                                                                                                
|   |                                                                                                                                                                         
|   | Secondly:                                                                                                                                                               
|   |                                                                                                                                                                         
|   |                                                                                                                                                                         
|   |                                                                                                                                                                         

|   |                      
|-- | ---------------------
|2. | "Leased Premises" are



(i) those parts of the Building located on the floor designated
the5th floor and as shown outlined in colour on the plan attached
hereto as Schedule "B" which for the purposes of this Lease shall be deemed to
have a Rentable Area of -Two Thousand and Nine (2009)square feet,



SCHIEDULE "B"

"Land" comprises that certain parcel or tract of land and
premises situate in the City of Vancouver, British Columbia, more particularly known and described as:

| | Firstly:  | Subdivisions "C", "D" and "E",
    except part in each Subdivision included in Explanatory Plan 5088, now road,
    and
| | --------- | -----------------------------------------------------------------------------------------------------------------------
| |          
| | Secondly: | Subdivisions "A" and "B"                                                                                               
| |           | all of: Lots 12 and 13, Block 15                                                                                       
| |           | District Lot 185                                                                                                       
| |           | Plan 1157                                                                                                              

SCHEDULE "C"



RULES AND REGULATIONS



|1. | The Tenant shall not permit any cooking or the heating of
    food in the Leased Premises nor the use of any electrical apparatus likely
    to cause an overloading of electrical circuits.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|-- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|2. | The sidewalks, entries, passages, elevators and staircases
    shall not be obstructed or used by the Tenant, his agents, servants,
    contractors, invitees or employees for any purpose other than ingress to and
    egress from the Leased Premises.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|3. | The Tenant, his agents, servants, contractors, invitees or
    employees shall not bring in or take out, position, construct, install or
    move any safe, or other heavy office equipment or facility without first
    obtaining the consent in writing of the Landlord. All damage done to the
    Building by moving or using any such heavy equipment or other office
    equipment or furniture shall be repaired at the expense of the Tenant. The
    moving of all heavy equipment or other office equipment or furniture shall
    occur only between 6:00 p.m. and the following 8:00 a.m. or any other time
    consented to by the Landlord. No freight or bulky matter of any description
    will be received into the Building or carried in the elevators, except
    during hours approved by the Landlord.
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               



-25-

|4.  | All persons entering and leaving the Building at anytime
    other than during Normal Business Hours being 6:00 a.m. to 6:00 p.m. on
    Mondays to Fridays inclusive, of each week, shall if requested register in
    the books kept by the Landlord at or near the night entrance and the
    Landlord will have the right to prevent any person from entering or leaving
    the Building unless provided with a key to the premises to which such person
    seeks entrance and/or a pass in a form approved by the Landlord.
|--- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|5.  | The Tenant shall not place or cause to be placed any
    additional locks upon any doors of the Leased Premises without the approval
    of the Landlord and subject to any conditions imposed by the Landlord.
    Additional keys may be obtained from the Landlord at the cost of the Tenant.                                                                                                                                                                                                                                  
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|6.  | The water closets and other water apparatus shall not be
    used for any purpose other than those for which they were constructed. Any
    damage resulting from misuse shall be borne by the Tenant by whom or by
    whose agents, servants, or employees the same is caused. Tenants shall not
    let the water run unless it is in actual use, and shall not deface or mark
    any part of the Building, or drive nails, spikes, hooks or screws into the
    walls or woodwork of the Building.                           
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|7.  | No one shall use the Leased Premises for sleeping apartments
    or residential purposes.                                                                                                                                                                                                                                                                                                                                                                                                                                         
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|8.  | The Tenant shall permit window cleaners to clean the windows
    of the Leased Premises during normal business hours.                                                                                                                                                                                                                                                                                                                                                                                                             
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|9.  | No noise caused by any instrument or other device, or
    otherwise, which may disturb other tenants of the Building shall be
    permitted.                                                                                                                                                                                                                                                                                                                                                                                      
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|10. | The Landlord will have the care of all heating and
    air-conditioning apparatus.                                                                                                                                                                                                                                                                                                                                                                                                                                                
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|11. | The Tenant, when closing the Leased Premises day or evening,
    shall close and lock all doors and windows.                                                                                                                                                                                                                                                                                                                                                                                                                      
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|12. | The Tenant shall not do or permit anything to be done in or
    upon the Leased Premises or bring or keep anything therein which will in any
    way conflict with the laws relating to fire or with the regulations of the
    Fire Department or the Health Department, or with any of the rules of the
    City in which the Leased Premises are located.                                                                                                                                                                      
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|13. | The Tenant shall not suffer any accumulation of useless
    property or rubbish in the Leased Premises. No animals shall be kept in or
    about the Leased Premises.                                                                                                                                                                                                                                                                                                                                                             
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|14. | The Tenant shall give the Landlord prompt notice of any
    accident to or any detect in the plumbing, heating, air-conditioning
    ventilating, mechanical or electrical apparatus or any other part of the
    Building.                                                                                                                                                                                                                                                                                                       
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|15. | The parking of automobiles shall be subject to the charges
    and the regulations of the Landlord. The Landlord shall not be responsible
    for damage to or theft of any car, its accessories or contents.                                                                                                                                                                                                                                                                                                                     
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|16. | If the Tenant desires any electrical or communications
    wiring, the Landlord reserves the right to direct qualified persons as to
    where and how the wires are to be introduced, and without such directions no
    borings or cutting for wires shall take place. No other wires or pipes of
    any kind shall be introduced without the prior written consent of the
    Landlord.                                                                                                                                       
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|17. | The Tenant shall keep the sun drapes (if any) or Venetian
    blinds in a closed position at all times at windows which are exposed to the
    sun. The Tenant shall not interfere with or obstruct any perimeter heating,
    air conditioning or ventilating units.                                                                                                                                                                                                                                                             
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|18. | The Tenant shall take care of the rugs and drapes (if any)
    which it installs in the Building and shall arrange for the carrying-out of
    regular spot cleaning and shampooing of the said carpets and any cleaning of
    the said drapes in a manner acceptable to the Landlord.                                                                                                                                                                                                                                           





-26-

SCHEDULE "D"

SPECIAL PROVISIONS



LANDLORD'S WORK



(a)
  Install two doors for large room on north-west cornet of suite

(b)
  Replace all defective ceiling tiles

(c)
  Improve airflow to the storage room

(d)
  Clean and shampoo the carpet

(e)
  Finish all works e.g. a.] the dividers of all rooms, b] covers of all heading
base boards

(f)
  Give tenant one month of free rent excluding GST