Exhibit 10.26

                                INDUSTRIAL LEASE
                               -----------------

                                   BASICTERMS
                                   ----------

Date:     -, 2008

Landlord: CONSORT LIVESTOCK INC.

Landlord's Address: 7100 N. Hwy 146, Baytown, Texas, 77523

Tenant: SUSTAINABLE POWER CORP.

Tenant's Address: 7111 Hwy 146 BOX 308, Baytown, Texas, 77523

Guarantors: JOHN RIVERA

Premises: 20' X 120" building  and  associated  limited  parking/concrete  area,
          located on 5 acres, more or less, described in EXHIBIT "A", and having
                                                         -----------
          a  physical  address  of  7100  Hwy  146,  Baytown,  Texas, 77523; the
          Premises  being  shown  in the Drawing/site plan shown in EXHIBIT "A".
                                                                    -----------


Term: MONTH-TO-MONTH, commencing on     -, 2008

Base Rent (Monthly):

-    Landlord and Tenant agree that the fair market rental value of the Premises
     is  $5,000.00  per  month,  and  this  amount  shall  be  the  Base  Rent.

Tenant's Pro Rata Share: Tenant's pro rata share as calculated by Landlord of
     (i)      property taxes on real property (including improvements) and
     (ii)     insurance premiums for Landlord's Insurance,

Of the 5 acres, more or less, described in EXHIBIT "A"
                                           -----------
Permitted Use:

     Any lawful purpose which, based solely on the determination of Landlord,
does not compete (directly or indirectly) or interfere with operations on the
remaining 5 acres belonging to Landlord; is not unfit; and is not unduly unsafe
or hazardous to the persons working on the Premises and the remaining 5 acres
belonging to Landlord.

Tenant's Insurance:

-    General  liability  insurance  covering  Tenant,  the  Premises,  and  the
     operations  on  the  Premises  against  claims for bodily injury, death, or
     property  damage  on or around the Premises, in the amount of at least Five
     Million  ($5,000,000.00)  Dollars  with  respect to injury or death to more
     than  one  person  in any one accident or other occurrence and Five Hundred
     Thousand  ($500,000.00)  Dollars  with  respect to damages to property; and
     including  Landlord  as  an insured, as its interest appears, and as a loss
     payee.

-    Property insurance against loss or damage by fire, storm, gas and all other
     hazards  under  a  standard  all-risk, extended coverage endorsement for an
     amount  equal  to  the  full  insurable  value  of  all Tenant's equipment,
     furnishings  and  other  property  located  on  the  Premises.

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     all-risk  extended  coverage  endorsement  for  an amount equal to the full
     insurable  value  of all Tenant's equipment, furnishings and other property
     located  on  the  Premises.

-    Worker's  compensation  insurance  covering  Tenant  on  the  Premises.

-    All insurance shall be in a good and solvent insurance company or companies
     licensed  to  do  business in Texas, and shall be non-cancelable without at
     least  thirty  (30)  days  written  notice  to  Landlord.

Landlord's Insurance:

-    Property  insurance  against  loss  or  damage by fire, storm, gas, and all
     other  hazards  under a standard all-risk extended coverage endorsement for
     an  amount  as determined by Landlord and covering the 120' x 120' building
     (excluding  contents).

Tenant's Rebuilding Obligations:

If the Premises are damaged by fire or other elements under circumstances that
are not covered by Landlord's Insurance, Tenant, at its own cost and expense,
shall diligently and in good faith cause the Premises to be repaired, replaced
or rebuilt to the size, condition and quality as of the Commencement Date,
within (6) months of the loss occurrence, subject to Force Majeure.

                                  DEFINITIONS

"Common Areas" means all open areas of the 5 acres, more or less, described in
EXHIBIT "A".
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"Essential Services" means utility connections reasonably necessary for
occupancy of the Premises for the Permitted Use.

"Injury" means (a) harm to or impairment or loss of property or its use, (b)
harm to or death of a person, or (c) "personal and advertising injury" as
defined in the form of liability insurance Tenant is required to maintain.

"Landlord" means Landlord and its agents, employees, invitees, licensees, or
visitors.

"Lienholder" means the holder of a deed of trust covering the Premises.

"Rent" means Base Rent plus any other amounts of money payable by Tenant to
Landlord.

"Tenant" means Tenant and its agents, contractors, employees, invitees,
licensees, or visitors.

