Document:

Filed by Automated Filing Services Inc. (604) 609-0244 - Chalk Media Corp. - Exhibit 4.7

CRANDALL BUILDING OFFICE LEASE 

THIS INDENTURE made effective as of the 8 day of April, 2004,

BETWEEN: 

  
    
      
        LANDMARK YALETOWN PROJECTS INC. having
          an office at 901 West 3rd Street, North Vancouver, British
          Columbia, V7P 3P3

        (the "Lessor") 

      

    

  

AND: 

  
    
      
        CHALK MEDIA CORP. having an office at
          280 – 4400 Dominion Street, Burnaby, British Columbia, V5G 4G3
          

        (the "Lessee") 

      

    

  

WHEREAS: 

A.                    
The Lessor is the owner of strata lots 8 to 24 (the "Strata Lots") inclusive of
strata plan LMS4103 having an address of the 2nd Flr. – 1071 Mainland
Street, Vancouver, B.C. V6B 5P9. Attached to the Strata Lots are rights of
exclusive use to Common Areas described herein; and 

B.                    
The Lessor has agreed to lease to the Lessee the Strata Lots and the rights of
exclusive use of the Common Areas on the terms herein contained. 

WITNESSES that in consideration of the rents, covenants and
agreements hereinafter reserved and contained on the part of the Lessee to be
paid, observed and performed the Lessor hereby demises and leases the Premises
as hereinafter described to the Lessee all on the terms, conditions and
covenants as hereinafter set forth. 

1.0                   
PREMISES 

1.1                   
The Premises means the Strata Lots and the rights of the exclusive use of the
Common Areas associated thereunto collectively comprising 8,658.80 square feet
on the second floor and first floor of the Crandall Building as shown on
Schedule "A" attached hereto. 

2.0                   
TERM 

2.1                   
To have and to hold the Premises for and during the term of six (6) years
commencing on the 1st day of June, 2004 and expiring on the
31st day of May, 2010. 

3.0                   
RENT 

3.1                   
Yielding and paying therefore unto the Lessor at its office at 901 West
3rd Street, North Vancouver, B.C., V7P 3P3, or at such other place as
the Lessor may reasonably direct in writing, rent for Premises in the sum set
out hereunder, payable in advance on the first day of each and every month of
the Term as follows: 

A-1 

	Year(s) 
	Rent per 
Sq.Ft. 	Annual 
Net Rent 	Monthly 
Net Rent (plus GST)
    
	1-2 	$12.00 	$103,896.00 	$8,658.00 
	3-4 	$13.00 	$112,554.00 	$9,379.50 
	5-6 	$14.00 	$121,212.00 	$10,101.00 

The Lessee shall be responsible for payment of its
proportionate share of Operating Expenses and Taxes throughout the Term. The
Lessee shall pay all amounts due hereunder together with all applicable taxes,
including, without limitation, goods and services tax, but shall not pay the
Lessor’s. The Lessee covenants and agrees that the failure by the Lessee to pay
to the Lessor the amount of any goods and services tax owing by the Lessee to
the Lessor when due hereunder shall constitute a default by the Lessee under
this Lease and will entitle the Lessor to exercise any and all rights and
remedies available to the Lessor for the recovery of rent in arrears. 

3.2                   
The Lessor acknowledges receipt from the Lessee of a deposit of $34,740.23 which
shall be applied on account of the payment of rent, Operating Expenses and Taxes
for the eighth month of the Term. Such sum, or the amount remaining from time to
time, shall be held by the Lessor as security for the performance by the Lessee
of its obligations under this Lease and may be applied or appropriated by the
Lessor to compensate the Lessor as may be required in the event of default by
the Lessee under this Lease. Any amount so applied or appropriated shall be
forthwith paid by the Lessee to the Lessor to be held by the Lessor pursuant to
this section. 

3.3                   
Notwithstanding any other term of this Lease, the Lessee shall not be obliged to
pay annual net rent for the 4 months of June, July, August and September 2004,
and the 3 months of October, November and December 2005 of the Term; provided,
however, the Lessee shall, during such period, pay its proportionate share of
Operating Expenses and Taxes and all other amounts due hereunder. 

4.0                   
USE OF DEMISED PREMISES 

4.1                   
The Lessee will use the Premises for a business office and for related
activities and for no other purpose without the written consent of the Lessor
acting reasonably and, subject to the provisions of Section 6.11 of this Lease,
will not permit any part of the Premises to be used or occupied by any persons
other than the Lessee, its employees and invitees. 

5.0                   
DEFINITIONS 

5.1                   
In this Lease, unless otherwise stated, the following terms will have the
following meanings: 

	 	(a) 	
      "Business Days" means the Monday to Saturday inclusive in
      each week, save and except any such day that be declared, by lawful
      authority, a holiday;

	 	 	 
	 	(b) 	
      "Common Area" means that portion of the common property
      of Strata Plan LMS4103 described as limited common property for the
      exclusive use of the Strata Lots shown on Schedule "A" and containing
      108.3 square metres of Rentable Area on the second floor and 33.7 square
      metres on the ground floor;

	 	 	 
	 	(c) 	
      "Normal Business Hours" means the hours on Business Days
      from 7:30 a.m. to 5:30 p.m. from Monday to Friday inclusive and 8:00 a.m.
      until 1:00 p.m. on Saturday;

A-2 

	 	(d) 	
      "Offer to Lease" means the offer to lease made by the
      Lessee and accepted by the Lessor dated March 5, 2004;

	 	 	 	 
	 	(e) 	
      "Operating Expense" means, without duplication, all
      expenses chargeable against income in accordance with generally accepted
      accounting principles in connection with the operation, maintenance,
      repair and management of the Strata Lots, Common Area and common property
      on Strata Plan LMS4103 excluding any special assessments which relate to
      structural repairs of the building in which the Premises are located and,
      without restricting the generality of the foregoing, includes without
      duplication the following costs levied by the Strata Corporation against
      the Strata Lots or as may otherwise incurred by the Lessor in respect of
      the Strata Lots:

	 	 	 	 
	 		(i) 	
      fuel and operating expenses incurred in cleaning,
      heating, and ventilating the Strata Lots, Common Areas, and common
      property of the Strata Corporation and providing, natural gas, electrical
      service, telephone service, and sanitary and storm sewer
  services;

	 	 	 	 
	 		(ii) 	
      operating expenses and other costs incurred by the Strata
      Corporation in cleaning and maintaining, including rubbish and snow
      removal, the sidewalks, roads, street lights, paving, and landscaping
      common property of the Strata Corporation;

	 	 	 	 
	 		(iii) 	
      water rates, special taxes and license fees (other than
      the Taxes or Lessee's Taxes or taxes on income or profits);

	 	 	 	 
	 		(iv) 	
      salaries and wages (including employees' benefits,
      worker's compensation and other items of a similar nature) and the cost of
      service contracts incurred in the cleaning, maintenance, repair, operation
      and management of the Strata Corporation and payments made for security
      services;

	 	 	 	 
	 		(v) 	
      the cost of building and cleaning supplies;

	 	 	 	 
	 		(vi) 	
      the cost of painting interior areas not normally rented
      to tenants, the cost of painting and otherwise maintaining the parking
      areas, and the cost of repairing, maintaining and operating the building
      to the extent common property on Strata Plan LMS4103 not designated on
      that Plan for the exclusive use of any one or more strata lots;

	 	 	 	 
	 		(vii) 	
      the cost of operating, maintaining and repairing the
      heating, ventilating, air-conditioning, plumbing, electrical and other
      systems in the building, which comprise common property and are not
      designated on Strata Plan LMS4103 for the exclusive use of any one or more
      strata lots, including costs incurred to replace all or any portion of
      such systems which by their nature require periodic replacement;

	 	 	 	 
	 		(viii) 	
      the cost of an identification sign, if
required;

	 	 	 	 
	 		(ix) 	
      an allowance for management and overhead expenses of the
      Lessor not exceeding 10.0% of the Operating Expenses and Taxes;

	 	 	 	 
	 		(x) 	
      the Lessor's and Strata Corporation's costs of obtaining
      and maintaining insurance for liability, fire and other casualties in
      respect of the Strata Lots and common property;
and

A-3 

	 	(xi) 	
      all contributions and assessments levied against the
      Premises by the Strata Corporation in respect of common expenses, except
      for special assessments relating to structural repairs and without
      duplication to the extent the expenses are already referred to in this
      definition of "Operating Expenses",

	 		
      provided always that Operating Expenses shall not include
      leasing commissions, corporation capital tax or other capital taxes, cost
      of structural repairs to the building, interest on debt, or capital
      retirement of debt or any amounts directly chargeable by the Lessor to the
      Lessee or any other lessee or owner of any Strata Lots in the Strata
      Corporation;

	 	 	 
	 	(f) 	
      "Premises" means Strata Lots 8 to 24 of District Lot 541
      Group 1 New Westminster District Strata Plan LMS4103 together with an
      interest in the common property in proportion to the unit entitlement of
      the Strata Lots as shown on Form 1, together with an exclusive right to
      use the Common Area, defined herein, all of which is outlined in Schedule
      "A";

	 	 	 
	 	(g) 	
      "Proportionate Share" means the
  following:

	 	(i) 	
      where the expenses relate to the building, to calculate
      the Operating Expenses with reference to the development on Strata Plan
      LMS4103 as a whole, a ratio which the aggregate unit entitlement of the
      Strata Lots bears to the total unit entitlements of all strata lots
      comprising Strata Plan LMS4103; and

	 	 	 
	 	(ii) 	
      where the expenses relate to the premises, to calculate
      the Operating Expenses with reference to the Premises only, a ratio equal
      to one;

	 	(h) 	
      "Pro Rata Portion" as applied to any amount means that
      portion of the whole as bears the same ratio to the whole as the time for
      which the calculation is made bears to the whole of the period
      contemplated in the Lease;

	 	 	 
	 	(i) 	
      "Rentable Area" in the case of Premises means the area of
      the Strata Lots and Common Area as shown on the Strata Plan and Schedule
      "A";

	 	 	 
	 	(j) 	
      "Strata Corporation" means the Owners, Strata Plan
      LMS4103;

	 	 	 
	 	(k) 	
      "Strata Lots" means Strata Lots 8 to 24 inclusive of
      Strata Plan LMS4103;

	 	 	 
	 	(l) 	
      "Taxes" mean all taxes, rates and assessments, whether
      general or special, levied or assessed by the municipal authority for such
      purposes payable by the Lessor in respect of the Strata Lots and include
      any other taxes, rates and assessments payable by the Lessor which are
      imposed in substitution of the foregoing taxes, rates and assessments as
      finally determined for each calendar year as a result of assessment,
      appeal or judicial review and include any reasonable legal fees or
      appraiser's fees incurred by the Lessor in respect of such final
      determination;

	 	 	 
	 	(m) 	
      "Term" means the term of this Lease described in Section
      2.0;

	 	 	 
	 	(n) 	
      "Lessee's Taxes" means all taxes, licenses, rates, duties
      and assessment imposed or levied by lawful authority covering any period
      during the Term and relating to or in respect of the business or
      profession of the Lessee or relating to or in respect of improvements,
      fixtures, machinery or chattels or equipment brought onto the Premises by
      the Lessee or

A-4 

	 		
      being the property of the Lessee or relating to or in
      respect of improvements to the Premises built, made or installed by the
      Lessee or at the Lessee's request, or being any special or additional
      taxes, licenses, rates, duties and assessments which the Lessee or any
      sub-Lessee or licensee of the Lessee shall elect or cause to have the
      Premises or any part thereof assessed or charged with, whether any such
      taxes, licenses, rates, duties and assessments are payable in law by the
      Lessee or by the Lessor and whether such taxes, licenses, rates, duties
      and assessments are included by the taxing authority in the taxes,
      licenses, rates, duties and assessments or levied on or with respect to
      the building; and

	 	 	 
	 	(o) 	
      "Structural Repair" or any other reference to structural
      repairs, means any repair to the foundation, load-bearing walls and
      structural component of the roof of the Premises or the building in which
      the Premises are located, as the case may be, and repairs or replacements
      which are of a capital nature based on generally accepted accounting
      principles in Canada ("GAAP").

6.0                   
COVENANTS OF LESSEE 

The Lessee covenants with the Lessor: 

6.1                   
To pay rent, together with all taxes levied thereon; 

6.2                   
To pay the cost of electricity, gas and other utilities used within or supplied
to the Premises, such cost to be paid by the Lessee to the Lessor or where the
utilities are separately metered, to be paid by the Lessee directly to the
utility companies, in each case as and when due. 

6.3                   
Subject to Section 12.0, to maintain and repair the Premises in good and
substantial repair, reasonable wear and tear, structural repairs, and damage by
fire, lightning and other casualties against which the Lessor or Strata
Corporation is insured only excepted. 

6.4                   
That the Lessor may upon reasonable notice to the Lessee enter and view the
state of repair and that the Lessee will repair according to notice save as
aforesaid. 

6.5                   
That the Lessee will leave the Premises in good repair, save as aforesaid. 

6.6                   
If the Lessee fails to repair in accordance with the provisions hereof, the
Lessor may on 10 days prior written notice except in the case of an emergency
enter the Premises and make the required repairs and, for that purpose, the
Lessor may, acting reasonably, bring and leave on the Premises all necessary
tools, material and equipment and the Lessor will not be liable to the Lessee
for any inconvenience, loss, injury or damages suffered by the Lessee thereby,
unless caused by the negligence of the Lessor or those for whom the Lessor is
responsible at law, and the expense of such repairs will be borne by the Lessee
which will pay it to the Lessor forthwith on demand. 

6.7                   
To restore forthwith at its expense broken or damaged plate glass on the
Premises from time to time. 

6.8                   
Not to do, suffer or permit any act or neglect which may in any manner directly
or indirectly cause injury to the Premises or to the building of which the
Premises form a part or to any fixtures or appurtenances thereof, or which may
be or become a nuisance or interference with the comfort of any of the occupants
of the building or which may in the opinion of the Lessor render the building or
any part thereof less desirable or injure the reputation thereof as a
first-class office building. 

A-5 

6.9                   
Not to exhibit signs of any nature on exterior walls, doors or windows of the
Premises without the prior written approval of the Lessor, such approval not to
be unreasonably withheld or delayed. Notwithstanding the foregoing, the Lessee
will be allowed to display a sign bearing its corporate name or standard
building directory signage. 

6.10                   
Not to do or permit anything to be done whereby any policy of insurance on the
said building or any part thereof placed by the Lessor, the Strata Corporation
or any other Lessee in the building may become void or voidable or whereby the
premium thereon may be increased, and if the Lessee is in breach hereof and as a
result of such breach any premium of any such policy is increased, the Lessee
will forthwith pay to the Lessor the amount of the increase in such premium,
provided that nothing herein will limit any other remedy of the Lessor or any
other Lessee provided this Section will not apply to the Lessee's proposed use
of the Premises by the Lessee. 

6.11                   
The Lessee may assign or sublet the Premises in whole or in part with the prior
consent in writing of the Lessor, such consent not to be unreasonably or
arbitrarily withheld or delayed where the Lessee wishes to assign or sublet to a
financially responsible person or body corporate, provided that the Lessee, at
the time the Lessee requests the consent of the Lessor, delivers to the Lessor
such information in writing (the "Required Information") as the Lessor may
reasonably require respecting the proposed assignee or subtenant, provided
always that no such assignment or subletting will: 

	 	(a) 	
      in any manner release the Lessee from any covenant to be
      observed or performed by it, and

	 	 	 
	 	(b) 	
      be made to any person, firm, partnership or corporation
      carrying on any business which the Lessor is obliged to restrict by
      reasons of any other lease or contract relating to the
  building.

A change in control of the Lessee shall be deemed to be an
assignment for purposes of this section except in circumstances where one or
more of the existing shareholders of the Lessee as of the effective date of this
Lease remain in control of the Lessee and except where the Lessee is a public
company with its shares listed on a stock exchange, in either of which cases the
change in control shall not be deemed to be an assignment and no consent of the
Lessor under the section is required. 

6.12                   
To keep the Premises free of rubbish and debris at all times and to provide
proper and sufficient receptacles for waste. 

