Unassociated Document

  

    Exhibit
10.15

    


    Premises
Lease Contract

    


    This
Premises Lease Contract (“Contract”) is entered into by
and between:

    


    Lessor (“Party A”):
Shishi Feiying Plastic Co., Ltd.

    


    And

    


    Lessee (“Party B”):
Quanzhou Sancai Garment Co., Ltd

    


    This
Contract is made and entered into by and between Party A and Party B with
respect to the leasing of the premises hereunder in accordance with the Contract Law of the People’s
Republic of China, the Law of the People's Republic of
China on Administration of the Urban Real Estate and other relevant laws
and regulations under the principles of equal footing, free will and mutual
consultations.

    


    Article
1  Lease of Premises

    


    Party A
leases to Party B the 2-4th floors
of west section of apartment building A, located in Jiulongshan Development
Zone, Hanjiang, Shishi, covering an area of 2,354.67 m2 (69
rooms) and plant building C, located at the same as above, covering an area of
5,169.93 m2, for
purposes of garment-making plants, offices and dormitories of the
employees.

    


    Article
2  Terms of Lease:

    


    The term
of lease shall be from March 1st, 2010
to February 28th,
2013.

    


    Article
3  Rentals, Deposits, Relevant Expenses and Payment
Method:

    


    
      	
              1.

            	
              The
      rentals shall be RMB 5.5 Yuan/m2
      (excluding taxes) calculated based on actual rental
  area;

            


    

    


    
      	
              2.

            	
              A
      deposit of 20,000 Yuan shall be paid by Party B to Party A upon the
      signing of this Contract and shall be refunded after the termination of
      this Contract and Party A’s acceptance of the premises and auxiliary
      facilities;

            


    

    


    
      	
              3.

            	
              Declaration
      of taxes and expenses such as housing property tax etc incurred during the
      term of lease shall be made by Party B in accordance with taxation
      regulations. If Party B fails to make tax declarations in time, all
      economic consequences and legal liabilities shall be assumed by Party B
      and are not related to Party A; the land use tax shall be borne by Party
      A.

            


    

    


    
      	
              4.

            	
              The
      rental shall be paid every four months during the contract period. The
      rental for the first four months shall be paid on the day on which this
      Contract is signed and rental for the next four months shall be paid 30
      days prior to the expiration of the first four months, and the rest shall
      be done in the same manner.

            


    

    


    
      	
              5.

            	
              The
      lessee shall pay a wage of 1,500.00 Yuan to the security guard and share a
      public distribution of 450 kwh to the
lessor.

            


    

      

    
      
         


      

      
         


        
          

        

      

      
         


      

    


    
      	
              6.

            	
              A
      transformer for the plant shall be provided by Party A. Water and
      electricity fees shall be charged based on the actual consumptions, with
      the water for the dormitory being 2.20 Yuan/ton, water for the plant being
      3.50 Yuan/ton and the electricity based on actual consumption and
      electrical loss/same as the textile mill. The meters shall be read on the
      16th
      day of each month and the relevant fees shall be paid to the financial
      department of Party A before 25th
      day of every month and Party A shall issue an ordinary receipt to Party
      B.

            


    

    


    Article
4  Repair and Maintenance Obligations:

    


    If the
plant building and auxiliary facilities need examinations and repairs by Party A
during the term of lease, Party B shall show cooperation with this regard. If
the plant building suffers natural damages, the repair and maintenance fees
shall be borne by Party A; if not, the fees shall be borne by Party
B.

    


    Article
5  Alterations:

    


    
      	
              1.

            	
              If
      the ownership of the premises is transferred to a third party by Party A,
      this Contract shall remain effective to the new owner of the premises and
      Party B. If the third party fails to perform this Contract, Party A shall
      pay a compensation of 500,000 Yuan to Party
B.

            


    

    


    
      	
              2.

            	
              If
      Party A wants to put the house for sale, Party B shall be informed the 3
      months in advance. In the event of all things being equal, Party B has the
      preferential right to purchase the
premises.

            


    

    


    Article
6  Liabilities for Breach of Contract:

    


    
      	
              1.