                             CLAUSES AND COVENANTS

A.     TENANT AGREES TO-

     1.  Lease  the  Premises  for the entire Term beginning on the Commencement
Date  and  continuing  month-to-month

     2.  Accept  the  Premises  in their present condition "AS IS," the Premises
being  currently  suitable  for the Permitted Use; and specifically acknowledges
that  neither  Landlord  or  anyone  on  behalf  thereof,  makes any warranties,
covenants or representations to Tenant, either express or implied, of any nature
or  kind or value, including, without limitation, those of title (except only as
stated  herein),  merchantability,  habitability  or  fitness  for  a particular
purpose  in  respect  of  the  Premises.

     3.  Obey  (a)  all  applicable  laws  relating  to  the use, condition, and
occupancy of the premises, including, without limitation environmental laws; (b)
any  requirements  imposed  by  utility companies serving or insurance companies
covering  the  Premises;  and (c) any rules and regulations for the Building and
Common  Areas  adopted  by  Landlord.

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     4.  Maintain  compliance  with  all  laws,  orders,  citations,  rules,
regulations,  standards  and statutes concerning occupational health and safety,
accident  prevention,  safety equipment and practices, including but not limited
to  federal  and  state  OSHA  regulations.

     5.  Prohibit  and  prevent the presence or use of alcohol, drugs (excluding
medically  prescribed  drugs)  and  firearms  by  Tenant  on  the  Premises.

     6. Pay monthly, in advance, on the first day of the month, the Base Rent to
Landlord  at  Landlord's  Address.

     7.  Pay  a late charge of 5 percent of any Rent not received by Landlord by
the  tenth  day  after  it  is  due.

     8.  Obtain and pay for all utility services used by Tenant and not provided
by  Landlord.

     9.  Pay  Tenant's  Pro  Rata Share within thirty (30) days after receipt of
notice  of  amount  due  from  Landlord.

     10. Allow Landlord to enter the Premises to perform Landlord's obligations,
inspect  the  Premises,  and  show  the  Premises  to  prospective purchasers or
tenants.

     11. Repair, replace, and maintain any part of the Premises that Landlord is
not  obligated  to  repair,  replace, or maintain, reasonable wear excepted; and
Tenant's  Rebuilding  Obligations.

     12.  Keep  the  sidewalks,  service ways, and loading areas adjacent to the
Premises  clean  and  unobstructed.

     13. Submit in writing to Landlord any request for repairs, replacement, and
maintenance  that  are  the  obligations  of  Landlord.

     14.  If requested, deliver to Landlord a financing statement perfecting the
security  interest  created  by  this  lease.

     15. Vacate the Premises and return all keys to the Premises on the last day
of  the  Term.

     16.  Pay all costs caused by Tenant's introduction of materials, other than
ordinary  human  waste,  into  the  sanitary  sewer  system.

     17.  If  the  Premises are served by rail and if requested by the railroad,
enter into a joint maintenance agreement with the railroad and bear Tenant's Pro
Rata  Share  of  the  cost  of  maintaining  the  railroad  spur.

     18.  On  request,  execute  an  estoppel  certificate  that  states  the
Commencement  Date  and termination date of the lease, identifies any amendments
to  the lease, describes any rights to extend the Term or purchase rights, lists
defaults  by  Landlord, and provides any other information reasonably requested.

     19.  Maintain  continually in force at Tenant's expense Tenant's Insurance,
and  deliver certificates of such insurance and all renewals thereof to Landlord
by  fax,  email  attachment,  or  postal  mail  on  or  before  renewal  date.

     20.  Indemnify, defend, and hold Landlord harmless from any Injury (and any
resulting  or  related  claim,  action,  loss, liability, or reasonable expense,
including attorney's fees and other fees and court and other costs) occurring in
any  portion  of  the premises. THE INDEMNITY CONTAINED IN THIS PARAGRAPH (A) IS
INDEPENDENT

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OF  TENANT'S  INSURANCE,  (B)  WILL  NOT  BE  LIMITED  BY COMPARATIVE NEGLIGENCE
STATUTES OR DAMAGES PAID UNDER THE WORKERS' COMPENSATION ACT OR SIMILAR EMPLOYEE
BENEFIT  ACTS,  (C) WILL SURVIVE THE END OF THE TERM, AND (D) WILL APPLY EVEN IF
AN  INJURY  IS  CAUSED  IN WHOLE OK IN PART BY THE ORDINARY NEGLIGENCE OR STRICT
LIABILITY  OF  LANDLORD  BUT WILL NOT APPLY TO THE EXTENT AN INJURY IS CAUSED BY
THE  GROSS  NEGLIGENCE  OR  WILLFUL  MISCONDUCT  OF  LANDLORD.