6.13                   
Not to bring onto or release from the Premises any harmful or hazardous wastes
or materials as such may be defined under the Waste Management Act, and
to save harmless the Lessor from and against any claims or costs arising out of
a breach of this provision. 

6.14                   
To abide by and comply with all laws, rules and regulations of every municipal
or other authority, including the Strata Corporation, which in any manner relate
to or affect the business of the Lessee or the use of the Premises by the
Lessee. 

6.15                   
To pay the Lessor all charges for maintenance and cleaning of electrical and
lighting fixtures and fittings in the Premises and the same is included in
"Operating Expenses" herein. The Lessor will have the exclusive right to attend
to such maintenance and cleaning and may adopt a system of periodical renewals
on a group basis in accordance with good practice in this respect. 

A-6 

6.16                   
To maintain at the Lessee's sole expense but for the common benefit of the
Lessor and the Lessee: 

	 	(a) 	
      comprehensive general public liability insurance
      including bodily injury, death and property damage, on an occurrence basis
      with respect to the use of the Premises and the Lessee's use and occupancy
      thereof in an amount not less than $5,000,000;

	 	 	 
	 	(b) 	
      broad form “all risks” property insurance on the Lessee's
      improvements to the replacement cost thereof;

	 	 	 
	 	(c) 	
      broad form tenant’s legal liability insurance in an
      amount not less than $750,000;

and such insurance to be in form and with insurers acceptable
to the Lessor, acting reasonably, and the Lessee will deliver promptly to the
Lessor a copy of each such policy of insurance if so required by the Lessor. The
Lessee shall cause the insurance coverage under section 6.16(a) to name the
Lessor and the Strata Corporation as additional insureds and to contain a
severability of interest clause and cross-liability clause. The Lessee shall
cause the insurance under section 6.16(b) to contain a waiver of the insurer's
right of subrogation against the Lessor and the Strata Corporation and those for
whom the Lessor and the Strata Corporation, respectively, are in law
responsible. 

6.17                   
To immediately advise the Lessor and do all things necessary to remove any
dangerous condition from time to time existing on the Premises and arising as
result of the act of or omission of the Lessee, its agents or servants. 

6.18                   
To indemnify and hold harmless the Lessor from and against all actions, causes
of action, suits, claims, demands, damages, expenses, liens or rights of lien
whatsoever arising out of the occupancy of the Premises hereunder save for
negligence of the Lessor and those for whom the Lessor is at law responsible.

6.19                   
To pay to the Lessor interest at 3% per annum above the Prime Rate, compounded
annually, on any rent not paid as and when due hereunder commencing five (5)
business days from receipt of written notice from the Lessor indicating that the
rent has not been paid until paid and at 3% per annum above the Prime Rate,
compounded annually, on any other amounts due under this Lease as and when due
hereunder until paid. "Prime Rate" means the floating annual rate of interest
established as such by the Vancouver Main Branch of The Bank of Nova Scotia from
time to time as a reference rate for purposes of determining rates of interest
it shall charge on demand loans made in Canada in Canadian dollars. 

6.20                   
If the Lessee wishes to register this Lease in the appropriate Land Title
Office, the Lessee may do so at the Lessee's sole cost. 

7.0                   
COVENANTS OF LESSOR 

The Lessor covenants with the Lessee: 

7.1                   
For quiet enjoyment. 

7.2                   
To use reasonable best efforts to cause the Strata Corporation to supply water
and other utilities to the Premises for the normal and reasonable requirements
of the Lessee and at the Lessee's expense without, in any case, being liable for
any loss, damage or inconvenience resulting from failure of the supply of
utilities to the building. 

A-7 

7.3                   
To use reasonable best efforts to cause the Strata Corporation to provide,
maintain and operate during Normal Business Hours an efficient heating,
ventilating and air conditioning system where provided in the building. 

7.4                   
To confirm that the Strata Corporation insures the building of which the
Premises form a part as reasonably prudent owners of properties similar to the
building normally insure under a policy of fire and extended perils and
insurance. 

8.0                   
ALTERATIONS AND IMPROVEMENTS 

8.1                   
Save for the installation of trade fixtures and furnishings, the Lessee will
make no alterations, installations, removals, additions or improvements in or
about the Premises without the Lessor's prior written consent, which consent
will not be unreasonably withheld or delayed, and in the event of such consent,
all work is done at the Lessee's sole expense and at such times and such manner
as the Lessor may reasonably approve. The Lessee acknowledges that alterations
to the Common Areas are subject to the prior approval of the Strata Corporation.

8.2                   
The Lessee will not suffer or permit any builders' liens to be filed against the
interest of the Lessor in the Land or the Premises by reason of work, labour,
services or material supplied or claimed to have been supplied to the Lessee or
for which the Lessee may be in any way obligated, and if any such builders' lien
will at any time be filed against the Land or the Premises whatsoever, the
Lessee will cause the same to be discharged of record within 20 days of the date
the Lessee has knowledge of such filing. The Lessor may wish to post security
under the provisions of the Builders Lien Act or any legislation
replacing such Act. 

8.3                   
All articles of personal property and all business and trade fixtures, machinery
and equipment, furniture and movable partitions owned or installed by the Lessee
at the expense of the Lessee in the Premises will remain the property of the
Lessee and may be removed by the Lessee at any time during the Term, provided
that the Lessee at its expense will repair any damage to the Premises or the
building caused by such removal. The Lessee shall not remove cabinet work,
immovable partitions or leasehold improvements installed by the Lessee in the
Premises during the Term without the prior written consent of the Lessor. 

8.4                   
All cabinet work, furniture and other installations made by the Lessor and
installed or located in the Premises will remain the property of the Lessor and
shall be maintained by the Lessee in good condition and repair and shall remain
the property of the Lessor.

8.5                   
The Lessor may elect to require the Lessee to remove all or any part of the
business and trade fixtures, machinery and equipment, cabinet work, furniture
and movable and immovable partitions owned or installed by or on behalf of the
Lessee in the Premises (other than those which constitute ordinary and
reasonable commercial fixtures and improvements which would be reasonably
useable by other commercial tenants) at the expiration of this Lease in which
event the Lessee shall, at the Lessee's expense, perform such removal and the
Lessee will, at its expense, repair any damage to the Premises or to the
building caused by such removal. 

8.6                   
If the Lessee does not remove the property set out in Section 8.5 forthwith
after written demand by the Lessor, such property will, if the Lessor elects, be
deemed to become the Lessor's property and the Lessor may remove the same at the
same at the expense of the Lessee and the cost of such removal will be paid by
the Lessee forthwith to the Lessor on written demand and the Lessor will not be
responsible for any loss or damage to such property because of such removal.

A-8 

9.0                   
IMPROVEMENT OF PREMISES 

9.1                   
The Lessee acknowledges that the Premises are rented on an "as is" basis as
described in the Offer to Lease. Any improvements undertaken by the Lessee shall
be completed in accordance with the terms of the Offer to Lease and its
Schedules. 

10.0                   
SUBORDINATION 

10.1                   
This Lease will, at the request of the Lessor, be made subject and subordinate
to all mortgages which now or hereafter during the Term is recorded in the
appropriate Land Title Office as a mortgage against the Premises. The Lessee
will execute promptly from time to time any assurance the Lessor may properly
require to confirm this subordination with respect to any mortgage hereafter
recorded provided that the Lessor obtains a non-disturbance agreement from any
Mortgagee in a form acceptable to the Lessee, acting reasonably. The Lessor
shall use reasonable commercial efforts to obtain such a non-disturbance
agreement from the Mortgagee currently holding a mortgage registered against the
Premises. 

10.2                   
Whenever required by any Mortgagee or a Trustee on behalf of a Mortgagee of any
mortgage as contemplated in Section 10.1, the Lessee will attorn to and become a
Lessee or Licensee of such Mortgagee or Trustee or any purchaser from the
Mortgagee or Trustee in the event of an exercise by the Mortgagee or Trustee of
its power of sale in the mortgage set out, for the then unexpired residue of the
Term upon all of the terms and conditions hereof subject to the terms of any
non-disturbance agreement. 

11.0                   
PROPERTY ETC., DAMAGE 

11.1                   
The Lessor will not be liable for any injury or damage to persons or property
resulting from fire, explosions, failing plaster, steam gas, electricity, water,
rain, snow or leaks from any part of the building or from pipes, appliances or
plumbing works or from the roof, street or subsurface or from any other place
unless caused by the negligence of the Lessor or its servants or agents or those
for whom the Lessor is responsible at law. 

11.2                   
The Lessee shall indemnify and save harmless the Lessor of and from all losses,
damages, expenses, costs, suits, claims, demands, actions and liabilities of any
kind or nature for which the Lessor shall or may become liable, incur or suffer
by reason of a breach, violation or non-performance by the Lessee of any
covenant, term or provision hereof or by reason of any builders' or other liens
for any work done or materials provided or services rendered for improvements,
alterations, or repairs made by or on behalf of the Lessee to the Premises, or
arising out of the Lessee's use of the Premises, or by reason of any injury
occasioned to or suffered by any person or damage to any property, by reason of
any act, omission or default on the part of the Lessee or any of its employees,
agents, contractors, customers, subtenants, licensees or invitees, save as may
be caused by the default or negligence of the Lessor or any of its
employees.

11.3                   
The Lessee will give the Lessor immediate notice in case of fire or accident in
the Premises or in the building of which the Lessee is aware. 

12.0                   
DAMAGE TO OR DESTRUCTION OF PREMISES 

12.1                   
If the Premises are damaged by fire or other casualty or if the building is so
damaged thereby restricting the use of the Premises then the rent will abate in
whole or in part according to the portion of the Premises which is non-usable by
the Lessee until such damage is repaired and the Lessee is able to operate its
business therefrom. 

A-9 

12.2                   
Except as provided in Section 12.3 if the Premises is damaged by fire or other
casualty, the Lessor shall, in its capacity as the owner of the Premises, use
all reasonable efforts to cause the Strata Corporation to commence diligently
and thereafter to continue diligently to repair the Premises so as to restore
the Premises to a tenantable condition to the extent of the Strata Corporation's
repair obligations under the B.C. Strata Property Act and the Lessee
shall repair all alterations or improvements of the Lessee and all property
which the Lessee is entitled to remove pursuant to Section 8.3. The Lessor will
not be liable to the Lessee for any loss or damage suffered by the Lessee as a
result of any delay which may arise by reason of adjustment of insurance on the
part of the Lessor or the Strata Corporation or on account of labour troubles or
any other cause beyond the Lessor's control. 

12.3                   
If the Premises are rendered untenantable by fire or other casualty and if the
Lessor decides not to restore the same or if the building is so damaged that the
Lessor will decide not to restore it then or in any of such events the Lessor
will within 90 days after such fire or other casualty give to the Lessee a
notice in writing of such decision and thereupon the Term will expire forthwith
and the Lessee will vacate the Premises and surrender the same to the Lessor. If
the Premises are rendered untenantable as aforesaid, then if the Premises or the
building is damaged and the Lessor does not give notice as aforesaid, then if
the Premises or the building, as the case may be, are not restored within nine
months from the time of the fire or other casualty causing the damage (subject
to such time period being extended by the length of any reasonable delay which
may arise by reason of adjustment of insurance on the part of the Lessor or
Strata Corporation or on account of labour troubles or any other cause beyond
the Lessor's control) the Lessee may at its option, to be exercised within 10
days of the termination of said period of nine months (or the termination of
such later period as extended hereby) by notice in writing, terminate this Lease
forthwith. Upon the termination of this Lease under the conditions provided in
this clause, the Lessee's liability for rent will cease as of the day following
the fire or casualty. 

13.0                   
ACCESS TO DEMISED PREMISES 

13.1                   
The Lessee will permit the Lessor and the Strata Corporation to erect, build,
use and maintain unexposed pipes, ducts and conduits in and through the
Premises. The Lessor and the Strata Corporation, their servants and agents will
have the right to enter the Premises at reasonable times upon 48 hours written
notice to examine the same and make such repairs, alterations, improvements or
additions as the Lessor or Strata Corporation may deem necessary or desirable in
the Premises or as the Lessor or Strata Corporation may be required to make by
law or in order to repair and maintain the building, and the Lessor will be
allowed to take all material into the Premises that may be required therefor
without the same constituting eviction of the Lessee in whole or in part and the
rent reserved will in no way abate while said repairs, alterations,
improvements, or additions are being made by reason of interruption of the
business of the Lessee. The Lessor will exercise reasonable diligence as to
minimize the disturbance or interruptions of the Lessee's operations. 

13.2                   
During the six months prior to the expiration of the Term or any renewal term,
the Lessor may exhibit the Premises during Normal Business Hours to prospective
tenants upon reasonable notice to the Lessee and for such purposes the Lessor
will have the right of entry to the Premises at any reasonable time and the
Lessee at its option may have any servant or agent present at the time of such
entry. The Lessor will have the right during the last six months of the Term to
place upon the Premises a notice of reasonable dimensions and reasonably placed
so as not to interfere with the business of the Lessee, stating that the
Premises are for rent and further provided that the Lessee will not remove such
notice or permit the same to be removed. 

14.0                   
  OPERATING EXPENSES AND TAXES

14.1                   
The Lessee will promptly pay the Lessee's Taxes as they become due. 

A-10 

14.2                   
If the Lessor is required by lawful authority or considers it desirable to pay
the Lessee's Taxes which the Lessee fails or neglects to pay, the Lessee will
pay the amount thereof to the Lessor forthwith after written request thereof.

14.3                   
The Lessee will pay to the Lessor its Proportionate Share of Operating Expenses
and shall pay Taxes payable in 12 equal installments with the monthly payments
of rent as and when required hereunder. The Lessor will, within 90 days of its
year-end, provide the Lessee with annual statements as to Operating Expenses and
Taxes paid by the Lessee during the year. The Lessor will, at the Lessee's
request by written notice given within 90 days after receipt of such statements,
permit the Lessee to review invoices relating to those Operating Expenses
contained in the annual statements at a time or times convenient to the Lessor,
acting reasonably. 

14.4                   
The Lessor may, at its option from time to time estimate the amount which may be
payable by the Lessee pursuant to Section 14.3 and the Lessee will pay to the
Lessor with the monthly payments of rent as and when required hereunder its
Proportionate Share thereof so that the Lessor will have sufficient funds on
hand to pay the Operating Expenses and Taxes as they become due and payable. The
Lessor will promptly refund to the Lessee any amount of any overpayment by the
Lessee by reason that the estimate aforesaid paid by the Lessee exceeds the
actual amount payable by the Lessee and the Lessee will promptly pay to the
Lessor any shortfall in payment. 

14.5                   
The certificate of an independent certified accountant appointed by the Lessor
will in the event of a dispute be conclusive and binding upon the Lessor and the
Lessee as to any amount payable from time to time under this Section 14.0 and
the cost of obtaining such certificate is borne equally by the Lessor and the
Lessee. 

15.0                   
ADDITIONAL RENT AND PRO RATA PORTION OF PAYMENTS 

15.1                   
Any money payable by the Lessee to the Lessor hereunder other than the rent
expressed in Section 3.0 is deemed to be rent and is paid as Additional Rent and
is collectible as such and in the absence of any other provisions hereunder, is
payable on the earlier of the next ensuing monthly installment of rent or 30
days following demand. 

15.2                   
If the Term will commence or cease on a day other than the commencement or end
of any period contemplated herein or if any money is payable hereunder for a
period less than that contemplated in relation thereto, the Lessee will pay to
the Lessor its Pro Rata Portion of the rent or such payment for the period. 

16.0                   
DEFAULT 

16.1                   
The Lessee covenants with the Lessor that if the Lessee violates or neglects any
covenant, agreement or stipulation herein contained on its part to be kept,
performed or observed and any such default on the part of the Lessee continues
for 15 days after written notice thereof to the Lessee by the Lessor (provided
that if such default cannot reasonably be remedied within 15 days, then the
Lessee shall not be in default if the Lessee commences to remedy the default
within such 15-day period and proceeds with all reasonable diligence
thereafter), or if any payments of rent or any part thereof, whether the same
are demanded or not, are not paid within five days after written demand by the
Lessor, or in case the Premises are vacated or become vacated or remain
unoccupied for seven days then and in any such case the Lessor in addition to
any other remedy now or hereafter provided by law may at its option terminate
this Lease forthwith and re-enter and may remove all persons and property and
may use such force and assistance in making such removal as the Lessor may deem
advisable to recover at once full and exclusive possession of the Premises and
such re-entry will not operate as a waiver or satisfaction in 

A-11 

whole or in part of any right, claim or demand arising out of
or connected with any breach or violations by the Lessee of any covenant or
agreement on its part to be performed. 

