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                                                                   EXHIBIT 10.23


[CB COMMERCIAL LOGO]     SUBLEASE

1.   PARTIES. 

     This Sublease, dated September  , 1998, is made between Connecticut Surety 
     Group ("Sublessor"), and Borealis Technology Corporation ("Sublessee").

2.   MASTER LEASE.

     Sublessor is the lessee under a written lease dated October 1, 1996,
     wherein Rahlves and Rahlves, Inc. ("Lessor") leased to Sublessor the real
     property located in the City of Reno, County of Washoe, State of Nevada,
     described as Suite 200, a 10,296 square foot suite at 9790 Gateway Drive
     ("Master Premises"). Said lease has been amended by the following
     amendments None; said lease and amendments are herein collectively referred
     to as the "Master Lease" and are attached hereto as Exhibit "A."

3.   PREMISES.

     Sublessor hereby subleases to Sublessee on the terms and conditions set 
     forth in this Sublease the following portion of the Master Premises 
     ("Premises"):  all of Suite 200.

4.   WARRANTY BY SUBLESSOR.

     Sublessor warrants and represents to Sublessee that the Master Lease has 
     not been amended or modified except as expressly set forth herein, that 
     Sublessor is not now, and as of the commencement of the Term hereof will 
     not be, in default or breach of any of the provisions of the Master Lease, 
     and that Sublessor has no knowledge of any claim by Lessor that Sublessor 
     is in default or breach of any of the provisions of the Master Lease.

5.   TERM.

     The Term of this Sublease shall commence on November 7, 1998 
     ("Commencement Date"), or when Lessor consents to this Sublease (if such 
     consent is required under the Master Lease), whichever shall last occur, 
     and end on May 6, 1999 ("Termination Date"), unless otherwise sooner 
     terminated in accordance with the provisions of this Sublease. In the 
     event the Term commences on a date other than the Commencement Date, 
     Sublessor and Sublessee shall execute a memorandum setting forth the actual
     date of commencement of the Term. Possession of the Premises 
     ("Possession") shall be delivered to Sublessee on the commencement of the 
     Term. If for any reason Sublessor does not deliver Possession to Sublessee 
     on the commencement of the Term, Sublessor shall not be subject to any 
     liability for such failure, the Termination Date shall not be extended by 
     the delay, and the validity of this Sublease shall not be impaired, but 
     rent shall abate until delivery of Possession. Notwithstanding the 
     foregoing, if Sublessor has not delivered Possession to Sublessee within 
     thirty (30) days after the Commencement Date, then at any time thereafter 
     and before delivery of Possession, Sublessee may give written notice to 
     Sublessor of Sublessee's intention to cancel this Sublease. Said notice 
     shall set forth an effective date for such cancellation which shall be at 
     least ten (10) days after delivery of said notice to Sublessor. If 
     Sublessor delivers Possession to Sublessee on or before such effective 
     date, this Sublease shall remain in full force and effect. If Sublessor 
     fails to deliver Possession to Sublessee on or before such effective date, 
     this Sublease shall be cancelled, in which case all consideration 
     previously paid by Sublessee to Sublessor on account of this Sublease 
     shall be returned to Sublessee, this Sublease shall thereafter be of no 
     further force or effect, and Sublessor shall have no further liability to 
     Sublessee on account of such delay or cancellation. If Sublessor permits 
     Sublessee to take Possession prior to the commencement of the Term, such 
     early Possession shall not advance the Termination Date and shall be 
     subject to the provisions of this Sublease, including without limitation 
     the payment of rent.

6.   RENT.

     6.1  Minimum Rent. Sublessee shall pay to Sublessor as minimum rent,
          without deduction, setoff, notice, or demand, at CityPlace II, 15th
          Floor, 185 Asylum Street, Hartford, CT 06103-3403 or at such other
          place as Sublessor shall designate from time to time by notice to
          Sublessee, the sum of per Attachment A Rent Schedule Dollars ($_____)
          per month, in advance of the first day of each month of the Term.
          Sublessee shall pay to Sublessor upon execution of this Sublease the
          sum of Eighty Five Thousand Seven Hundred Fourteen Dollars
          ($85,714.00) as rent for term of lease. If the Term begins or ends on
          a day other than the first or last day of a month, the rent for the
          partial months shall be prorated on a per diem basis. Additional
          provisions: None