B.     TENANT AGREES NOT TO-

     1.  Use  the  Premises  for  any  purpose  other  than  the  Permitted Use.

     2.  Create  a  nuisance.

     3.  Interfere  with any other tenant's normal business operations conducted
on  the 5 acres, more or jess, described in EXHIBIT"A", or Landlord's management
of  the  Premises.

     4. Permit any waste, or the location or storage (temporary or permanent) of
hazard  materials  or  waste  on  the  Premises.

     5.  Use  the  Premises in any way that would increase insurance premiums or
void  insurance  on  the  Premises.

     6.  Change  Landlord's  lock  system.

     7.  Alter  the  Premises.

     8.  Allow  a  lien  to  be  placed  on  the  Premises.

     9.  Assign  this  lease  or  sublease  any  portion of the Premises without
Landlord's  written  consent.

     10.  Use  the  roof  on  the  Premises.

     11.  Place  any  signs  on the Premises without Landlord's written consent.

C.     Landlord agrees to-

     1.  Lease  to  Tenant  the  Premises  for  the entire Term beginning on the
Commencement  Date  and  ending  on  the  Termination  Date.

     2.  Obey  all  applicable  laws with respect to Landlord's operation of the
Building.

     3.  Repair,  replace, and maintain the (a) roof, (b) foundation, (c) Common
Areas,  and  (d)  structural soundness of the exterior walls, excluding windows,
window  glass,  plate  glass,  and  doors.

     4.  Indemnify,  defend,  and  hold  Tenant harmless from any Injury and any
resulting  or  related  claim,  action,  loss, liability, or reasonable expense,
including  attorney's  fees and other fee s and court and other costs, occurring
in  any  portion  of the common areas. tHE INDEMNITY CONTAINED IN THIS PARAGRAPH
(A)  IS  INDEPENDENT  OF  LANDLORD'S  INSURANCE,  (B)  WILL  NOT  BE  LIMITED BY
COMPARATIVE  NEGLIGENCE STATUTES OR DAMAGES PAID UNDER THE WORKERS' COMPENSATION
ACT  OR SIMILAR EMPLOYEE BENEFIT ACTS, (C) WILL SURVIVE THE END OF THE TERM, AND
(D)  WILL  APPLY EVEN IF AN INJURY IS CAUSED IN WHOLE OR IN PART BY THE ORDINARY
NEGLIGENCE  OR  STRICT  LIABILITY  OF TENANT BUT WILL NOT APPLY TO THE EXTENT AN
INJURY  IS  CAUSED  BY  THE  GROSS  NEGLIGENCE  OR WILLFUL MISCONDUCT OF TENANT.

D.     LANDLORD AGREES NOT TO-

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     1.      Interfere with Tenant's possession of the Premises as long as
Tenant is not in default.

     2.      Unreasonably withhold consent to a proposed assignment or sublease.

E.     LANDLORD AND TENANT AGREE TO the FOLLOWING:

     1.     Alterations.  Any physical additions or improvements to the Premises
made by Tenant will become the property of Landlord. Landlord may require that
Tenant, at the end of the Term and at Tenant's expense, remove any physical
additions and improvements, repair any alterations, and restore the Premises to
the condition existing at the Commencement Date, normal wear excepted.

     2.     Abatement.  Tenant's covenant to pay Rent and Landlord's covenants
are independent. Except as otherwise provided, Tenant will not be entitled to
abate Rent for any reason.

     3.     Insurance.  Tenant and Landlord will maintain the respective
insurance coverages described in the attached Insurance Addendum.

     4.      Release of Claims/Subrogation. LANDLORD and tenant RELEASE each
OTHER AND LIENHOLDER from all claims or liabilities for damage to the premises
or building, damage to orloss of personal property within the building, and loss
of business or revenues that are covered by the releasing party's property
insurance or that would have been covered by the required insurance if the party
fails to maintain the property coverages required by this lease. the party
incurring the damage or loss will be responsible for any deductible or
self-insured retention under its property insurance. Landlord and Tenant will
notify the issuing property insurance companies of the release set forth in this
paragraph and will have the property insurance policies endorsed, if necessary,
to prevent invalidation of coverage. this release will not apply if it
invalidates the property insurance coverage of the releasing party. THE RELEASE
IN THIS PARAGRAPH WILL APPLY EVEN IF THE DAMAGE OR LOSS IS CAUSED IN WHOLE OR IN
PART BY THE ORDINARY NEGLIGENCE ORSTRICT LIABILITY OF THE RELEASED PARTY BUT
WILL NOT APPLY TO THE EXTENT THE DAMAGE OR LOSS IS CAUSED BY THE GROSS
NEGLIGENCE OR WILLFUL MISCONDUCT OF THE RELEASED PARTY.