16.2                   
If the Term or any renewal thereof or any of the goods or chattels of the Lessee
are at any time seized or taken in execution or attachment by any creditor of
the Lessee or if the Lessor makes any assignment for the benefit of creditors or
becomes bankrupt or insolvent or takes the benefit of any bankruptcy or
insolvency legislation, the then current month's rent together with the rent
accruing for the next three months (being in each case the net rent and the
Taxes and the Lessee's Proportionate Share of Operating Expenses for those
months) will immediately become due and payable, and the Term or any renewal
thereof will at the option of the Lessor become forfeit and void, and it is
lawful for the Lessor at any time thereafter to re-enter into or upon the
Premises or any part thereof in the name of the whole and the same to have
again, repossess and enjoy as of its former estate, notwithstanding anything
herein contained to the contrary and neither this Lease nor any interests
therein nor any estate hereby created will pass or enure to the benefit of any
trustee in bankruptcy or any receiver or assignee for the benefit of creditors
or otherwise by operation of law. 

16.3                   
No termination of this Lease shall occur unless the Lessor provides written
notice to the Lessee of termination of this Lease. 

16.4                   
In the event of default pursuant to section 16.1 of this Lease, the Lessor may,
at its option in lieu of terminating this Lease, enter the Premises as agent of
the Lessee and as such agent, relet them for whatever term (which may be for a
term extending beyond the Term) and on whatever terms and conditions as the
Lessor acting reasonably may determine and to receive the rent therefor and, as
the agent of the Lessee, to remove any property of the Lessee or other property
thereon and to store the same at the expense and risk of the Lessee and the
Lessor may sell or otherwise dispose of the same at public or private sale, and
further the Lessor may make such alterations to the Premises in order to
facilitate their reletting as the Lessor shall determine, and may apply the net
proceeds of the sale of any property of the Lessee or other property or from the
reletting of the Premises, less all expenses incurred by the Lessor in making
the Premises ready for reletting and in reletting the Premises, on account of
the rent due and to become due under this Lease and the Lessee shall be liable
to Lessor for any deficiency and for all such expenses incurred by the Lessor as
aforesaid; no such entry or taking possession of or performing alterations to or
reletting of the Premises by the Lessor shall be construed as an election on the
Lessor's part to terminate this Lease unless a written notice of termination is
given by the Lessor to the Lessee pursuant to section 16.3 of this Lease. 

17.0                   
DISTRESS 

17.1                   
Whensoever the Lessor is entitled to levy distress against the goods and
chattels of the Lessee it may use such force as it may deem necessary for the
purpose and for gaining admission to the Premises without being liable for any
action in respect thereof or for any loss or damage occasioned thereby and the
Lessee hereby expressly releases the Lessor from all action, proceedings, claims
or demand whatsoever for or on account or in respect of any such forcible entry
or any loss or damage sustained by the Lessee in connection therewith. 

18.0                   
LESSOR'S EXPENSES ENFORCING LEASE 

18.1                   
If it is necessary for the Lessor to retain the services of a solicitor or any
other proper person for the purpose of assisting the Lessor in enforcing any of
its rights hereunder in the event of default on the part of the Lessee which is
substantiated by a court of law, it is entitled to collect from the Lessee the
cost of all such services including all necessary court proceedings at trial or
on appeal on a solicitor and own client basis as if the same were rent reserved
and in arrears hereunder. 

A-12 

19.0                   
WAIVER 

19.1                   
The failure of either party to insist upon strict performance of any covenant or
condition contained in this Lease or to exercise any right or option hereunder
will not be construed as a waiver or relinquishment for the future of any such
covenant, condition, right or option. 

19.2                   
The acceptance of any rent from or the performance of any obligation hereunder
by a person other than the Lessee will not be construed as an admission by the
Lessor of any right, title or interest of such person as a sub-Lessee, assignee,
transferee or otherwise in the place and stead of the Lessee. 

19.3                   
The acceptance by the Lessor of part payment of any sums required to be paid
hereunder will not constitute waiver or release of the right of the Lessor to
payment in full of such sums. 

20.0                   
HOLD OVER 

20.1                   
If at the expiration of the Term the Lessee continues in possession of the
Premises with the consent of the Lessor, the tenancy of the Lessee thereafter
will, in the absence of written agreement to the contrary, be from
month-to-month only at a rental per month equal to 125% of the monthly rental
payable for the year immediately proceeding such expiration, payable monthly in
advance on the first day of each lease month and will be subject to all other
terms and conditions of this Lease. 

21.0                   
  INABILITY TO PERFORM

21.1                   
The Lessor does not warrant that any service of facility provided by it
hereunder will be free from interruptions caused or required by maintenance,
repairs, renewals, modifications, strikes riots, insurrections, labour
controversies, force majeure, act of God or other cause or causes beyond the
Lessor's reasonable care and control. No such interruptions will be deemed an
eviction or disturbance of the Lessee's enjoyment of the Premises nor render the
Lessor liable in damages to the Lessee nor relieve the parties from their
obligations under this Lease provided that the Lessor will without delay take
all reasonable steps to remove the cause of such interruption. 

22.0                   
RULES AND REGULATIONS 

22.1                   
The Lessee and its servants, employees and agents will observe faithfully and
comply strictly with such rules and regulations as the Lessor may from time to
time adopt, acting reasonably and provided at least 30 days prior written notice
of any such rules and regulations shall be given to the Lessee and shall comply
with the by-laws and regulations of the Strata Corporation. Nothing in this
Lease contained is construed to impose upon the Lessor 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 the building, and the Lessor will not be
liable to the Lessee for violation of the same by any other tenant, its
servants, employees, agents, visitors or licensees. 

23.0                   
LESSOR'S RIGHT TO PERFORM 

23.1                   
If the Lessee fails to perform any of the covenants or obligations of the Lessee
under or in respect of this Lease the Lessor may, upon giving the notice
required hereunder to the Lessee, perform or cause to be performed any of such
covenants or obligations or any part thereof and for such purpose may do such
things as may be requisite and may enter upon the Premises to do such things and
all expenses incurred and expenditures made by or on behalf of the Lessor is
forthwith paid by the Lessee to the Lessor and if the Lessee fails to pay the
same the Lessor may add the same to the rent and recover the same by all
remedies available to the Lessor for the recovery of rent in arrears provided
that if the Lessor 

A-13 

commences or completes either the performance or the causing to
be performed of any of such covenants or obligations or any part thereof, the
Lessor will not be obliged to complete such performance of causing to be
performed or be later obliged to act in like fashion. 

24.0                   
  REMEDIES CUMULATIVE

24.1                   
No remedy conferred upon or reserved to the Lessor herein by statute or
otherwise is considered exclusive of any other remedy but the same is cumulative
and is in addition to every other remedy available to the Lessor and all such
remedies and powers of the Lessor may be exercised concurrently and from time to
time and often as may be expedient by the Lessor. 

25.0                   
LESSOR'S LIMIT OF LIABILITY 

25.1                   
The term "Lessor" as used in this Lease so far as covenants or obligations on
the part of the Lessor are concerned is limited to mean the Lessor as herein
before set out, while it retains its interest in the Land and Premises but upon
a transfer of that interest, the Lessor is automatically relieved after the date
of such transfer of all personal liability arising out of the requirement for
performance of any obligations on the part of the Lessor herein contained
(except to the extent incurred prior to such transfer), provided that this
release from liability will become effective only if a transferee will expressly
assume, subject to the limitations of this Section, all of the terms of this
Lease to be performed on the part of the Lessor, it being intended hereby that
the obligations contained in this Lease on the part of the Lessor is binding
upon the Lessor, its successors and assigns, only during and in respect of the
respective successive periods of their interest in the Land and Premises. 

26.0                   
WHOLE OF AGREEMENT 

26.1                   
The Lessee agrees that the Premises are leased by the Lessee without any
representatives or warranties other than as contained in this Lease and that no
representative or Agent of the Lessor is or is authorized or permitted to make
any representations with reference hereto or to vary or modify this Lease in any
way, except in writing under seal, and that this Lease contains all of the
agreements and conditions made between the parties hereto. 

27.0                   
OPTION TO RENEW 

27.1                   
If, at the time the option to renew is exercised, the Lessee is paying rent and
not otherwise in default of the Lessee's covenants under this Lease, the Lessor
shall grant to the Lessee upon not greater than nine (9) months' written notice
and not less than six (6) month's written notice prior to the expiration of the
Term, a renewal lease for a term of five (5) years upon the same terms and
conditions contained herein, save as to rental, free rent, any leasehold
improvement allowance or any other inducement and this option to renew clause.
Rent for said renewal term shall be agreed upon between the parties and shall be
based on the fair market rental for premises of similar size, quality and
location at time of renewal, but shall not be less than the rent payable during
the last year of the term of this Lease. The Lessor and Lessee shall attempt to
agree on the fair market rental for the renewal term during the three (3) month
period immediately preceding the expiry of the initial term. Failing agreement
as to the rental rate, the rate shall be determined by a single arbitrator under
the Commercial Arbitration Act of British Columbia, as amended or
replaced from time to time.

28.0                   
NOTICES 

28.1                   
Any notice required or contemplated by any provision of this Lease or which the
Lessor or Lessee may desire to give to the other is sufficiently given by
personal delivery or by registered letter, postage prepaid and mailed in one of
the Canada Post Offices in the City of Vancouver, British Columbia, 

A-14 

and addressed to the party to whom such notice is to be given
at the address of such party as given in this Lease or at such other address as
either party may notify the other of in writing during the Term, or if to the
Lessee, addressed to the Premises, and any such notice is effective as of the
day of such personal delivery or as of the day four days following the date of
such posting as the case may be. 

29.0                   
INTERPRETATION 

29.1                   
This Indenture is construed in accordance with the laws of British Columbia.

29.2                   
Where required the singular number is deemed to include the plural and the
neuter gender the masculine or feminine and the captions herein are for
convenience only and will not constitute a part of this Lease. 

29.3                   
The definition of any words used in any Section of this Lease will apply to such
words when used in any other Section hereof whenever the context is consistent.

29.4                   
All measurements required to be carried out herein shall be in accordance with
the Strata Plan. 

29.5                   
In case of more than one Lessee the said grants, covenants, conditions,
provisos, agreements, rights, powers, privilege and liabilities is construed and
held to be several as well as joint. 

29.6                   
This Indenture will enure to the benefit of and be binding upon the parties
hereto and their respective heirs, executors, administrators, successors and
permitted assigns. 

29.7                   
This Lease is not valid unless countersigned by the Lessor. 

IN WITNESS WHEREOF each of the parties hereto has affixed its
hand or corporate seal to these presents on the day and year first above
written. 

LANDMARK YALETOWN PROJECTS INC. 

	Per: 	/s/ “Amir Nowtash” /s/ 	 
	  	Authorized Signatory 	 

CHALK MEDIA CORP. 

	Per: 	/s/ “Grant Sutherland” /s/ 	 
	  	Authorized Signatory 	 
	  	 	 
	Per: 	/s/ “Kris Sutherland” /s/ 	 
	  	Authorized Signatory 	 

A-15Filed by Automated Filing Services Inc. (604) 609-0244 - Chalk Media Corp. - Exhibit 4.8

LEASE BETWEEN 

 

HOWJAY LIMITED 

LANDLORD 

 

-AND 

 

Chalk Media Services Corp. 

TENANT 

TABLE OF CONTENTS 

	ARTICLE 	  
	  	  
	Article I 	LEASE SUMMARY 
	1.01 	Lease Summary 
	  	  
	Article II 	DEFINITIONS 
	2.02 	Additional Rent 
	2.03 	Basic Rent 
	2.04 	Building 
	2.05 	Commencement Date 
	2.06 	Common Areas and Facilities 
	2.07 	Indemnifier 
	2.08 	Landlord 
	2.09 	Lands 
	2.10 	Lease 
	2.11 	Leased Premises 
	2.12 	Leasable Areas 
	2.13 	Mortgagee(s) 
	2.14 	Normal Business Hours 
	2.15 	Operating Costs 
	2.16 	Person 
	2.17 	Project 
	2.18 	Proportionate Share 
	2.19 	Rent 
	2.20 	Rentable Area of the Leased Premises 
	2.21 	Rental Year 
	2.22 	Rules and Regulations 
	2.23 	Taxes 
	2.24 	Term 
	2.25 	Tenant 
	2.26 	Usable Area of the Leased Premises 
	  	  
	Article III 	INTENT OF LEASE 
	3.01 	Net Lease 
	3.02 	Sales Tax 
	  	  
	Article IV 	LEASED PREMISES, TERM AND ACCEPTANCE OF THE LEASED PREMISES
      
	4.01 	Leased Premises 
	4.02 	Use of Additional Area 
	4.03 	Grant & Term 
	4.04 	Construction of the Leased Premises 
	  	  
	Article V 	RENT 
	5.01 	Covenant to Pay 
	5.02 	Basic Rent 
	5.03 	Advance Rent 
	5.04 	Security Deposit 
	5.05 	Rent Past Due 
	5.06 	Payment to Landlord 
	  	  
	Article VI 	TAXES AND OPERATING COSTS 
	6.01 	Taxes Payable by the Landlord 
	6.02 	Taxes Payable by the Tenant 
	6.05 	Tenants Proportionate Share of Operating Costs 
	6.06 	Payment of Taxes and Operating Costs 
	6.07	
	  	  
	Article VII 	DEVELOPMENT - CONTROL AND SERVICES 
	7.01 	Control of the Project 
	7.02 	Landlord’s Services 

	Article VIII 	UTILITIES 
	8.01 	Charges for Utilities 
	  	  
	Article IX 	USE OF THE LEASED PREMISES 
	9.01 	Use of the Leased Premises 
	9.02 	Quiet Enjoyment 
	9.03 	Observance of Law 
	9.04 	Conduct of Business 
	9.05 	Waste Removal 
	9.06	Right ot Extend
	  	  
	Article X 	INSURANCE AND INDEMNITY 
	10.01 	Tenant's Insurance 
	10.02 	Increase in Insurance Premiums 
	10.03 	Cancellation of Insurance 
	10.04 	Loss or Damage 
	10.05 	Landlord’s Insurance 
	10.06 	Indemnification of the Landlord
      
	  	  
	Article XI 	MAINTENANCE, REPAIRS AND ALTERATION 
	11.01 	Maintenance, Repairs and Alterations by the Tenant 
	11.02 	Landlord's Approval of the Tenant's Repairs and Alterations
      
	11.03 	Maintenance, Repairs and Alterations by the Landlord 
	11.04 	Removal and Restoration by the Tenant 
	11.05 	Over holding - No Tacit Renewal 
	11.06 	Tenant to Discharge all Liens 
	11.07 	Signs and Advertising
      
	  	  
	Article XII 	DAMAGE AND DESTRUCTION 
	12.01 	Destruction of the Leased Premises 
	12.02 	Destruction of the Building 
	12.03 	Expropriation 
	  	  
	Article XIII 	ASSIGNMENT, SUBLETTING AND CHANGE OF CONTROL 
	13.01 	Consent Required 
	13.02 	Obtaining Consent 
	13.03 	Landlord’s Option 
	13.04 	Terms of Consent 
	13.05 	Effective Of Transfer 
	13.06 	No Advertising of the Leased Premises 
	13.07 	Mortgage of Lease 
	13.08 	Corporate Ownership 
	13.09 	Assignment by the Landlord 
	  	  
	Article XIV 	ACCESS AND ALTERATIONS 
	14.01 	Right of Entry 
	  	  
	Article XV 	STATUS STATEMENT, ATTORNMENT AND SUBORDINATION 
	15.01 	Status Statement 
	15.02 	Subordination and Attornment 
	15.03 	Attorney 
	15.04 	Financial Information 
	  	  
	Article XVI 	DEFAULT 
	16.01 	Default and Remedies 
	16.02 	Rent Past Due 
	16.03 	Expenses 
	16.04 	Allocation of Payments 

	16.05 	Waiver of Exemption from Distress 
	  	  
	Article XVII 	MISCELLANEOUS 
	17.01 	Notices 
	17.02 	Registration 
	17.03 	Rules and Regulations 
	17.04 	Obligations as Covenants 
	17.05 	Captions and Section Numbers 
	17.06 	Extended Meanings 
	17.07 	Severability 
	17.08 	Entire Agreement 
	17.09 	Governing Law 
	17.10 	Successors 
	17.11 	Tenant Partnership 
	17.12 	Waiver 
	17.13 	Accord and Satisfaction 
	17.14 	Force Majeure 
	17.15 	Directory Board 
	17.16 	Compliance with The Planning Act 
	17.17 	Survival of Covenants 
	17.18 	Time of the Essence 
	  	  
	Article XVIII 	INDEMNITY 
	18.01 	Indemnity 
	  	  
	SCHEDULES 	  
	Schedule "A" 	Legal Description of the Lands 
	Schedule "B" 	Sketch Plan of Tenant’s Floor of the Building 
	Schedule "C" 	Landlord's Work and Tenant's Work 
	Schedule "D" 	Building Measurements 
	Schedule "E" 	Operating Costs 
	Schedule "F" 	Rules and Regulations 
	  	  
	Appendix "A” - 	Indemnity Agreement 

THIS LEASE is dated September 26, 2006 

	BETWEEN: 	HOWJAY LIMITED (the "Landlord") OF THE FIRST
      PART 
	 	 
	and 	  
	 	 
	  	Chalk Media Services Corp.(the "Tenant") OF THE
      SECOND PART 

ARTICLE I: Lease Summary 

1.01 Lease Summary 

The following is a summary of some of the basic terms of this
Lease, which are elaborated upon in the balance of this Lease. This Section 1.01
is for convenience and if a conflict occurs between the provisions of this
Section 1.01 and any other provision of this Lease, the other provisions of this
Lease shall govern. 