     6.2  Operating Costs. If the Master Lease requires Sublessor to pay to 
          Lessor all or a portion of the expenses of operating the building 
          and/or project of which the Premises are a part ("Operating Costs"), 
          including but not limited to taxes, utilities, or insurance, then 
          Sublessee shall pay to Sublessor as additional rent One Hundred
          percent (100%) of the amounts payable by Sublessor for Operating Costs
          incurred during the Term. Such 
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          additional rent shall be payable as and when Operating Costs are 
          payable by Sublessor to Lessor. If the Master Lease provides for the 
          payment by Sublessor of Operating Costs on the basis of an estimate
          thereof, then as and when adjustments between estimated and actual
          Operating Costs are made under the Master Lease, the obligations of
          Sublessor and Sublessee hereunder shall be adjusted in a like manner;
          and if any such adjustment shall occur after the expiration or earlier
          termination of the Term, then the obligations of Sublessor and
          Sublessee under this Subsection 6.2 shall survive such expiration or
          termination. Sublessor shall, upon request by Sublessee, furnish
          Sublessee with copies of all statements submitted by Lessor of actual
          or estimated Operating Costs during the Term.

 7.  SECURITY DEPOSIT.

     Sublessee shall deposit with Sublessor upon execution of this Sublease the
     sum of Fourteen Thousand Two Hundred Eighty-Five Dollars ($14,285.00) as
     security for Sublessee's faithful performance of Sublessee's obligations
     hereunder ("Security Deposit"). If Sublessee fails to pay rent or other
     charges when due under this Sublease, or fails to perform any of its other
     obligations hereunder, Sublessor may use or apply all or any portion of the
     Security Deposit for the payment of any rent or other amount then due
     hereunder and unpaid, for the payment of any other sum for which Sublessor
     may become obligated by reason of Sublessee's default or breach, or for any
     loss or damage sustained by Sublessor as a result of Sublessee's default or
     breach. If Sublessor so uses any portion of the Security Deposit, Sublessee
     shall, within ten (10) days after written demand by Sublessor, restore the
     Security Deposit to the full amount originally deposited, and Sublessee's
     failure to do so shall constitute a default under this Sublease. Sublessor
     shall not be required to keep the Security Deposit separate from its
     general accounts, and shall have no obligation or liability for payment of
     interest on the Security Deposit. In the event Sublessor assigns its
     interest in this Sublease, Sublessor shall deliver to its assignee so much
     of the Security Deposit as is then held by Sublessor. Within ten (10) days
     after the Term has expired, or Sublessee has vacated the Premises, or any
     final adjustment pursuant to Subsection 6.2 hereof has been made, whichever
     shall last occur, and provided Sublessee is not then in default of any of
     its obligations hereunder, the Security Deposit, or so much thereof as had
     not theretofore been applied by Sublessor, shall be returned to Sublessee
     or to the last assignee, if any, of Sublessee's interest hereunder.

 8.  USE OF PREMISES.

     The Premises shall be used and occupied only for General office and 
     computer software development, and for no other use or purpose.

 9.  ASSIGNMENT AND SUBLETTING.

     Sublessee shall not assign this Sublease or further sublet all or any part 
     of the Premises without the prior written consent of Sublessor (and the 
     consent of Lessor, if such is required under the terms of the Master 
     Lease).

10.  OTHER PROVISIONS OF SUBLEASE.

     All applicable terms and conditions of the Master Lease are incorporated 
     into and made a part of this Sublease as if Sublessor were the lessor 
     thereunder, Sublessee the lessee thereunder, and the Premises the Master 
     Premises, except for the following:
          none
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     Sublessee assumes and agrees to perform the lessee's obligations under the 
     Master Lease during the Term to the extent that such obligations are 
     applicable to the Premises, except that the obligation to pay rent to 
     Lessor under the Master Lease shall be considered performed by Sublessee 
     to the extent and in the amount rent is paid to Sublessor in accordance 
     with Section 6 of this Sublease. Sublessee shall not commit or suffer any 
     act or omission that will violate any of the provisions of the Master 
     Lease. Sublessor shall exercise due diligence in attempting to cause 
     Lessor to perform its obligations under the Master Lease for the benefit 
     of Sublessee, if the Master Lease terminates, this Sublease shall 
     terminate and the parties shall be relieved of any further liability or 
     obligation under this Sublease, provided however, that if the Master Lease 
     terminates as a result of a default or breach by Sublessor or Sublessee 
     under this Sublease and/or the Master Lease, then the defaulting party 
     shall be liable to the nondefaulting party for the damage suffered as a 
     result of such termination. Notwithstanding the foregoing, if the Master 
     Lease gives Sublessor and right to terminate the Master Lease in the event 
     of the partial or total damage, destruction, or condemnation of the Master 
     Premises or the building or project of which the Master Premises are a 
     part, the exercise of such right by Sublessor shall not constitute a 
     default or breach hereunder.

11.  ATTORNEYS' FEES.

     If Sublessor, Sublessee, or Broker shall commence an action against the 
     other arising out of or in connection with this Sublease, the prevailing 
     party shall be entitled to recover its costs of suit and reasonable 
     attorney's fees.