     5.     Casualty/Total or Partial Destruction

          a.  If the Premises are damaged by casualty and can be restored within
     ninety  days,  Landlord will, at its expense, restore the roof, foundation,
     Common  Areas,  and  structural  soundness  of  the  exterior  walls of the
     Premises  and  any  leasehold improvements within the Premises that are not
     within  Tenant's Rebuilding Obligations to substantially the same condition
     that  existed  before the casualty and Tenant will, at its expense, replace
     any  of  its damaged furniture, fixtures, and personal property and restore
     any leasehold improvements that are within Tenant's Rebuilding Obligations.
     If  Landlord  fails  to  complete  the portion of the restoration for which
     Landlord  is  responsible  within  ninety  days  from  the  date of written
     notification  by  Tenant  to Landlord of the casualty, Tenant may terminate
     this  lease  by  written  notice  delivered  to  Landlord  before  Landlord
     completes  Landlord's  restoration  obligations.

          b.  If  Landlord  cannot  complete  the portion of the restoration for
     which Landlord is responsible within ninety days, Landlord has an option to
     restore  the  Premises. If Landlord chooses not to restore, this lease will
     terminate.  If  Landlord chooses to restore, Landlord will notify Tenant in
     writing  of  the  estimated  time  to  restore and give Tenant an option to
     terminate  THIS lease by notifying Landlord in writing within ten days from
     receipt  of  Landlord's estimate. If Tenant does not notify Landlord timely
     of  Tenant's  election to terminate this lease, the lease will continue and

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     Landlord will restore the Premises as provided in a. above.

          c. To the extent the Premises are untenantable after the casualty, the
     Rent  will  be  adjusted  as  may  be  fair  and  reasonable.

     6.     Condemnation/Substantial or Partial Taking

          a.  If  the  Premises  cannot be used for the purposes contemplated by
     this  lease  because  of  condemnation or purchase in lieu of condemnation,
     this  lease  will  terminate.

          b.  If there is a condemnation or purchase in lieu of condemnation and
     this lease is not terminated, Landlord will, at Landlord's expense, restore
     the Premises, and the Rent payable during the unexpired portion of the Term
     will  be  adjusted  as  may  be  fair  and  reasonable.

          c.  Tenant will have no claim to the condemnation award or proceeds in
     lieu  of  condemnation.

     7.     Uniform Commercial Code. Tenant grants Landlord a security interest
in Tenant's personal property now or subsequently located on the Premises. This
lease is a security agreement under the Uniform Commercial Code.

     8.     Default by Landlord/Events. Defaults by Landlord are failing to
comply with any provision of this lease within thirty days after written notice
and failing to provide Essential Services to Tenant within ten days after
written notice.

     9.     Default by Landlord/Tenant's Remedies. Tenant's remedies for
Landlord's default are to sue for damages and, if Landlord does not provide an
Essential Service for thirty days after default, terminate this lease.

     10.     Default by Tenant/Events. Defaults by Tenant are (a) failing to pay
timely Rent, (b) abandoning or vacating a substantial portion of the Premises,
and (c) failing to comply within ten days after written notice with any
provision of this lease other than the defaults set forth in (a) and (b) above.

     11.     Default by Tenant/Landlord's Remedies. Landlord's remedies for
Tenant's default are to (a) enter and take possession of the Premises, after
which Landlord may relet the Premises on behalf of Tenant and receive the Rent
directly by reason of the reletting, and Tenant agrees to reimburse Landlord for
any expenditures made in order to relet; (b) enter the Premises and perform
Tenant's obligations; and (c) terminate this lease by written notice and sue for
damages. Landlord may enter and take possession of the Premises by self-help, by
picking or changing locks if necessary, and may lock out Tenant or any other
person who may be occupying the Premises, until the default is cured, without
being liable for damages.