	(a) 	
      Leased Premises: East side, fourth floor, 410 Adelaide
      Street West, in the municipality of Toronto. The leased premises is 5,365
      square feet.

	(b) 	
      Term: 6 years and 2 months

	(c) 	
      Commencement Date: October 1, 2006

	(d) 	
      Expiry Date: November 30, 2012

	(e) 	
      Basic Net Rent
      :                     
      October 1, 2006 - November 30, 2006: Nil

	 	December 1, 2006 - November 30, 2007: $ 20.50
      per rentable foot being $ 109,982 pa being $ 9,165 per month 
	 	December 1, 2007 - November 30, 2008: $ 18.50
      per rentable foot being $ 99,252 pa being $ 8,271 per month 
	 	December 1, 2008 - November 30, 2009: $ 18.50
      per rentable foot being $ 99,252 pa being $ 8,271 per month 
	 	December 1, 2009 - November 30, 2010: $ 19.50
      per rentable foot being $ 104,617 pa being $ 8,718 per month 
	 	December 1, 2010 - November 30, 2011: $ 19.50
      per rentable foot being $ 104,617 pa being $ 8,718 per month: 
	 	December 1, 2011 - November 30, 2012: $ 19.50
      per rentable foot being $ 104,617 pa being $ 8,718 per month

	(f) 	
      Monthly Payments as at Commencement Date on account of
      estimated Taxes and Operating Costs:

	Rent 	$	 9,165.00 	 
	Expense 	 	2,916.00 	 
	Parking 	 	150.00 	 
	GST 	 	733.00 	 
	Total 	$	12,964.00 	 

	(g)	Deposits: 	(i)    First Month's Rent:	$ 12,964 	 
	 	 	(ii)    Last Month's Rent:	 $ 12,491 	 
	 	 	Total: 	$
      25,455 	 

(h)      Special Provisions (if
any):(a)     1 parking space, at current building rates to
vary from time to
time.
                       
 (b)      Tenant agrees to pay hydro during rent
free
period. 
                       
(c)      Tenant to supply post-dated cheques
annually. 
                       
(d)      Tenant has one 5-year renewal
option.
                       
(e)      Landlord will add Tenant name to directory
board.
                       
(f)      additional rent shall not exceed $ 6.50 per
rentable square foot for the first year of the term starting October 1,
2006 
                       
(g)      Tenant has provided a deposit of $
24,379.34 
                       
(h)      Landlord will build out Tenants suite as per
schedule “B” and be ready for occupancy on October 1, 2006.

ARTICLE II: Definitions 

	2.01 	
      Definitions: Where used in this Lease. the following
      words or phrases shall have the meanings set forth in the balance of this
      Article.

	 	 
	2.02 	
      "Additional Rent" means all sums of money or charges
      required to be paid by the Tenant under this Lease (except Basic Rent)
      whether or not designated "Additional Rent" and whether or not payable to
      the Landlord or any other Person.

	 	 
	2.03 	
      "Basic Rent" means the annual rent payable by the Tenant
      pursuant to and in the manner set out in Section 5.02 of this
  Lease.

	 	 
	2.04 	
      "Building" means the building municipally known as 410
      Adelaide Street West, Toronto, Ontario

Page 1 of 35 

	2.05 	
      "Commencement Date" shall have the meaning ascribed to it
      in Section 4.03.

	 	 
	2.06 	
      "Common Areas and Facilities" means the Project,
      excluding only Leaseable Areas

	 	 
	2.07 	
      "Indemnifier" means the Person who has executed or agreed
      to execute the Indemnity Agreement which is attached to this lease as
      Appendix "A", if applicable.

	 	 
	2.08 	
      "Landlord" means the party of the First Part. Wherever
      the word "Landlord" is used in this Lease, it includes the Landlord and
      its duly authorized representatives. In sections that contain a release or
      other exculpatory provision in favor of the Landlord, "Landlord" includes
      the directors, officers, employees and agents of the Landlord.

	 	 
	2.09 	
      "Lands" means the lands underneath, adjacent and
      appurtenant to the Building, as more particularly described in Schedule
      "A" attached to this lease or as such Lands may be altered, expended or
      reduced from time to time.

	 	 
	2.10 	
      "Lease" means this Lease including all of the schedules
      attached hereto.

	 	 
	2.11 	
      "Leased Premises" means the premises leased to the Tenant
      as referred to and described in Section 4.01.

	 	 
	2.12 	
      "Leaseable Areas" means all areas and spaces of the
      Project to the extent designated or intended from time to time by the
      Landlord to be leased to tenants, whether leased or not.

	 	 
	2.13 	
      "Mortgagee(s)" means any mortgagee or chargee (including
      any trustee for bondholders), from time to time, of the Building and the
      Lands or any part thereof. The security documents held by any Mortgagee
      and any ground or underlying leases affecting the Lands or the Building
      are referred to as "Encumbrances" as more particularly defined in Section
      15.02.

	 	 
	2.14 	
      "Normal Business Hours" means such hours for the Project
      as determined by the Landlord from time to time and which, unless
      otherwise determined by the Landlord, shall be from 7:30 am. to 6:00 P.M.,
      Monday through Friday and the hours from 7:30 a.m. to 12:00 noon on
      Saturday, excluding holidays, and subject to applicable laws.

	 	 
	2.15 	
      "Operating Costs" means the total amounts incurred, paid
      or payable, whether by the Landlord or by others on behalf of the Landlord
      for the maintenance, operation, repair. replacement, managing and
      administration of the Project, calculated as if the Project was fully
      leased and operational during each Rental Year of the Term. Operating
      Costs include, without limitation and without duplication, the aggregate
      of those items more particularly set out in Schedule "E" attached to this
      Lease.

	 	 
	2.16 	
      "Person" if the context allows, includes any person.
      firm, partnership or corporation, or any group of persons, firms,
      partnerships or corporations or any combination thereof.

	 	 
	2.17 	
      "Project" means the Lands described in Schedule "A"
      attached hereto and all buildings, structures. improvements, equipment and
      facilities of any kind erected or located thereon from time to time, as
      such lands, buildings, structures, improvements, equipment and facilities
      may be expanded, reduced or otherwise altered by the Landlord in its sole
      discretion from time to time.

	 	 
	2.18 	
      "Proportionate Share" means a fraction which has as its
      numerator the Rentable Area of the Leased Premises and which has as its
      denominator the aggregate Rentable Area of the Building or such other
      Portion of the Project to which the Landlord. acting reasonably, but in
      its sole discretion. shall allocate such items of which the Tenant is
      required to pay the Proportionate Share, all as determined by the
      Landlord.

	 	 
	2.19 	
      "Rent" means all Basic Rent. Additional Rent and all
      other sums or amounts payable by the Tenant pursuant to this
  Lease,

	 	 
	2.20 	
      "Rentable Area of the Leased Premises" means an area with
      reference to the Leased Premises expressed in square feet being the Usable
      Area of the Leased Premises plus the Tenant’s share of common areas. This
      amount has been agreed by the parties to be 5,365 square feet, neither
      more nor less.

	 	 
	2.21 	
      "Rental Year" shall mean a period of time, the first
      Rental Year commencing on the Commencement Date and ending on the 31st day
      of December next following, thereafter each Rental Year shall consist of
      consecutive periods of twelve calendar months. If, however, the Landlord
      considers it necessary or convenient for the Landlord's accounting
      purposes, the Landlord may at any time and from time to time, by written
      notice to the Tenant, specify an annual date from which each subsequent
      Rental Year is to commence, and in that event.. then the current Rental
      year will terminate on the day preceding the commencement of the new
      Rental Year. The last Rental Year of the Term will end upon the expiration
      or earlier termination of this Lease, as the case may
be.

Page 2 of 35 

	2.22 	
      "Rules and Regulations” means the rules and regulations
      adopted and promulgated by the Landlord from time to time as contemplated
      under Section 17.03 and they include the initial Rules and Regulations
      appearing in Schedule "F" attached to this Lease.

	 	 
	2.23 	
      "Taxes" means all real property taxes, (including local
      improvement taxes), rates, duties, levies, fees, charges and assessments
      whatsoever imposed. assessed, levied or charged now or in the future by
      any municipal, regional, provincial, federal, Parliamentary or other
      governmental body, corporate authority, agency or commission against the
      Lands or the Building and/or the Landlord in connection
  therewith.

	 	 
	2.24 	
      "Term" shall have the meaning ascribed to it in Section
      4.03.

	 	 
	2.25 	
      "Tenant" means the party of the Second Part and is deemed
      to mean each and every Person mentioned as the Tenant in this Lease,
      whether one or more. If there is more than one Tenant. any notice required
      or permitted by this lease may be given by or to any one of them and has
      the same force and effect as if given by or to all of them. Any reference
      to "Tenant" includes where the context allows, the servants, employees,
      agents, invite" and licensees of the Tenant and all others over whom the
      Tenant may reasonably be expected to exercise control.

	 	 
	2.26 	
      "Usable Area of the Leased Premises" means an area with
      reference to the Leased Premises. This amount has been agreed by the
      parties to be 5,365 square feet, neither more nor
less.

ARTICLE III: Intent of Lease 

	3.01 	
      Net Lease It is the intent of the parties hereto that,
      except as expressly herein set out. this Lease shall be absolutely net to
      the Landlord and the Landlord shall not be responsible for any expenses or
      obligations of any kind whatsoever in respect of the Leased Premises or
      the Project. This Section will not be interpreted to make the Tenant
      responsible for payments to Mortgagees or, subject to Article III, the
      Landlord's income taxes.

	 	 
	3.02 	
      Sales Tax Despite any other section or clause of this
      Lease, the Tenant shall pay to the Landlord an amount equal to any and all
      goods and services taxes, sales taxes, value added taxes, business
      transfer taxes, or any other taxes imposed on the Landlord with respect to
      Rent payable by the Tenant to the Landlord under this Lease, or in respect
      of the rental of space under this Lease, whether characterized as a goods
      and services tax, sales tax, value added tax, business transfer 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 at the full tax rate applicable from
      time to time in respect of the Rent or the rental space, without reference
      to any tax credits available to the Landlord. The amount of the 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.
      Despite any other section or clause in this Lease. the amount payable by
      the Tenant under this paragraph shall be deemed not to be 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.

ARTICLE IV: Leased Premises, Term And Acceptance Of The Leased
Premises 

	4.01 	
      Leased Premises. The Landlord hereby leases to the Tenant
      and the Tenant hereby leases from the Landlord certain Premises (the
      "Leased Premises") being part of the Building shown approximately outlined
      in red on the sketch attached hereto as Schedule "B". The Leased Premises
      shall exclude the exterior face of all perimeter walls, windows and doors.
      The Usable Area of the Leased Premises is agreed to be 5,365 square feet
      and the Rentable Area of the Leased Premises is agreed to be 5,365 square
      feet.

	 	 
	4.02 	
      Use of Additional Areas Subject to all other relevant
      provisions of this Lease, the Landlord grants to the Tenant the non-
      exclusive licence during the Term to use for their intended purposes, in
      common with others entitled thereto, such portions of the Common Areas and
      Facilities as are reasonably required for the use and occupancy of the
      Leased Premises during Normal Business Hours and such other hours as the
      Common Areas and Facilities are open for use, as determined by the
      Landlord from time to time.

	 	 
	4.03 	
      Grant and Term The Tenant shall, subject to this Lease,
      have and hold the Leased Premises during the Term, which is the period of
      six years, two months and zero days commencing on the October 1, 2006 (the
      "Commencement Date") and expiring on November 30, 2012 unless terminated
      earlier as provided in this Lease.

Page 3 of 35 

	4.04 	
      Construction of the Leased Premises 

		
      (a) The Tenant acknowledges that it has examined the
      Leased Premises and is familiar with the condition thereof and the
      permitted uses thereof. The Tenant accepts the Leased Premises on an "as
      is" basis and agrees that the Landlord shall not be obligated or required
      to perform any work on or correct any condition of the Leased Premises
      prior to the Commencement Date or at any time thereafter except as
      otherwise provided in Schedule "C" annexed hereto. 

	 	
      (b) The Landlord will complete the work designated as
      "the Landlord's Work" in accordance with Schedule "C". 

		
      (c) The Tenant will complete the work designated as "the
      Tenant's Work" in accordance with Schedule "C", and will pay any charges
      specified in that Schedule. 

		
      (d) The Landlord may (but shall not be obligated to) give
      the Tenant seven (7) days' prior written notice of the date upon which
      possession of the Leased Premises will be available to the Tenant (in
      common with the Landlord and the Landlord's contractors and employees)
      with the Landlord's Work (as set out is Schedule "C") being substantially
      completed or completed to an extent that the Tenant's Work can be
      performed in conjunction with the Landlord's Work. The Tenant will examine
      the Leased Premises before taking possession and unless the Tenant
      furnishes the Landlord with written notice specifying any defects within
      ten (10) days after taking possession, the Tenant will be deemed to have
      examined the Leased Premises and to have agreed that they are in good
      order. There is no promise, representation or undertaking by or binding
      upon the Landlord with respect to any alteration, remodeling or
      redecorating of or installation of equipment or fixtures in the Leased
      Premises, unless expressly set forth in the Lease. 

		
      (f) In the event of a dispute as to (i) completion of the
      Landlord's Work, or (ii) the availability of the Leased Premises for
      possession by the Tenant, a certificate of the Landlord's project manager
      will be conclusive and binding upon the parties hereto. 

		
      (g) If the Landlord is unable to deliver vacant
      possession of the Leased Premises or any part thereof on the Commencement
      Date by reason of the Landlord's Work being incomplete or by reason of any
      previous tenant or occupant over holding, the Landlord shall diligently
      exercise all its rights to obtain completion and vacant possession and the
      Rent payable hereunder shall abate pro rata from day to day until the
      Leased Premises are available for occupancy by the Tenant or only a
      proportionate part thereof shall abate pro rata in the event the Tenant
      shall occupy a part of the Leased Premises, but the Landlord shall not be
      liable to the Tenant for damages of any nature whatsoever and the Tenant
      hereby agrees to accept any such abatement of Rent in full settlement of
      all claims the Tenant might otherwise have by reason of the Leased
      Premises not being available on the Commencement Date and this Lease shall
      continue in full force and effect subject only to the abatement of Rent as
      aforesaid and the Lease shall expire on the date specified in Section 4.03
      hereof notwithstanding such delay. 