12.  AGENCY DISCLOSURE:

     Sublessor and Sublessee each warrant that they have dealt with no other
     real estate broker in connection with this transaction except: CB
     COMMERCIAL REAL ESTATE GROUP, INC. who represents Borealis Technology
     Corporation and CB Richard Ellis, Inc., who represents Connecticut Surety
     Group. In the event that CB COMMERCIAL REAL ESTATE GROUP, INC. represents
     both Sublessor and Sublessee, Sublessor and Sublessee hereby confirm that
     they were timely advised of the dual representation and that they consent
     to the same, and that they do not expect said broker to disclose to either
     of them the confidential information of the other party.

13.  COMMISSION.

     Upon execution of this Sublease, and consent thereto by Lessor (if such
     consent is required under the terms of the Master Lease), Sublessor shall
     pay Broker a real estate brokerage commission in accordance with
     Sublessor's contract with Broker for the subleasing of the Premises, if
     any, and otherwise in the amount of per listing agreement ________________
     Dollars ($________________), for services rendered in effecting this
     Sublease. Broker is hereby made a third party beneficiary of this Sublease
     for the purpose of enforcing its right to said commission.

14.  NOTICES.

     All notices and demands which may or are to be required or permitted to be
     given by either party on the other hereunder shall be in writing. All
     notices and demands by the Sublessor to Sublessee shall be sent by United
     States Mail, postage prepaid, addressed to the Sublessee at the Premises,
     and to the address hereinbelow, or to such other place as Sublessee may
     from


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time to time designate in a notice to the Sublessor. All notices and demands by
the Sublessee to Sublessor shall be sent by United States Mail, postage prepaid,
addressed to the Sublessor at the address set forth herein, and to such other
person or place as the Sublessor may from time to time designate in a notice to
the Sublessee.

To Sublessor: CITYPLACE II, 15th Floor, 185 Asylum Street, Hartford, CT 06103

To Sublessee: 9790 Gateway Drive, Suite 200, Reno, Nevada 89511

15. CONSENT BY LESSOR. 
    THIS SUBLEASE SHALL BE OF NO FORCE OR EFFECT UNLESS CONSENTED TO BY LESSOR
    WITHIN 10 DAYS AFTER EXECUTION HEREOF, IF SUCH CONSENT IS REQUIRED UNDER
    THE TERMS OF THE MASTER LEASE.

16. COMPLIANCE.

    The parties hereto agree to comply with all applicable federal, state and
    local laws, regulations, codes, ordinances and administrative orders having
    jurisdiction over the parties, property or the subject matter of this
    Agreement, including, but not limited to, the 1964 Civil Rights Act and all
    amendments thereto, the Foreign investment in Real Property Tax Act, the
    Comprehensive Environmental Response Compensation and Liability Act, and The
    Americans With Disabilities Act.

Sublessor: Connecticut Surety Corp.     Sublessee:  Borealis Technology

By: /s/  JOSEPH R. BRENNER              By: /s/ E. J. GASPER

Title: Vice President                   Title: CFO

By:_________________________________    By:_________________________________

Title:______________________________    Title:______________________________

Date:_______________________________    Date:_______________________________


                          LESSOR'S CONSENT TO SUBLEASE

The undersigned ("Lessor"), lessor under the Master Lease, hereby consents to
the foregoing Sublease without waiver of any restriction in the Master Lease
concerning further assignment or subletting. Lessor certifies that, as of the
date of Lessor's execution hereof, Sublessor is not in default or breach of any
of the provisions of the Master Lease, and that the Master Lease has not been
amended or modified except as expressly set forth in the foregoing Sublease.

Lessor:__________________________

By:______________________________

Title:___________________________

By:______________________________

Title:___________________________

Date:____________________________

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   CONSULT YOUR ADVISORS - This document has been prepared for approval by your
   attorney. No representation or recommendation is made by Broker as to the
   legal sufficiency or tax consequences of this document or the transaction to
   which it relates. These are questions for your attorney.

   In any real estate transaction, it is recommended that you consult with a
   professional, such as a civil engineer, industrial hygienist, or other
   person, with experience in evaluating the condition of the property,
   including the possible presence of asbestos, hazardous materials and
   underground storage tanks.
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                                                                   EXHIBIT 10.23



                                  ATTACHMENT A

                                 RENT SCHEDULE


Months 1 through 6            $85,714.00 for the six month term payable in
                              advance. Payment to be received by 5:00 PM EST,
                              Friday, October 2, 1998.



Sublessor   /s/ Joseph L. Breuner      Date   10-5-98
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Sublessee   /s/ Illegible              Date   10-6-98          
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