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                                                                 Exhibit 10.31

                     CUMMINGS PROPERTIES MANAGEMENT, INC.
                              STANDARD FORM

                          AMENDMENT TO LEASE #2

     In connection with a lease currently in effect between the parties of
52-D Cummings Park, Woburn, Massachusetts, executed on February 23, 1998 and
terminating February 28, 2003, and in consideration of the mutual benefits
to be derived herefrom, Cummings Properties Management, Inc., LESSOR, and
Wholesale Telecom & Electric Corporation, LESSEE, hereby agree to amend said
lease as follows:

1.   Notwithstanding the provisions of Section 5 to the contrary, LESSEE and
     not LESSOR shall pay all charges for utilities used on the leased
     premises, including electricity, gas, oil, water and sewer, LESSEE shall
     pay the utility provider or LESSOR, as applicable, for all such utility
     charges as determined by separate meters serving the leased premises
     and/or as a proportionate share of the utility charges for the building
     if not separately metered. LESSEE shall also pay LESSOR a proportionate
     share of any other fees and charges relating in any way to utility use
     at the building.

2.   The parties acknowledge and agree that a portion of the adjacent suite,
     52-A Cummings Park shares HVAC with the leased premises. LESSEE shall
     pay all charges for electricity and gas for operation of the HVAC
     serving said portion.

3.   LESSOR, at a total charge to LESSEE of $350.00, to be paid upon LESSEE's
     execution of this amendment, shall supply and install a low ambient
     package on the HVAC unit serving the leased premises.

4.   Etility.com (a DE corp.) is hereby added as LESSEE in addition to
     Wholesale Telecom & Electric Corporation. "LESSEE" as used in the lease,
     including any amendment thereto, shall refer to both corporations, and
     their responsibility shall be joint and several pursuant to Section 30
     of the lease.

     All other terms, conditions and covenants of the present lease shall
continue to apply except that adjusted base rent shall be decreased by
$4,787.50 annually, from a total of $30,544.00 to a new annual total of
$25,756.50 or $2,146.37 per month. Annual base rent for purposes of computing
any future escalations thereon shall be $25,756.50. This amendment shall be
effective December 15, 1998 and shall continue through the balance of the
lease and any extensions thereof unless further modified by written
amendment(s).

In Witness Whereof, LESSOR and LESSEE have hereunto set their hands and
common seals this 23rd day of December, 1998.

LESSOR:  CUMMINGS PROPERTIES                    LESSEE:  WHOLESALE TELECOM &
         MANAGEMENT, INC.                                ELECTRIC CORPORATION

By:      /s/ Douglas Stephens                   By:   /s/ Patrick Moran, VP
   --------------------------------                ----------------------------
            Executive Vice President                Patrick Moran, V.P.

                                                LESSEE:  ETILITY.COM

                                                By:  /s/ Patrick Moran, VP
                                                   ----------------------------
                                                   Patrick Moran, V.P.<PAGE>

                                                               Exhibit 10.32

                          CONSENT TO SUBLEASE

Consent to Sublease, dated February 19, 1999, by and among Xenergy, Inc., a
Massachusetts corporation with a principal office at Three Burlington Woods
Drive, Burlington, Massachusetts 01803-4543 ("Sublandlord"), Etility.com,
Inc., a Delaware corporation with a principal office at 52-D Cummings Park,
Woburn, Massachusetts 01801 ("Subtenant"), and Three Burlington Woods LLC, a
Massachusetts limited liability company, with a principal office c/o Finard &
Company, LLC, Three Burlington Woods Drive, Burlington, MA 01803 ("Landlord").

Landlord is the owner of certain property located at Three Burlington Woods
Drive in Burlington, Massachusetts, a portion of which (the "Premises") has
been leased to Sublandlord under a lease (the "Lease") dated March 28, 1991.

Sublandlord wishes to sublease a portion of the Premises (the "Subleased
Premises") to Subtenant pursuant to a Sublease, dated February 15, 1999, a
true, accurate and complete copy of which is attached hereto as Exhibit A
(the "Sublease").

Pursuant to the Lease, Sublandlord, as the tenant thereunder, may not sublet
the Premises without first obtaining Landlord's written approval.

In consideration of their mutual covenants contained herein, and intending to
be bound hereby, the parties agree as follows:

     1.  Subtenant understands and agrees that the Sublease is in fact a
sublease of Sublandlord's interest in the Lease; and the Sublease is subject
to the provisions of the Lease and is subordinate thereto. In the event the
Lease shall be canceled or terminated for any reason, the term of the Sublease
shall automatically terminate as of the date of such cancellation or
termination.