ARTICLE V Rent 

	5.01 	
      Covenant to Pay The Tenant covenants with the Landlord:
      

	 	
      (a) To pay Basic Net Rent, October 1, 2006 - November 30,
      2006: Nil 

	 	
      December 1, 2006 - November 30, 2007: $ 20.50 per
      rentable foot being $ 109,982 pa being $ 9,165 per month 

	 	
      December 1, 2007 - November 30, 2008: $ 18.50 per
      rentable foot being $ 99,252 pa being $ 8,271 per month 

	 	
      December 1, 2008 - November 30, 2009: $ 18.50 per
      rentable foot being $ 99,252 pa being $ 8,271 per month 

	 	
      December 1, 2009 - November 30, 2010: $ 19.50 per
      rentable foot being $ 104,617 pa being $ 8,718 per month 

	 	
      December 1, 2010 - November 30, 2011: $ 19.50 per
      rentable foot being $ 104,617 pa being $ 8,718 per month: 

		
      December 1, 2011 - November 30, 2012: $ 19.50 per
      rentable foot being $ 104,617 pa being $ 8,718 per month payable in
      consecutive monthly installments each in advance on the first day of each
      calendar month of each Rental Year. Rent will be prorated on a daily basis
      for any fractional month period at the beginning or end of the Term.
    

		
      (b) To pay, as Additional Rent, its Proportionate Share
      of Taxes and Operating Costs in accordance with the provisions of Article
      VI herein, all costs and expenses with respect to Utilities as more
      particularly set out in Article VIII, the cost of Landlord's services, if
      applicable, as more, particularly set out in Section 7.02 herein; and any
      other costs and expenses as hereinafter set forth. 

	 	
       

	5.02 	
      Basic Rent (a) The Tenant will throughout the Term pay to
      the Landlord Basic Net Rent annually, payable in consecutive monthly
      installments. (b). The Tenant will deliver to the Landlord at the
      beginning of each Rental Year throughout the Term a series of monthly
      postdated cheques for such Rental Year for the aggregate of the monthly
      payments of Basic Rent and of any payments of Additional Rent estimated by
      the Landlord and any other payments required by this Lease to be paid
      monthly in advance. 

	 	
       

	5.03 	
      Advance Rent The Landlord acknowledges receipt of (the
      "Advance Rent"), to be held without interest by the Landlord and applied
      on account of the Basic Rent payable for the first and last months' rent
      accruing under this Lease. 

	 	
       

	5.04 	
      Security Deposit (a) The Tenant has deposited with the
      Landlord 0 (the "Security Deposit"), receipt of which is acknowledged by
      the Landlord. The Security Deposit will be held by the Landlord,
      throughout the Term, without liability for 

Page 4 of 35 

		
      interest, as security for the faithful performance by the
      Tenant of all of its covenants and obligations.

		
      (b) If the Basic Rent or Additional Rent are at any time
      overdue and unpaid, or if the Tenant fails to keep and perform any terms,
      covenants and conditions of this Lease, then the Landlord at its option
      may, in addition to any other rights it has, appropriate and apply the
      entire Security Deposit. or as much of it as is necessary to compensate
      the Landlord for loss or damage sustained or suffered by the Landlord due
      to the Tenant's breach. If the entire Security Deposit or any portion of
      it, is appropriated and applied by the Landlord for the payment of overdue
      Rent or any other amounts due and payable as a result of any default by
      the Tenant in the performance of the terms, covenants and conditions of
      this Lease, then the Tenant will, upon demand, forthwith remit to the
      Landlord a sufficient amount in cash to restore the Security Deposit to
      the original sum deposited. If the Tenant complies with all of the terms,
      covenants and conditions and promptly pays all of the Rent the Security
      Deposit will be returned in full to the Tenant without interest within
      sixty (60) days after the end of the Term, or within sixty (60) days after
      the earlier termination of the Term, as the case may be.

		
      (c) The Landlord may deliver the Security Deposit to any
      purchaser of the Landlord's interest in the Lease Premises or the Building
      and if such interest is sold, the Landlord is thereafter relieved of all
      further liability with respect to the Security Deposit.

	 	 
	5.05 	
      Rent Past Due. If the Tenant fails to pay, when the same
      is due and payable, any Basic Rent. Additional Rent or other amount
      payable by the Tenant under this Lease, such unpaid amounts bear interest
      from the due date thereof to the date of payment in full at a rate of 2%
      per month simple interest.

	 	 
	
      5.06 
	
      Accrual of Basic Rent and Additional Rent. Basic Rent and
      Additional Rent will be considered as annual and accruing from day-to-day
      and where it becomes necessary for any reason to calculate Rent for an
      irregular period of less than one (1) year, an appropriate apportionment
      and adjustment will be made.

	 	 
	5.07 	
      Payment to Landlord. All payments required to be made by
      the Tenant under or in respect of this Lease shall be made to the Landlord
      at the Landlord's office, or to such agent or agents of the Landlord or at
      such other place as the Landlord shall hereafter from time to time direct
      in writing to the Tenant.

ARTICLE VI Taxes And Operating Costs 

	6.01 	
      Taxes Payable by the Landlord. The Landlord will, subject
      to Section 6.02, pay directly to the taxing authority all Taxes for the
      Project. 

	 	
       

	6.02 	
      Taxes Payable by the Tenant. (a) The Tenant will pay to
      the Landlord as Additional Rent its Proportionate Share of the Taxes as
      defined in Section 6.02(b) for the current lease year. 

		
      (b) The Taxes to be used in Section 6.02(a) shall be the
      taxes paid by the Landlord under Section 6.01 for the appropriate year
      adjusted to the amount that would have been payable had the building been
      fully occupied. 

		
      (c) If the Landlord, acting equitably, determines that as
      a result of the construction or installation of improvements in the Leased
      Premises, the use of the Leased Premises or the particular location of the
      Leased Premises within the Building, the Tenant's Proportionate Share of
      Taxes does not accurately reflect the proper share of Taxes which should,
      in the Landlord's reasonable opinion, be payable by the Tenant, then the
      Landlord may increase or decrease the Tenant's Proportionate Share of
      Taxes in Section 6.02(a). 

		
      (d) If there is a separate tax bill and/or assessment for
      Taxes for the Leased Premises, the Landlord may use same instead of
      Proportionate Share in the calculation. 

	 	
       

	6.05 	
      Tenant's Proportionate Share of Operating Cost. (a) The
      Tenant will pay to the Landlord as Additional Rent its Proportionate Share
      of the Operating costs as set out in Schedule "E" for the current lease
      year. 
(b) The Operating costs to be used in Section 6.05(a) shall be
      those incurred by the Landlord for the appropriate year adjusted to the
      amount that would have been payable had the building been fully occupied.
      
(c) If the Landlord, acting equitably, determines that as a result of
      the construction or installation of improvements in the Leased Premises,
      the use of the Leased Premises or the non-proportional use of the
      facilities of the Building by this or other tenants, the Tenant's
      Proportionate Share of Operating costs does not accurately reflect the
      proper share which should, in the Landlord's reasonable opinion, be
      allocated to the Tenant, then the Landlord may increase or decrease the
      Tenant's Proportionate Share in Section 6.05(a). Said adjustment may be
      made for each category of costs separately. 

	 	
       

	6.06 	
      Payment Of Taxes and Operating Costs. (a) The amounts
      payable by the Tenant under Sections 6.02 and 6.05 may be reasonably
      estimated by the Landlord from time to time, and the Tenant agrees to pay
      the Landlord the Tenant's Proportionate Share as so estimated, of such
      amounts in monthly installments in advance during such period as
      Additional Rent. 

Page 5 of 35 

		
      (b) Within a reasonable period of time after the end of
      the year, the Landlord will determine and advise the Tenant of the exact
      amount of the Tenant's Proportionate Share of Taxes and Operating Costs,
      and if necessary, an adjustment will be made between the parties within
      thirty (30) days after the Tenant has been advised of the actual amounts.
      

	  	
       

	6.07 	
      Not withstanding anything in this Lease, the Additional
      Rent for the Teant shall not exceed during the term of the first year of
      the Lease after October 1, 2006, $ 6.50 per rentable square foot per year.
      

ARTICLE VII Development - Control And Services 

	7.01	
      Control of the Project 

		
      (a) The Landlord will operate and maintain the Project in
      such manner as the Landlord determines from time to time, and in a manner
      as would a prudent Landlord of a Similar Project having regard to size,
      age and location and shall provide the services set out in Section 7.2.
      

		
      (b) The Project is, at all times subject to the exclusive
      control, management and operation of the Landlord. Notwithstanding any
      other provision in this Lease to the contrary, the Landlord has the right,
      in its control, management and operation of the Project to Perform all
      acts which, in the use of good business judgment, the Landlord determines
      advisable for the efficient and proper operation of the Project. This
      includes without limitation: 

	 	
      (i) obstructing or closing off all or any part of the
      Project for the purpose of maintenance, repair or construction; 

	 	
      (ii) employing all personnel necessary for the operation
      of the Project. 

		
      (iii) constructing improvements on the Lands and making
      alterations, additions, subtractions or rearrangements to the Project,
      including building additional storeys and constructing facilities
      including parking facilities,. underground tunnels & pedestrian
      walkways and overpasses. 

		
      (iv) relocating or rearranging the various facilities and
      improvements comprising the Project and, to the extent found necessary by
      the Landlord to accommodate changes in construction, design or facilities,
      relocating, altering or rearranging the Leased Premises, provided that the
      Leased Premises as relocated, altered or rearranged will be in all
      material aspects comparable to the Leased Premises as herein defined and
      within the same building. If the Leased Premises are relocated as
      hereinbefore provided after the Commencement Date, the Landlord shall be
      responsible for the direct out-of-pocket costs of the Tenant to the
      relocated Premises and constructing replacement leasehold improvements
      therein but not for any indirect costs or losses such as overhead costs,
      loss of revenue or profit; 

		
      (v) the Landlord or any public utility company, subject
      to the Landlord's approval, shall have the right through out the Term to
      install utility lines, roof drainage and other pipe, conduits, wire or
      duct work where necessary through the ceiling space, column space or other
      parts of the Leased Premises and to maintain them, and the Tenant shall
      throughout the Term provide free and uninterrupted access for such
      purposes; and 

		
      (vi) control, supervise and regulate any parking
      facilities which maybe used in conjunction with the Project in such manner
      is the Landlord determines from time to time, including, without
      limitation, imposing charges or rates as may from time to time be
      determined by the Landlord for the use of such parking facilities.
  

		
      (c) Notwithstanding anything contained in this Lease, it
      is understood and agreed that if as a result of the exercise by the
      Landlord of its rights set out in this Section 7.01, the facilities in or
      improvements to the Project are diminished or altered, in any manner
      whatsoever, or the Leased Premises are relocated or rearranged in any
      manner whatsoever, the Landlord is not subject to any liability; nor is
      the Tenant entitled to any compensation, diminution or abatement of Basic
      Rent or Additional Rent; nor is any alteration or diminution of the
      facilities or improvements in or to the Project (including the Lease
      Premises) deemed a breach of any covenant for quiet enjoyment contained in
      this Lease or implied by law. 

	 	
       

	7.02	
      Landlord's Services 

	 	
      (a) Services to the Leased Premises: The Landlord shall
      arrange for the provisions of: 

		
      (i) heat as required for the reasonable comfortable, use
      and occupancy of the Leased Premises during Normal Business Hours,
      provided that the Landlord shall have no responsibility or liability for
      failure to provide heat when prevented from doing so by strikes or causes
      beyond the Landlord's reasonable control; 

		
      (ii) the Landlord may, at its option, provide janitorial
      and cleaning services to the Leased Premises. The Landlord shall not be
      liable for any loss or damage caused in performance of any maintenance or
      cleaning service provided to the Leased Premises, no matter how caused,
      whether by theft & whether or not resulting from or contributed to by
      the negligence of the Landlord, its servants, agents, employees,
      contractors or persons for whom the Landlord is in law responsible.
      Without in any way limiting or affecting the generality or interpretation
      of the foregoing, the Landlord shall in no event be liable for any
      indirect or consequential damages suffered by the Tenant or any others;
      

	 	
      (iii)electric power to the Leased Premises for normal
      lighting & small business office equipment (but not equipment using
      amounts of power disproportionate to that required by typical tenants at
      the time of the design the Building electrical system); and 

	 	
      (iv) maintenance repair and replacement as set out in
      Section 11.0,3. 

	 	
       

	 	
      Any use of the Leased Premises not in accordance with the
      Building design standards or any arrangement of 

Page 6 of 35 

partitions which interferes with the
normal operation of Building systems may require alterations in such Building
systems or ducts. Any of such alterations, if they can be accommodated by the
Landlord's equipment, will be made (i) by the Tenant (or, at the Landlord's
option, by the Landlord), ii) in either case, at the Tenant's expense & only
with prior written consent of the Landlord and (iii) in accordance with drawings
& specifications and by a contractor first approved in writing by the
Landlord. If installation of partitions, equipment or fixtures by or on behalf
of Tenant (other than the partitions installed pursuant to the Landlord's Work
as set out in Schedule ”C”) necessitates the re-balancing of the heating
equipment installed in the Leased Premises, such work will be performed by the
Landlord at the Tenant's expense, plus fifteen percent (15%) of the total cost
thereof representing the Landlord's overhead. The Tenant acknowledges that one
(1) year maybe required after the Tenant has fully occupied the Leased Premises
in order to properly adjust and balance the heating system. 

(b) Building Services: The Landlord
shall provide in the Building. 
(i) domestic hot and cold (or temperate)
running water and necessary supplies in washrooms sufficient for the normal use
thereof by occupants in the Building; 
(ii) elevator service for access to
and egress from the Leased Premises, except temporarily when repairs are being
made; 
(iii) maintenance, repair & replacement as set out in Section
11.03. 

ARTICLE VIII: Utilities 

	8.01	
      Charges for Utilities 

		
      (a) The Tenant will pay to the Landlord, or as the
      Landlord otherwise directs, as Additional Rent. the aggregate, without
      duplication of: (i) all electricity, water, steam charges and other
      utility charges applicable to the Leased premises on the basis of the
      Rentable Area of the Leased Premises (the "Utilities”); (ii) all
      electricity applicable to any other areas controlled by the Tenant (iii)
      the cost of any other charges levied or assessed in lieu of or in addition
      to such Utilities as determined by the Landlord acting reasonably; and
      (iv) all costs incurred by the Landlord in determining or allocating the
      charge for Utilities including, without limitation, professional
      engineering and consulting fees and an administration fee of fifteen
      percent (15%) of the total cost of such Utilities (unless paid directly by
      the Tenant to the Utility company). The Landlord will be entitled, acting
      equitably, to allocate to the Leased Premises an additional charge, as
      determined by the Landlord's engineer, for the excess supply to, &
      usage of water, electricity, steam and other Utilities in the Leased
      Premises in excess of the standard usage of tenants in the Building.
    

		
      (b) Charges for Utilities will be paid in equal monthly
      installments in advance on the basis of an initial rate reasonably
      determined by the Landlord., If the public utility rate is increased or
      decreased during the Term, the charges will be equitably adjusted and the
      decision of the Landlord, acting reasonably, will be final. 

		
      (c) The Tenant shall pay for the cost of any metering
      which the Tenant requests the Landlord to install in the Leased Premises
      or the Building, or which the Landlord wishes to install in the Building,
      for the purpose of assisting in determining the consumption of any Utility
      (including electricity and water) in the Leased Premises or which may be:
      required by the Landlord to measure or estimate any excess usage of
      electricity, water or other Utility. 

		
      (d) The Tenant will pay for any costs or expenses in
      respect of the Leased Premises resulting from use of equipment
      necessitating a dedicated circuitry or specialized power requirement.
    

		
      (e) The Tenant shall be responsible., at its own cost and
      expense, for the replacement of all electric light bulbs, tubes and
      ballasts in the Leased Premises. 