     12.     Default/Waiver/Mitigation. It is not a waiver of default if the
nondefaulting party fails to declare immediately a default or delays in taking
any action. Pursuit of any remedies set forth in this lease does not preclude
pursuit of other remedies in this lease or provided by applicable law. Landlord
and Tenant have a duty to mitigate damages.

     13.     Force Majeure. In the event that Landlord or Tenant shall be
delayed, hindered in or prevented from the performance of any act required
hereunder by reason of strikes, lock-outs, labor troubles, inability to procure
materials, failure of power, restrictive governmental laws or regulations,
riots, insurrection, the act, failure to act or default of the other party, war
or other reason beyond their control, then performance of such act shall be
excused for the period of the delay and the period for the performance of any
such act shall be extended for a period equivalent to the period of such delay.
Notwithstanding the foregoing, Tenant shall continue to be obligated to pay
Basic Rent except as specifically provided herein.

<PAGE>

     14.     Holdover. If Tenant does not vacate the Premises following
termination of this lease, Tenant will become a tenant at will and must vacate
the Premises on receipt of notice from Landlord. No holding over by Tenant,
whether with or without the consent of Landlord, will extend the Term; however,
Tenant shall be liable for, and agrees to pay to Landlord, holdover rent during
the holding over by Tenant and calculated at the lesser of 150% of the Base Rent
or the highest amount allowed by law.

     15.     Alternative Dispute Resolution. Landlord and Tenant agree to
mediate in good faith before filing a suit for damages. Cost of mediation shall
be shared equally by the parties. Notwithstanding the foregoing, Landlord need
not resort to mediation prior to seeking eviction of Tenant from a court of
appropriate jurisdiction.

     16.     Attorney's Fees. If either party retains an attorney to enforce
this lease, the party prevailing in litigation is entitled to recover reasonable
attorney's fees and other fees and court and other costs.

     17.     Venue. Exclusive venue is in the county in which the Premises are
located.

     18.     Entire Agreement. This lease, together with the attached exhibits
and riders, is the entire agreement of the parties, and there are no oral
representations, warranties, agreements, or promises pertaining to this lease or
to any expressly mentioned exhibits and riders not incorporated in writing in
this lease.

     19.      Amendment of Lease. This lease may be amended only by an
instrument in writing signed by Landlord and Tenant.
     20.     Limitation of Warranties. There are no implied warranties of
merchantability, of fitness for a particular purpose, or of any other kind
arising out of this lease, and there are no warranties that extend beyond those
expressly stated in this lease.

     21.     Notices. Any notice required or permitted under this lease must be
in writing. Any notice required by this lease will be deemed to be delivered
(whether actually received or not) when deposited with the United States Postal
Service, postage prepaid, certified mail, return receipt requested, and
addressed to the intended recipient at the address shown in this lease. Notice
may also be given by regular mail, personal delivery, courier delivery,
facsimile transmission, or other commercially reasonable means and will be
effective when actually received. Any address for notice may be changed by
written notice delivered as provided herein.

     22.     Use of Common Areas. Tenant will have the nonexclusive right to use
the Common Areas subject to any reasonable rules and regulations that Landlord
may prescribe.

     23.      Interest. To the fullest extent allowed by law, Landlord shall be
entitled to receive and Tenant shall pay interest per annum at the lesser of 18%
or the highest rate allowed by law (i) during the Term of this lease, on all
sums (excluding rent) due and owing to Landlord or to which Landlord is entitled
to receive under this lease, and (ii) after termination of the term of this
lease, on all sums (including rent) due and owing to Landlord or to which
Landlord is entitled to receive under this lease, from the fifteenth (15,h) day
after the date of written demand therefore from Landlord to Tenant until paid.

     24.     Abandoned Property. Landlord may retain, destroy, or dispose of any
property left on the Premises at the end of the Term, without liability,
accountability or compensation whatsoever to Tenant.

     25.      Termination. This is a month-to-month lease, and may be terminated
at any time by either party by notice from the terminating party to the
non-terminating party at least thirty (30) days in advance of the effective
termination date as stated in the notice.


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Landlord:                                   Tenant:

Consort Livestock, Inc.                     Sustainable Power Corp.



by  \s\ Jonathan Groves, President          by  \s\ John Rivera
    ------------------------------              ---------------
        Jonathan Groves, President              John Rivera, President
                                                Printed name & Title







EXHIBITS:
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A - Metes and bounds description of 5 acres, more or less
B - drawing/site plan of Premises