     2.   Subtenant covenants that, notwithstanding any provisions of the
Sublease to the contrary, Subtenant shall not commit, or suffer to be
committed, any act or omission in violation of the provisions of the Lease,
and Subtenant agrees directly with Landlord to be bound by all the
obligations of the Sublandlord thereunder with respect to the subleased
Premises subleased by Subtenant, with the exception of rent and additional
rent which is governed by the Sublease.

     3.   The consent given by Landlord in this Consent shall not be deemed
to create any obligations on the part of Landlord with respect to the
Sublease or the Premises, or constitute any consent to any further sublease
or assignment, or relieve Sublandlord of its obligations under the Lease.
Sublandlord shall remain fully and primarily liable for the prompt and timely
payment of all rent, additional rent and other charges under the Lease and
for the timely performance of all of the tenant's obligations under the
Lease. Sublandlord shall be deemed to have waived any and all suretyship
defenses.

     4.   As a condition of Landlord's consent, Sublandlord shall reimburse
Landlord, within 30 days of receipt of Owner's invoice with supportive
evidence, for any reasonable costs (including all attorney's fees) that
Landlord incurred in connection with the consideration of the consent
contained herein.

     5.   Landlord hereby consents to the sublease of the Premises to
Subtenant pursuant to the Sublease.

     6.   This Consent is given and conditioned upon all of the following
additional terms, conditions and agreements:

          (a)   This Consent shall not be deemed Landlord's consent to any
          work or alterations of the Subleased Premises or any signage, all
          of which require the

                                      -1-

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          Landlord's prior written consent pursuant to the terms of the
          Lease, except Landlord approves of the altercations described on
          Exhibit B to the Sublease.

          (b)   Simultaneously with the execution of this consent, Subtenant
          shall deliver to Landlord a certificate or certificates of
          insurance confirming that the required insurance is in force and
          all premiums are current, and naming Landlord and its managing
          agent, Finard & Company, LLC, as additional insureds.

          (c)   Owner shall promptly be provided with copies of all written
          notices given or received by either Sublandlord or Subtenant under
          the Sublease.

          (d)   Except in the case of an emergency situation, all
          communications or requests, written or oral, which Subtenant desires
          to make to Landlord regarding the leases, the Premises or any
          portion thereof, or services, operations and management of the
          property, shall be communicated and made to Landlord solely by and
          through Sublandlord.

          (e)   Sublandlord and Subtenant each hereby confirm and agree that
          Subtenant does not have the right to sublet its interests in the
          Subleased Premises or to assign its rights under the Sublease
          without, in each such instance, first obtaining the Landlord's
          prior written consent, which consent may be withheld at the
          Landlord's sole and absolute discretion.

          (f)   Following the occurrence of a default under the Lease, Owner,
          in addition to any other remedies provided hereunder or at law, may
          at its option collect directly from Subtenant all rents becoming
          due to the Sublandlord under the Sublease and apply such rent
          against any amounts due Landlord by Sublandlord under the Lease;
          and it is understood that no such election or collection or payment
          shall be construed to constitute a novation of the Lease or a
          release of Sublandlord hereunder, or to create any lease or
          occupancy agreement between the Landlord and Subtenant or impose
          any obligations on Landlord, or otherwise constitute the
          recognition of the Sublease by Landlord for any purpose.

          (g)   Notwithstanding anything in the Sublease to the contrary, any
          right under the Lease to extend the term may be exercised solely by
          Sublandlord and solely in accordance with the terms and conditions
          of the Lease.

     7.   Sublandlord hereby certifies that the Lease is in full force and
effect, that there have been no modifications or amendments thereto, that all
rent, additional rent and other payments due under the Lease as of the date
hereof have been paid by Sublandlord, and, as of the date hereof, to the
Sublandlord's knowledge, there exists no default under the Lease.

                           [see next page for signatures]

                                        -2-

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Executed under seal on the above-written date.

SUBTENANT:                                   SUBLANDLORD:

ETILITY.COM, INC.                            XENERGY INC.

By:         /s/ Akhil Garland                By:      /s/ John R. Graham
   -------------------------------------        -------------------------------
   Name:   Akhil Garland                        Name:   John R. Graham
   Title:  President                            Title:  Treasurer
   Duly authorized                              Duly authorized

LANDLORD:

THREE BURLINGTON WOODS LLC
By:  Burlington Woods Building III Joint Venture LLP

By:        /s/ William G. Finard
   ---------------------------------------------
   William G. Finard, as General Partner of
   Finard Burlington Company Limited Partnership

By:  /s/ Carolyn G. Mugar by Attorney in Fact
   ---------------------------------------------
   Carolyn G. Mugar

By:            /s/ David G. Mugar
   ---------------------------------------------
   David G. Mugar

                                        -3-

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                                     EXHIBIT A

                                     SUBLEASE

                                         -4-

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