ARTICLE IX Use of the Leased Premises 

	9.01 	
      Use Of the Leased Premises: The Tenant shall not use the
      Leased Premises for any purpose other than for general office purposes,
      provided such purposes comply with the terms, covenants and conditions of
      this Lease and with all applicable laws, by-laws, zoning regulations or
      other governmental ordinances from time to time in existence. At all times
      throughout the Term the Tenant shall continuously actively and diligently
      conduct its business in the. whole of the Leased Premises in an up-to-date
      first class & reputable manner. The Tenant shall not cause or permit
      any nuisance in or about the Leased Premises of debris, rodents, vermin
      and anything of a dangerous, noxious or offensive nature or which could
      create a fire hazard (through undue load on electrical circuits or
      otherwise) or cause or permit the Leased Premises or any part thereof to
      be used for the purpose of any bankruptcy, liquidation or auction sale.
      The Tenant acknowledges that he has satisfied himself that the Leased
      Premises may be used for the purpose stated
herein.

Page 7 of 35

	9.02 	
      Quiet Enjoyment: Subject to all of the terms of this
      Lease & subject to the Tenant paying all Rent and performing all
      obligations whatsoever as & when the same are due to be paid &
      performed by the Tenant, the Tenant may peaceably possess and enjoy the
      Leased Premises as permitted & required pursuant to the terms of this
      Lease. 

	 	
       

	9.03 	
      Observance of Law: The Tenant shall be solely responsible
      for obtaining from all authorities having jurisdiction all necessary
      permits, licences and approvals as may be require to permit the Tenant to
      occupy the Leased Premises and conduct its business thereon, as required
      by all applicable laws. The Tenant shall comply at its own expense with
      all applicable laws respecting the use, condition and occupation of the
      Leased Premises, and all leasehold improvements, fixtures, equipment and
      contents thereof. The Tenant will, at its expense, cooperate with the
      Landlord in, and comply with the Landlord's requests and with all laws,
      bylaws, regulations and orders relating to, the conservation of all forms
      of energy serving the Building, 

	 	
       

	9.04 	
      Conduct of Business: 

		
      (a) The Tenant warrants that neither the Leased Premises
      nor the Common Areas and Facilities shall be used in any manner which
      shall deposit in, add to, emit or discharge into the natural environment
      or into the Building and/or the Project any contaminant, including any
      solid, liquid. gas, odour, heat, sound. vibration, radiation, or a
      combination thereof, resulting directly or indirectly from the activities
      of the Tenant or its agent, contractors, invitees, or licensees which:
    

	 	
      (i) impairs the quality of the natural environment or the
      Building and/or the Project or the Building’s systems; 

	 	
      (ii) erode pipes in the Building or otherwise cause
      damage to the Building and/or the Project; 

	 	
      (iii) causes damage to property, plant or animal life;
      

	 	
      (iv) causes material discomfort or harm to any person
    

	 	
      (v) adversely impairs the health or safety of any person;
      

	 	
      (vi) renders any property plant or animal life unfit for
      human use: or 

	 	
      (vii) interferes with the normal conduct of business.
    

	 	
       

		
      (b) The Tenant shall neither construct alter or replace
      any structure, equipment, apparatus. or mechanism which may emit or
      discharge any contaminant into any part of the natural environment or the
      Building and/or the Project nor alter any process or rate of production
      with the result that a contaminant may be emitted or discharged into the
      natural environment or the Building without first obtaining a Certificate
      of Approval for the methods or devices to be used to control the emission
      or discharge from a Director appointed by the Ministry of the Environment
      pursuant to Section 4 of the Environmental Protection Act, R.S.O., c. 141,
      and providing a copy and obtaining a receipt, therefore from the Landlord.
      

		
      (c) The Tenant shall at the date of termination of this
      Lease, remove at its sole cost and expense any and all waste resulting
      from Tenant's use and occupation of the Leased Premises including, without
      limitation, ashes, garbage, refuse, industrial or domestic waste.
  

		
      (d) The Tenant shall comply at all times with the
      provisions of the Environmental Protection Act including any and all
      regulations and any amendments made from time to time thereto. 

	 	
       

	9.05 	
      Waste, Removal: The Tenant shall, not allow any refuse,
      garbage or any loose objectionable material to accumulate in or about the
      Leased Premises or the Project and will at all times keep the Leased
      Premises in a clean and neat condition. The Tenant shall comply with
      regulations respecting the removal of waste as designated by the Landlord
      from time to time & shall be responsible for all costs of removal of
      waste from the Leased Premises other than costs of routine waste removal
      included in Operating Costs. The Tenant acknowledges that "waste" includes
      hazardous waste, in respect of which the Landlord shall have the right,
      without limiting or affecting the generality of the foregoing, to
      institute special precautions and requirements, and make specific rules
      and regulations applicable 'to those tenants who generate such waste.
    

	 	
       

	9.06 	
      Right to Extend: Provide that the tenant is not in
      material defualt and hasn't been habitually in default the Tenant shall
      have the right to extend it's Lease for a further period of Five (5) years
      under the same terms and conditions, save as to further rights of
      extension, save as to the rental rate which shall be at the then current
      market rate for similar built out premises in the immediate area. The
      Tenant shall notify the Landlord at least Six (6) months prior to the
      expiration of the term of it's intent to extend it's lease. The rental
      rate for the extension period shall a similar rate for similar premises in
      the immediate area. 

ARTICLE X Insurance and Indemnity

	10.01	
      Tenant's Insurance 

		
      (a) The Tenant will, throughout the Term (and at any
      other time during which the Tenant is in possession of the Leased
      Premises), at its expense, take out and keep in full force and affect the
      following insurance: 

		
      (i) all risks (including flood & earthquake) property
      insurance, in an amount equal to the full replacement cost (new) of all
      improvements, equipment and chattels in or serving the Leased Premises. or
      for which the Tenant legally 

Page 8 of 35 

		
      liable;

		 (ii) extra expense insurance for a period of indemnity
        of not less than twelve (12) months in such amount as will reimburse the
        Tenant for loss attributable to all perils insured against in Sections
        10.01(a)(i) and (a)(iii) including prevention of access to the Leased
        Premises or the Building &/or the Project as a result of such perils:
        

        (iii) if applicable broad-form boiler and machinery insurance on a blanket
        repair and replacement basis with limits for each accident in an amount
        of not less than the replacement cost (new) of all leasehold improvements
        and of all boilers, pressure vessels, air-conditioning equipment and miscellaneous
        electrical apparatus owned or operated by the Tenant or by others (other
        than the Landlord) on behalf of the Tenant in the Leased Premises or relating
        to or serving the Leased Premises; 

        (iv) Public liability and property damage insurance, including personal
        injury liability, blanket contractual liability, employers’ liability,
        occurrence property damage and owners' and contractors' protective insurance
        coverage, with the coverage to include the activities and operations of
        the Tenant and any other person on the Leased Premises or performing work
        for the Tenant all others for whom the Tenant is in law responsible in
        any other part of the Building &/or the Project. The policies will,
        (1) be written on a comprehensive basis, with inclusive limits of not
        less than two million dollars ($2,000,000) for bodily injury to any one
        or more Persons, or property damage, and such higher limits as the Landlord,
        acting reasonably, or the Mortgagee requires from time to time and (2)
        name the Landlord, and the Mortgagee as insureds and contain severability
        of interest and cross-liability clauses; 

        (v) broad form Tenant's legal liability insurance for the actual cash
        value of the Leased Premises, including loss of use thereof; (vi) two
        million dollars ($2,000,000) inclusive limits automobile liability insurance
        on a nonowned form including contractual liability, and on an owner's
        form, covering all licensed vehicles operated by or on behalf of the Tenant;
        and 

        (vii) any other form of insurance as the Tenant or the Landlord, acting
        reasonably, or the Mortgagee requires from time to time in form, in amounts
        and for insurance risks against which a prudent tenant would insure.

		
      (b) The Tenant's policies will:

		
      (i) with respect to leasehold improvements,. contain the
      Mortgagee's standard mortgage clause;

		 (ii) with respect to property, boiler, and machinery
        insurance and extra expense insurance, name the Landlord as an insured
        and contain a waiver of any subrogation rights which the Tenant's insurers
        may have against the Landlord and those for whom the Landlord is in law
        responsible, whether the damage is caused by the act, omission or negligence
        of the Landlord or those for whom the Landlord is in law responsible;
        (iii) be taken out with insurers reasonably acceptable to the Landlord
        and in a form reasonably satisfactory to the Landlord; 

        (iv) be noncontributing with and apply only as primary and not as excess
        to any other insurance available to the Landlord or the Mortgagee; 

        (v) not be invalidated as respects the interest of the Landlord and the
        Mortgagee by reason of any breach or violation of any warranties, representations,
        declarations or conditions contained in the policies; & (vi) contain
        an undertaking by the insurers to notify the Landlord and the Mortgagee
        in writing by registered mail not less than thirty (30) days prior to
        any cancellation or material change that reduces or restricts the insurance.

		
      (c) The Tenant agrees, that, certificates of insurance on
      the Landlord’s standard form or, if required by the Mortgagee, evidence in
      the form of notarized, certified copies of the policies signed by the
      insurers, will be delivered to the Landlord as soon as practicable after
      the placing of the required insurance.

		
      (d) If there is damage or destruction to the leasehold
      improvements in the Leased Premises, the Tenant will use the insurance
      proceeds for the sole purpose of repairing or restoring the leasehold
      improvements. In the event of damage to or destruction of the Building
      and/or Project entitling the Landlord to terminate this Lease under
      Section 12.02, then., if the Leased Premises have also been damaged or
      destroyed, the Tenant will forthwith pay the Landlord all of its insurance
      proceeds relating to the leasehold improvements, and if the Leased
      Premises have not been damaged or destroyed, the Tenant shall upon demand
      deliver to the Landlord, in accordance with this Lease, the leasehold
      improvements and the Leased Premises

	 	 
	10.02 	
      Increase In Insurance Premiums: If (a) the occupancy of
      the Leased Premises; (b) the conduct of business in the Leased Premises;
      or (c) any acts or omissions of the Tenant in the Building or the Leased
      Premises causes or results in any increase in premiums for the insurance
      carried from time to time by the Landlord with respect to the Building,
      the Tenant will pay the increase in premiums within five (5) days after
      invoices for addition premiums are rendered by the Landlord.

	 	 
	10.03 	
      Cancellation of Insurance: If any insurance policy in
      respect of the Building and/or the Project is canceled or threatened by
      the insurer to be canceled. or the coverage reduced by the insurer by
      reason of the use and occupation of the Leased Premises and if the Tenant
      falls to remedy the condition giving rise to cancellation, threatened
      cancellation or reduction of coverage within forty-eight (48) hours after
      notice by the Landlord. the Landlord may, at its option, either (a)
      exercise its rights of reentry including termination under Article XVI, or
      (b) at the Tenant's expense, enter upon the Leased Premises and remedy the
      condition giving. rise to the cancellation, threatened cancellation or
      reduction.

Page 9 of 35 

	10.04 	
      Loss or Damage: The Landlord is not liable for any death
      or injury arising from or out of any occurrence in, upon, at, or relating
      to the Building or the Lands or damage to property of the Tenant or of
      others wherever located, whether or not resulting from (a) the negligence
      of the Landlord or those for whom it may in law be responsible, (b) the
      exercise by the Landlord of any of its rights under this Lease, or (c) by
      Landlord's failure to supply any services, facilities or utilities
      required by this Lease. This exculpation of the Landlord from liability
      extends to and includes all damages, direct, indirect or consequential,
      damages for personal discomfort, illness or inconvenience, and any death.
      injury or damage to property or other loss resulting form any cause.
      including without limitation, fire, explosion, falling plaster, falling
      ceiling tile, falling ceiling fixtures and diffuser coverings, steam, gas,
      electricity, water, rain, flood, snow or leaks from any part of the
      Building and/or the Project, including pipes, sprinklers, appliances,
      plumbing works, roofs, windows or the subsurface of any floor or ceiling
      of the Building and/or the Project or from any lands adjoining the
      Project. The intent of this Section is that the Tenant (and all other
      Persons having business with the Tenant) is to look solely to its insurers
      to satisfy any claim which may arise, on account of death, injury, loss or
      damage irrespective of its cause, except with respect to any inherent
      structural defects or weaknesses. 

	 	
       

	10.05 	
      Landlord's Insurance: 

		
      (a) The Landlord shall at all times through the Term
      carry:. (i) insurance on the Building (including the foundations and
      excavations) and the equipment contained in or servicing the Building and
      owned by the Landlord (specifically excluding, any property with respect
      to which the Tenant and other tenants are obliged to insure pursuant to
      Section 10.01 or similar sections of their respective leases) against
      damage by "All Risks" perils and comprehensive boiler and machinery
      coverage in such reasonable amounts and with such reasonable deductions as
      would be carried by the prudent owner of a reasonably similar building,
      having regard to size, age and location; (ii) public liability and
      property damage insurance with respect the Landlord's operations in the
      Building; and (iii) other forms of insurance considered advisable by the
      Landlord and its Mortgagee, in each case, in such reasonable amounts and
      with such reasonable deductions as would be carried by a prudent owner of
      a reasonably similar building. 

		
      (b) Notwithstanding the Landlord's covenant contained in
      this Section 10.05 and notwithstanding the Tenant's contribution to the
      cost of the Landlord's insurance premiums, the Tenant acknowledges and
      agrees (1) the Tenant is not relieved of any liability arising from or
      contributed to by its negligence or its willful acts or omissions, (2) no
      insurable interest or other benefit (including an implied waiver of
      subrogation from the Landlord's insurers) is conferred upon the Tenant
      under the Landlord's Insurance policies, and (3) the Tenant has no right
      to receive proceeds from the Landlord's insurance policies. 

	 	
       

	10.06 	
      Indemnification of' the Landlord: Notwithstanding any
      other term., covenant & condition contained in this Lease, the Tenant
      will indemnify the Landlord and save it harmless from and against all loss
      (including loss of rentals), claims, actions, damages, costs, liability
      and expense in connection with loss of life, personal injury, damage to
      property (including any portion of the Building &/or the Project and
      their respective equipment, machinery, services and improvements) or any
      other loss or injury whatsoever arising from or out this Lease, or any
      occurrence in the Leased Premises, or the Tenant's occupancy of the Leased
      Premises or the Building and/or the Project, or occasioned wholly or in
      part by any act or omission of the Tenant or by anyone permitted to be on
      the Leased Premises or the Building or the Project by the Tenant. If the
      Landlord is, without fault on its part, made a party to any litigation
      commenced by or against the Tenant then the Tenant will protect, indemnify
      and hold the Landlord harmless and pay all expenses and reasonable legal
      fees incurred or paid by the Landlord in connection with the litigation.
      The Tenant will also pay all costs, expenses & legal fees (on a
      solicitor and his client basis) that may be incurred or paid by the
      Landlord in enforcing the terms, covenants and conditions in this Lease.
      

ARTICLE XI Maintenance, Repairs And Alterations 

	11.01	Maintenance, Repairs and
      Alterations by the Tenant: 
		
      (a) The Tenant will at all times, at its expense,
      maintain the whole of the Leased Premises including without limitation,
      all interior partitions, signs doors, fixtures, shelves, equipment and
      appurtenances thereof and improvements thereto, including without
      limitation, electrical, lighting, wiring, plumbing fixtures and equipment
      within or exclusively serving the Leased Premises in good order,
      first-class condition and repair which shall include, without limitation,
      periodic painting & decoration as determined by the Landlord, acting
      reasonably & the Tenant will make all needed repairs and replacements
      with due diligence & dispatch. 

		
      (b) The Tenant will Pay for the cost of replacement of
      glass broken on the Leased Premises including outside windows and doors of
      the perimeter of the Leased Premises. 

		
      (c) At the expiration or earlier termination of the Term,
      the Tenant will surrender the Leased Premises to the Landlord in as good a
      condition as the Tenant is required to maintain them throughout the Term
      or as otherwise provided in Section 11.04. 