            	
              If
      Party A fails to deliver the premises to Party B for use in time, a
      penalty of 200.00 Yuan/day per building shall be paid by Party
      A;

            


    

    


    
      	
              2.

            	
              If
      Party A fails to do the repair and maintenance to the premises upon expiry
      of 30 days after receiving Party B’s written notice, Party A shall pay to
      Party B 200.00 Yuan per building as the liquidated
  damages;

            


    

    


    
      	
              3.

            	
              If
      Party B delays in paying the rental for more than 7 days, Party A has the
      right to cut off the electricity and water supply or even terminate this
      Contract unilaterally and take all possible actions to recover all rentals
      and charge an overdue fine at 0.3% of daily rentals on a daily
      basis.

            


    

    


    
      	
              4.

            	
              If
      Party B transfer the premises to a third party for use without Party A’s
      prior consent or makes use of the premises to engage in any illegal
      activities, Party B shall pay to Party A  RMB 20,000 Yuan as the
      liquidated damages and bear all legal responsibilities and economic losses
      arising therefrom.

            


    

    


    
      	
              5.

            	
              If
      Party B alters the structure of the premises without Party A’s prior
      consent, Party A has the right to request Party B to restore the premises
      and claim compensation from Party
B.

            


    

    


    Article
7  Exceptions from Liability:

    


    If the
premises are damaged and Party B suffers losses as a result of the Force
Majeure, neither Party A nor Party B shall take any
responsibilities.

      

    
      
         


      

      
         


        
          

        

      

      
         


      

    

    
        

      Article
8  Dispute Resolutions:
   


    Any
dispute arising from or in the performance of this Contract shall be settled
through amicable negotiation between the parties; if such negotiation fails, any
of the parties may bring a lawsuit to the People’s Court at the location of the
premises.

    


    Article
9  Other agreed Issues:

    


    
      	
              1.

            	
              Social
      and legal responsibilities and obligations shall be assumed by Party B
      itself in its production and operation process, and Party A shall bear no
      part of the aforementioned responsibilities and
    obligations.

            


    

    


    
      	
              2.

            	
              The
      transformer and the switchboard provided by Party A for the convenience of
      Party B shall be maintained and repaired by Party A, and Party B shall not
      be responsible for any costs and repair fees etc arising therefrom during
      the contract period; the expense for annual inspection of the lift shall
      be borne by Party B during the term of
lease.

            


    

    


    
      	
              3.

            	
              If
      Party B fails to find another appropriate plant building upon expiration
      of the lease term, Party A may consider extending the contract period for
      the convenience of Party B.

            


    

    


    
      	
              4.

            	
              If
      Party B fails to perform this Contract subject to the specified time limit
      and terminates this Contract earlier, the deposit shall not be refunded to
      Party B and Party B shall pay to Party A a compensation equaling 3 months
      of rentals.

            


    

    


    
      	
              5.

            	
              At
      least 45 days prior to the expiration of the lease period, the parties
      shall notify each other in writing if they intend to terminate this
      Contract or renew the lease.

            


    

    


    
      	
              6.

            	
              If
      Party A is aware that the premises and auxiliary facilities are damaged in
      the course of acceptance upon the termination of the contract, Party B
      shall be responsible for the repairs and compensate for the
      damages;

            


    

    


    
      	
              7.

            	
              Each
      party shall not hire employees who quit from the other party. Once found,
      the employee shall be dismissed by the party
  concerned.

            


    

    


    This Contract comprising of two pages
shall be made out in duplicate, each of which shall have the same force and
effect, and each party shall hold one copy respectively. This Contract shall
come into effect after it is signed by the parties.

    


    
      
        	
                Lessor:
      Shishi Feiying Plastic Co., Ltd   

              	
                Lessee:
      Quanzhou Sancai Garment Co., Ltd

              
	
                Address:
      Longshan Development Area,
Hanjiang    

              	
                Address:

              
	
                Legal
      Representative: Wu
      Licong               

              	
                Legal
      Representative: Ding Ruixia

              
	
                Tel:
      0595-88680828                        

              	
                Tel:

              
	
                Signing
      Place: Feiying
      Company           

              	
                Signing
      Place: Feiying Company

              
	
                Signing
      Date: January 17,
      2010          

              	
                Signing
      Date: January 17, 2010