Page 10 of 35 

	11.02 	Landlord's Approval Of the
      Tenant's Repairs & Alterations: 
		
      (a) The Tenant will not make any repairs, alterations,
      replacements, additions, decorations or improvements ("Alterations") to
      any part of the Leased Premises without first obtaining the Landlord's
      written approval. The Tenant will submit to the Landlord: (i), details of
      the proposed work including professionally prepared drawings and
      specifications, (ii) any indemnification against liens which the Landlord
      reasonably requires; and (iii) evidence satisfactory to the Landlord that
      the Tenant has obtained at its expense all necessary consents, permits,
      licenses and inspections from all governmental and regulatory authorities
      having jurisdiction. 

		
      (b) All Alterations will be performed: (i) at the
      Tenant's expense; (ii) by competent workmen (iii) in a good and
      workmanlike manner, (iv) in accordance with the drawings &
      specifications approved by the Landlord; and (v) subject to the reasonable
      regulations, controls & inspection of the Landlord. 

		
      (c) Any Alterations made by the Tenant without the prior
      consent of the Landlord or not made in accordance with the drawings and
      specifications approved by the Landlord will, if requested by the
      Landlord, be promptly removed by the Tenant at the Tenant's expense and
      the Leased Premises restored to their previous condition. Failing such
      removal, the Landlord will be entitled remove any Alterations forthwith
      without notice and at the Tenant's expense, In any event no Alterations
      may be permitted if the Landlord determines that they may weaken or
      endanger the structure of the Building, adversely affect the condition or
      operation of or diminish the value of the Building, affect the Landlord’s
      coverage for zoning purposes or cause the Landlord to provide additional
      parking spaces. 

		
      (d) If however the proposed Alterations or any of them
      affect any part of the structure of the Building or any of the electrical,
      mechanical or other base building systems. Such Alterations will be
      performed only by the Landlord at the Tenant's expense and the Tenant will
      promptly reimburse the Landlord for the cost of the Alterations (including
      architectural and other consulting fees) plus fifteen percent (15%) of the
      total cost representing the Landlord’s overhead. 

	 	
       

	11.03 	
      Maintenance, Repairs and Alterations by the Landlord:
    

		
      (a) The Landlord will, subject to Section 11.01 &
      Article XII, maintain & repair the structure of the Project, including
      without limitation, the foundations, exterior wall assemblies including
      weather walls, subfloor, roof, bearing walls, & structural columns
      & beams of the Building and the mechanical, electrical & other
      base building systems of the Project as would a prudent owner of a similar
      project. The cost of this will be included in Operating Costs. However, if
      the Landlord is required, due to the business carried on by the Tenant, to
      make structural repairs or replacements by reason of the application of
      laws, ordinances or other regulations of any governmental body or by
      reason of act, omission or default of the Tenant or those for whom the.
      Tenant is in law responsible, then the Tenant will be liable for the total
      cost of those repairs or replacements plus fifteen percent (15%) of the
      total cost representing the Landlord's overhead. 

		
      (b) The Tenant acknowledges and agrees that the Landlord
      is not liable for any damages, direct, indirect or consequential, or for
      damages for personal discomfort, illness or inconvenience of the Tenant or
      the Tenant's servants, clerks, employees, invitees or other persons by
      reason of (i) the failure, cessation or interruption of any Utilities,
      equipment, facilities or systems servicing the Building or the Leased
      Premises, (whether or not supplied by the Landlord or others) or (ii)
      reasonable delays in the performance of any repairs, replacements and
      maintenance for which the Landlord is responsible pursuant to this Lease.
      

		
      (c) If the Tenant refuses or neglects to carry out any
      repairs as required pursuant to Section 11.01, and to the reasonable
      satisfaction of the Landlord, the Landlord may, but will not be obliged
      to, make such repairs without being liable for any loss or damage that may
      result to the Tenant's equipment, fixtures or other property or to the
      Tenant's business by reason thereof, and upon completion the Tenant will
      pay to the Landlord as Additional Rent upon demand the Landlord's costs
      relating to any such repairs and a sum equal to fifteen percent (15%)
      thereof representing the Landlord’s overhead. 

		
      (d) If any elevator servicing the Building &/or the
      Project or if any mechanical or base building equipment, facilities or
      systems are damaged or destroyed or are in need or repair, the Landlord
      will have a reasonable time in which to make the required repairs or
      replacements necessary for the resumption of the services to the Leased
      Premises (to the extent of the Landlord's obligations under this Lease),
      and the Tenant is not entitled to any compensation or damages, but if any
      of the foregoing items had become impaired, damaged or destroyed in any of
      the circumstances referred to in Section 11.03(c), then the Tenant will be
      responsible for the cost of repairing, restoring or making good the damage
      in accordance with the provisions of Section 11.03 (c). 

		
      (e) If the Building or the Project or any part of it or
      any equipment, machinery, facilities or improvements of the Building or
      the Project, or the root or outside walls of the Building or the Project
      or any other structural portions of the Building or the Project require
      repair or replacement or become damaged or destroyed through the
      negligence, carelessness, misuse or other act of the Tenant or those for
      whom the Tenant is in law responsible, or by any Person having business
      with the Tenant, or by the Tenant or those for whom it is in law
      responsible in any way stopping up or damaging the heating or
      air-conditioning apparatus, water pipes, drainage pipes or other equipment
      or facilities or parts of the Building or the Project, then the cost of
      the resulting repairs, replacements or alterations plus a sum equal to
      fifteen percent (15%) of the cost will be paid by the Tenant to the
      Landlord upon demand after presentation of an account. 

	 	
      (f) If any equipment installed by the Tenant requires
      additional utility, electrical or mechanical facilities, the
  

Page 11 of 35 

		
      Landlord may, in its sole discretion, if they are
      available, elect to install them at the Tenant's expense and in accordance
      with plans and specifications to be approved in advance in writing by the
      Landlord. 

	 	
       

	11.04 	
      Removal and Restoration by the Tenant: 

		
      (a) All Alterations made by, the he Tenant, or made by
      the Landlord on the Tenant's behalf (other than the Tenant's trade
      fixtures) immediately become the property of the Landlord upon affixation
      or installation, without compensation therefor to the Tenant, and will not
      be removed from the Leased Premises at any time unless permitted or
      required by the Landlord. The Landlord is under no obligation to repair.
      maintain or insure these Alterations. the Tenant will, at the expiration
      or earlier termination of the Term, at its cost, remove those leasehold
      improvements and fixtures which the Landlord requires the Tenant to remove
      and will make good any damage to the Leased Premises or the Building or
      the Project resulting from their installation or removal. 

		
      (b) The Tenant may during the Term in the normal course
      of its business and with the prior written consent of the Landlord remove
      its trade fixtures, but only if they have become excess for the Tenant's
      purposes or the Tenant is substituting new and similar trade fixture, and
      in each case, only when the Tenant is not in default under the terms of
      this Lease. At the expiration or earlier termination of the Term, the
      Tenant will, at its own cost, remove all of its trade fixtures & will
      make good. any damage to the Leased premises or the Building or the
      Project caused as a result of their installation or their removal. If the
      Tenant does not remove its trade fixtures at the end or earlier
      termination of the Term, the trade fixtures will, at the. Landlord's
      option, become the property of the Landlord and may be removed from the
      Leased Premises & sold or disposed of by the Landlord in such manner
      as it deems advisable. 

		
      (c) For greater certainty, the Tenant’s trade fixtures
      exclude: (i) heating or air-conditioning systems, facilities and
      equipment. (ii) floor covering affixed the floor of the Leased Premises;
      (iii) light fixtures: (iv) internal stairways and doors, if any; & (v)
      any fixtures, facilities, equipment or installations installed by or at
      the expense of the Landlord pursuant to Schedule “C”; all of which are
      deemed to be leasehold improvements. 

	 	
       

	11.05 	
      Over holding - No Tacit Renewal: If the Tenant remains in
      possession on the Leased Premises after the end of the Term without having
      signed a new lease or an extension of Term agreement, there is no tacit
      renewal of this Lease or the Term, notwithstanding any statutory
      provisions or legal presumptions to the contrary, & the Tenant will be
      deemed to be occupying the Leased Premises as a tenant from month-to-month
      at a monthly Basic Rent equal to twice the monthly amount of Basic Rent
      payable during the last month of the Term, and otherwise, upon the same
      terms, covenants and conditions as are set forth in this Lease (including
      the payment of Additional Rent) so far as these are applicable to a
      monthly tenancy. 

	 	
       

	11.06 	
      Tenant to Discharge All Liens: The Tenant shall promptly
      pay all of its contractors and others supplying materials or performing
      work on its behalf in respect of the Leased Premises and will do all
      things necessary, to ensure that no lien is registered against the
      Building or the Project or the Tenant’s leasehold interest. If any
      construction or similar lien is made, filed or registered against title to
      the Project (or any part of it), the Building or against the Tenant’s
      leasehold interest, as a result of any work, materials or services
      supplied or performed by or on behalf of the Tenant or otherwise in
      respect of the Leased Premises, the Tenant will discharge it forth with at
      the Tenant’s expense. If the Tenant fails to discharge the lien, then in
      addition to any other right or remedy of the Landlord, the Landlord may
      elect to discharge the lien by paying the amount claimed to be due, &
      any additional amounts as may be required by law or otherwise into court
      or directly to the lien claimant & the amount paid by the Landlord
      & all costs & expenses including all solicitors’ fees (on a
      solicitor & his client basis) incurred as a result of the lien
      including without limitation procuring its discharge will be immediately
      paid by the Tenant to the Landlord. 

	 	
       

	11.07 	
      Signs & Advertising: 

		
      (a) The Tenant will not place or permit any notice,
      lettering or other signage on or visible from the exterior of the Leased
      Premises or anywhere in the interior of the Leased Premises which is
      visible from the outside of the Leased Premises. The Landlord may
      prescribe a uniform pattern of identification signs in specified locations
      for tenants in accordance with the Landlord’s design criteria for the
      Building which shall be placed by the Landlord at the Tenant’s expense on
      the outside of either the interior walls or doors leading into the Leased
      Premises. 

		
      (b) The Landlord may require the Tenant to erect exterior
      signage on the outside fascia of the Leased Premises & provided such
      signage shall be installed: (a) subject to obtaining & in accordance
      with all municipal by-laws & other applicable governmental rules &
      regulations; (b) at the sole cost of the Tenant; (c) in a good &
      workmanlike manner; (d) in a location & of a size approved by the
      Landlord in writing; (e) in accordance with drawings & specifications
      approved by the Landlord in writing; & (f) such signage shall
      otherwise be subject to the provisions of this Section 11.07 &
      Schedule “C” attached to this Lease, where applicable. 

		
      (c) At the expiration or earlier termination of this
      Lease, the Landlord, or the Tenant at the Landlord’s request, will remove
      all signs, pictures, advertisements, notices, letterings or decorations
      from the Leased Premises at the Tenant’s expense & the Tenant will
      promptly repair all damage caused by its installation & removal.
    

Article XII Damage & Destruction 

Page 12 of 35 

	12.01 	
      Destruction of the Leased Premises 

		
      (a) If the Leased Premises are destroyed or damaged as a
      result of fire or other casualty required to be insured against by the
      Landlord, & if as a result of such occurrence: 

		
      (i) the Leased Premises are rendered wholly or partially
      untenantable, this Lease will continue in full force & effect &
      the Landlord will commence diligently to restore the Leased Premises to
      the extent only of the Landlord’s Work set out in Schedule “C”, & then
      only to the extent of the insurance proceeds actually received or
      receivable by the Landlord, & Basic Rent and Additional Rent (but not
      Additional Rent) will abate entirely or proportionally, as the case may
      be, to the portion of the Leased Premises rendered untenantable from the
      date of the destruction or damage until the Leased Premises have been
      restored & rendered tenantable by the Landlord to the extent of its
      obligations hereunder; 

		
      (ii) the Leased Premises are not rendered untenantable in
      whole or in part, this Lease will continue in full force & effect, the
      Rent and other amounts payable by the Tenant will not abate & the
      Landlord will commence diligently to restore the Leased Premises to the
      extent required by this Section 12.01(a). 

		
      (b) Notwithstanding Section 12.01(a), if the Leased
      Premises are damaged or destroyed by any cause whatsoever, & if, in
      the opinion of the Landlord reasonably arrived at, the Leased Premises
      cannot be rebuilt or made fit for the purposes of the Tenant within 180
      days of the damage or destruction, the Landlord, instead of rebuilding or
      making the Leased Premises fit for the Tenant in accordance with Section
      12.01(a), either party may at its option elect to terminate this Lease by
      giving the other party, within 30 days after the damage or destruction,
      notice of termination & thereupon Rent & any other payments for
      which the Tenant is liable under this Lease will be apportioned & paid
      to the date of damage or destruction. 

		
      (c) Once the Landlord has substantially completed its
      restoration work, the Tenant will forthwith complete all work required to
      fully restore the Leased Premises for business. Nothing in this Section
      12.01 requires the Landlord to rebuild the Leased Premises in the
      condition & state that existed before the damage, but the Leased
      Premises as rebuilt will have reasonably similar facilities & services
      to those in the leased Premises prior to the damage. 

	  	
       

	12.02 	
      Destruction of the Building 

		
      (a) Notwithstanding Section 12.01, if 25% or more of the
      total Rentable Area of the Building is damaged or destroyed (irrespective
      of whether the Leased Premises are damaged or destroyed) and if, in the
      opinion of the Landlord reasonably arrived at, the damaged or destroyed
      parts of the Building cannot be rebuilt or made fit for the purposes of
      the respective tenants of the space within 180 days of the damage or
      destruction then the Landlord may, at its option, (to be exercised by
      written notice to the Tenant within 30 days following the occurrence)
      elect to terminate this Lease. In the case of such election, the Term and
      the tenancy hereby created will expire on the thirtieth day after such
      notice is given, without indemnity or penalty payable by, or any other
      recourse against, the Landlord, & the Tenant shall vacate &
      surrender the Leased Premises to the Landlord within such 30 day period.
      Basic Rent & Additional Rent shall be payable without reduction or
      abatement subsequent to the damage or destruction & until the date of
      termination, unless the Leased Premises has been damaged or destroyed as
      well, in which event Section 12.04 will apply. 

		
      (b) If any part of the Building is destroyed or damaged
      & the Landlord does not elect to terminate this Lease, the Landlord
      will commence diligently to restore that part of the Building damaged or
      destroyed, but only to the extent of the Landlord’s responsibilities
      pursuant to the terms of the various leases for the premises in the
      Building, & exclusive of any tenant’s responsibilities set out
      therein. If the Landlord elects to restore the Building, or any part
      thereof, the Landlord may restore according to plans & specifications
      & working drawings other than those used in the original construction
      of the Building. 

	  	
       

	12.03 	
      Expropriation 

		
      Both the Landlord & the Tenant agree to cooperate
      with the other regarding an expropriation of the Leased Premises or the
      Building or the Project or any part thereof, so that each may receive the
      maximum award to which they are respectively entitled at law. To the
      extent that any portion of the Building or the Project other than the
      Leased Premises is expropriated, then the full proceeds accruing or
      awarded as a result will belong to the Landlord & the Tenant will
      abandon or assign to the Landlord any rights which the Tenant may have or
      acquire by operation of law to those proceeds or awards & will execute
      all such documents as in the opinion of the Landlord are necessary to give
      effect to this intention. 

ARTICLE XIII Assignment, Subletting & Change of Control 

	13.01 	Consent Required 
		
      (a) The Tenant shall not assign this Lease or sublet or
      part with or share possession of all or any part of the Leased Premises
      & shall not grant any licences or other rights to others to use any
      portion of the Leased Premises (all of the foregoing hereinafter referred
      to as a “Transfer”; a party making a Transfer is referred to as a
      “Transferor” & a party taking a Transfer as a “Transferee”) without
      the prior written consent of the Landlord which consent will not be
      unreasonably withheld or delayed. Notwithstanding & without in any way
      affecting or limiting the interpretation of 

Page 13 of 35 

		
      the foregoing, it is agreed that it shall be reasonable
      for the Landlord to withhold its consent to a Transfer unless it is shown
      to the Landlord’s satisfaction that: (i) the proposed Transferee has a
      good business & personal reputation & has financial strength at
      least sufficient to satisfy all the obligations of the Tenant hereunder;
      (ii) without affecting the interpretation of Section 9.01 or any other
      provision hereof, the business proposed to be carried on by the Transferee
      on the Leased Premises will not be incompatible with the uses of other
      tenants of the Project & will not be more burdensome on the Project in
      terms of parking requirements or any other factor than the business
      previously carried on by the Tenant on the Leased Premises; & (iii)
      the proposed Transferee is not an existing occupant of any part of the
      Project & is not in any way affiliated with such existing occupant or
      bona fide prospect. The provisions of this Article XIII shall apply to any
      Transfer which might occur by inheritance or operation of law. 

		
      (b) If the Landlord withholds, delays or refuses to give
      consent to any Transfer, whether or not the Landlord is entitled to do so,
      the Landlord shall not be liable for any losses or damages in any way
      resulting therefrom & the Tenant shall not be entitled to terminate
      this Lease or exercise any other remedy whatever in respect thereof except
      to seek the order of a court of competent jurisdiction compelling the
      Landlord to grant any such consent which the Landlord is obliged to grant
      pursuant to the terms of this Lease. 

	 	
       

	13.02 	
      Obtaining Consent 

		
      (a) All requests to the Landlord for consent to any
      Transfer shall be made to the Landlord in writing together with a copy of
      the agreement persuant to which the proposed Transfer will be made & a
      nonrefundable payment to the Landlord of the sum of $500 on account of all
      costs incurred by the Landlord in considering & processing the request
      for consent. 

		
      (b) All such requests to the Landlord for consent to any
      Transfer shall also be accompanied by such information in writing that a
      Landlord might reasonably require respecting a proposed Transferee
      including, without limitation, name, business & home addresses &
      telephone numbers, business experience, credit information & rating,
      financial position & banking & personal references, description of
      business proposed to be conducted by the Transferee on the Leased Premises
      & parking requirements of such business. 

	 	
       

	13.03 	
      Landlord’s Option 

	 	
      removed 

	 	
       

	13.04 	
      Terms of Consent 

		
      In the event of a Transfer , the Landlord shall have the
      following rights, in default of any of which no such Transfer shall occur
      or be effective: 

		
      (i) to require the Tenant & the Transferee &
      Indemnifier, if any, to enter into a written agreement to implement any
      Amendments to this Lease to give effect to the Landlord’s exercise of any
      of its rights hereunder; 

		
      (ii) to require the Transferee to enter into an agreement
      with the Landlord in writing & under seal to be bound by all of the
      Tenant’s obligations under this Lease in respect of the portion of the
      Leased Premises which is the subject of the Transfer: 

		
      (iii) to require the Transferee to waive any rights,
      pursuant to the Landlord & Tenant Act and any amendments thereto &
      to any other statutory provisions of the same or similar effect, to pay
      any Rent less than any amount payable hereunder: 

	 	
      (iv) removed 

		
      (v) to require that this Lease be amended to delete
      therefrom any right of renewal and any right to lease premises in the
      Project; 

	 	
      (vi) removed 

		
      (vii) to require that this Lease be amended so that the
      Basic Rent payable by the Transferee to the Landlord will not be less than
      the greater of the Basic Rent payable pursuant to Section 5.02 & the
      Landlord's current posted rental rate for leased premises in the Building
      similar to the Leased Premises at the time of the granting of the
      Landlord's consent. 

	 	
       

	13.05 	
      Effective of Transfer 

		
      (a) No consent of the Landlord to a Transfer shall be
      effective unless given in writing and executed by the Landlord and no such
      consent shall be presumed by any act or omission of the Landlord or by the
      Landlord's failure to respond to any request for consent or by the
      Landlord's accepting any payment of any amount payable hereunder from any
      party other than the Tenant. No Transfer & no consent by the Landlord
      to any Transfer shall constitute a waiver of the necessity to obtain the
      Landlord’s consent to any subsequent or other Transfer. 

		
      (b) In the event of any Transfer or any consent by the
      Landlord to any Transfer, the Tenant shall not thereby be released from
      any of its obligations hereunder but shall remain bound by all such
      obligations pursuant to this Lease for the balance of the Term. If this
      Lease is renewed or extended by any Transferee pursuant to any option of
      the Tenant, each Transferor shall be liable for all of the obligations of
      the Tenant throughout the term as renewed or extended 

		
      (c) Every Transferee shall be obliged to comply with all
      of the obligations of the Tenant under this Lease, and any default of any
      Transferee shall also constitute a default of the Tenant hereunder. If
      this Lease is ever disclaimed or 

Page 14 of 35 

		
      terminated by a trustee in bankruptcy of a Transferee,
      the Tenant shall nevertheless remain responsible for fulfillment of all
      obligations of the Tenant hereunder for what would have been the balance
      of the Term but for such disclaimer or termination, and shall upon the
      Landlord’s request enter into a new lease of the Leased Premises for such
      balance of the Term and otherwise on the same terms and
  conditions.

	 	 
	13.06 	
      No Advertising of the Leased Premises

		
      The Tenant shall not advertise this Lease or all or any
      part of the Leased Premises or the business or fixtures or contents
      therein for sale without the Landlord’s prior written consent.

	 	 
	13.07 	
      Mortgage of Lease

		
      The restrictions on Transfer as aforesaid shall apply to
      any assigning, subletting, mortgaging, charging or otherwise transferring
      of the Leased Premises or this Lease for the purpose of securing any
      obligation of the Tenant.

	 	 
	13.08 	
      Corporate Ownership

		
      If the Tenant or any occupant of the Leased Premises at
      any time is a corporation the transfer of the majority of the issued
      shares in the capital stock or any transfer, issuance or division of any
      shares of the corporation or of any affiliate of the corporation
      sufficient to transfer control to others than the then present
      shareholders of the corporation shall be deemed for all purposes of this
      Article XIII to be a Transfer. Upon request, the Tenant shall make the
      corporate books and records of the Tenant and of any affiliate of the
      Tenant available to the Landlord and its representatives for inspection in
      order to ascertain whether or not there has at any time during the Term
      been a change in control of the Tenant corporation as aforesaid. This
      Section 13.08 shall not apply to the Tenant if and as long as the Tenant
      is in occupancy of the Leased Premises and is a corporation whose shares
      are listed and traded on any recognized public stock exchange in Canada or
      the United States.

	 	 
	13.0.9 	
      Assignment by the Landlord

		
      If there is a sale, lease or other disposition by the
      Landlord of the Project or any part thereof or the assignment by the
      Landlord of this Lease or any interest of the Landlord hereunder & the
      extent that the purchaser or assignee assumes the covenants and
      obligations of the Landlord hereunder, the Landlord will thereupon &
      without further agreement be relieved of all further liability with
      respect to its covenants obligations.

ARTICLE XIV Access And Alterations 

	14.01 	
      Right of Entry

		
      The Landlord & its agents have the right to enter the
      Leased Premises at all reasonable times (except in the event of an
      emergency when the Landlord can enter at any time) to show them to
      prospective purchasers, lessees or mortgagees, & to examine them &
      make repairs, alterations or changes to the Leased Premises or the Project
      as the Landlord considers necessary including, without limitation,
      repairs, alterations or changes to pipes, wiring, conduits, ducts and
      other installations in the Leased Premises where necessary to serve
      another part of the Project. For that purpose the Landlord may take all
      required materials into the Leased Premises and may have access to the
      underfloor ducts and access panels to mechanical shafts and the Landlord
      has the right to check, calibrate, adjust and balance controls & other
      parts of the heating, ventilating and air-conditioning. The Rent will not
      abate while any repairs, alterations or changes are being made due to loss
      or interruption of the business of the Tenant or otherwise & the
      Landlord will not be liable for any damage, injury or death caused to any
      person, or to the property of the Tenant or of others located on the
      Leased Premises as a result of the entry. If the Tenant is not present to
      permit an entry into the Leased Premises at the time that the entry is
      necessary, then the Landlord may, in the case of an emergency, forcibly
      enter the Leased premises to exercise its rights under this
  Section.

ARTICLE XV Status Statement, Attornment And Subordination 

	15.01 	Status Statement 
		
      Within ten (10) days after written request by the
      Landlord, the Tenant will deliver in a form supplied by the Landlord, a
      status statement or a certificate (which will be certified by the Tenant
      to be accurate) to any proposed purchaser, assignee, lessor or mortgagee
      or to the Landlord which will contain such acknowledgments and information
      as is customarily called for in status statements and estoppel
      certificates delivered in conjunction with commercial tenancies together
      with any additional acknowledgments and information as any proposed
      purchaser, assignee, lessor or mortgagee requires. 

	 	
      

	I5.02 	
      Subordination and Attornment 

		
      (a) This Lease and the Tenant's rights hereunder are,
      & will at all times be, subordinate to any and all mortgages, trust
      deeds. financing, refinancing or collateral, financing and the instruments
      as well as the charge or lien resulting from all or any of the foregoing
      or any renewals or extensions thereof from time to time in existence
      against the Project (or part thereof) (collectively, the "Encumbrances").
      Upon request, the Tenant will subordinate this Lease

Page 15 of 35 

		 and all of its rights hereunder in such form as the
        Landlord requires to any Encumbrance and, it requested the Tenant will
        attorn to the holder of my such Encumbrance (the "Encumbrancer").

		 (b) The Tenant will, if possession is taken under, or
        any proceedings are brought for possession under or the foreclosure of.
        or in the event of the exercise of the power of sale under, any Encumbrance,
        attorn to the Encumbrancer or the purchaser upon any such foreclosure,
        sale or other proceeding and recognize the Encumbrancer or the purchaser
        as the Landlord under this Lease.

		 (c) Upon the written request of the Tenant, the Landlord
        shall use its reasonable efforts to obtain at the Tenant's expense an
        agreement from the permanent financing mortgagee of the Project to the
        effect that upon the execution and delivery by the Tenant to the Landlord
        of the Lease, if the Tenant shall pay the Rent & comply with all terms
        and conditions contained in the Lease & attorn to the permanent financing
        Mortgagee(s), the Tenant shall be permitted to remain in quiet possession
        of the Leased Premises without interruption or disturbance from the permanent
        financing Mortgagee(s); or at the option of the permanent financing Mortgagee(s)
        shall be entitled to obtain a new lease for the unexpired Term of the
        Lease on the same terms & conditions as contained in the Lease. The
        Tenant shall (i) promptly execute such documents as may be required by
        the Landlord to give effect to the foregoing, and (ii) indemnify the Landlord
        from and against all costs. including legal costs incurred by the Landlord
        in connection with obtaining & preparing any such documents.

	 	 
	15.03 	 Attorney

		 The Tenant will upon request of the Landlord or any
        Encumbrancer, execute and deliver promptly any statements, instruments
        and certificates required to carry out the intent of Sections 15.01 or
        15.02. If twenty (20) days after the date of a request by the Landlord,
        the Tenant has not executed the same, the Tenant hereby irrevocably appoints
        the Landlord as the Tenant's attorney with full power and authority to
        execute and deliver in the name of the Tenant any such statements, instruments
        or certificates, or the Landlord may, at its option, terminate this Lease
        without incurring any liability on account thereof, and the Term hereby
        granted is expressly limited accordingly.

	 	 
	15.04 	 Financial Information

		 The Tenant will, upon request from time to time, provide
        the Landlord with such information as to the Tenant's or the Indemnifier's
        financial standing and corporate organization as the Landlord or the Mortgagee
        reasonably requires.

ARTICLE XVI Default 

	16.01 	
      Default and Remedies 

	 	
      If any of the follow shall occur: 

		
      (a) The Tenant fails, for an any reason, to make any
      payment of Rent as and when the same is due to be paid hereunder and such
      default shall continue for five (5) days after written notice thereof to
      the Tenant; 

		
      (b) The Tenant fails, for any reason, to perform any
      other covenant, condition, agreement or obligation on the part of the
      Tenant to be observed or performed persuant to this Lease and such default
      shall continue for fifteen (15) days after written notice thereof to the
      Tenant; 

		
      (c) any of the Landlord's policies of insurance on the
      Project or any part or contents thereof shall be actually or threatened to
      be canceled or adversely changed as a result of any use or occupancy of or
      contents in the Leased Premises; 

		
      (d) the Tenant shall purport to make a Transfer affecting
      the Leased Premises or the Premises shall be used by any person or for any
      purpose, other than in compliance with and as expressly authorized by this
      Lease; 

		
      (e) the Tenant or any other person occupying any portion
      of the Leased premises shall make an assignment for the benefit of
      creditors or become bankrupt or insolvent or take the benefit of any
      statute for bankrupt or insolvent debtors or make any proposal,
      assignment, arrangement or compromise with its creditors or, it any steps
      are taken or action or proceedings commenced by any person for the
      dissolution, winding up or other termination of the Tenant's existence or
      liquidation of its assets; 

		
      (f) a trustee, receiver, receiver-manager, manager, agent
      or other like person shall be appointed in respect of the assets or
      business of the Tenant or any other occupant of the Leased Premises;
    

		
      (g) the Tenant attempts to or does abandon, the Leases
      Premises or remove or dispose of any goods and chattels from the Leased
      Premises so that there would not, in the event of such removal or
      disposal, be sufficient goods of the Tenant on the Leased Premises subject
      to distress to satisfy all arrears of Rent payable under this Lease and
      all Rent payable hereunder for a further period of at the least twelve
      (12) months, or if the Leased Premises shall be vacant or unoccupied for a
      period of ten (10) consecutive days or more, without the prior written
      consent of the Landlord: 

		
      (h) the Tenant makes any sale in bulk affecting any
      property on the Leased Premises (other than in conjunction with a transfer
      approved in writing by the Landlord and made pursuant to all applicable
      legislation), 

		
      (i) this Lease or any goods, or other property of the
      Tenant situate on the Leased Premises shall at any time be seized or take
      in execution or attachment which remains unsatisfied for a period of five
      (5) days or more; 

	 	
      (j) termination or reentry by the Landlord is Permitted,
      under any provision of this Lease or at law; 

Page 16 of 35 

		
      then without prejudice to and in addition to any other
      rights and: remedies to which the Landlord is entitled pursuant hereto or
      at law, the then current and the next three (3) months' Rent shall be
      forthwith due and payable and the Landlord shall have the following rights
      and remedies, all of which are cumulative and not alternative, to:
  

		
      (i) terminate this Lease in respect of the whole or any
      part of the Leased Premises by written notice to the Tenant: if this Lease
      is terminated in respect of part of the Leased Premises, this Lease shall
      be deemed to be amended by the appropriate amendments, and proportionate
      adjustments in respect of Rent and any other appropriate adjustments shall
      be made; 

		
      (ii) enter the Leased Premises as agent of the Tenant and
      as such agent to relet them for whatever term (which may be for a term
      extending beyond the Term) and on whatever terms & conditions as the
      Landlord in its sole discretion may determine and to receive the rent
      therefor and, as the agent of the Tenant, to take possession of any,
      furniture, fixtures, equipment, stock or other property thereon and, upon
      giving written notice to the Tenant, to store the same at the expense and
      risk of the Tenant or to sell or otherwise dispose of the same at public
      or private sale without further notice, and to make such alterations to
      the Leased Premises in order to facilitate their reletting as the Landlord
      shall determine, and to apply the net proceeds of the sale of any
      furniture, fixtures, equipment, stock or other property or from the
      reletting of the Leased Premises, less all expenses incurred by the
      Landlord in making the Leased Premises ready for reletting and in
      reletting the Leased Premises, on account of the Rent due and to become
      due under this Lease and the Tenant shall be liable to the Landlord for
      any deficiency and for all such expenses incurred by the Landlord as
      aforesaid; no such entry or taking possession of or performing alterations
      to or reletting of the Leased Premises shall be construed as an election
      on the Landlord's part to terminate this Lease unless a written notice of
      such intention or termination is given by the Landlord to the Tenant;
    

		
      (iii) remedy or attempt to remedy any default of the
      Tenant in performing any repairs, work or other covenants of the Tenant
      hereunder &, in so doing, to make any payments due or claimed to be
      due by the Tenant to third parties and to enter upon the Leased Premises,
      without any liability to the Tenant therefore or for any damages resulting
      thereby, and without constituting a reentry of the Leased Premises or
      termination of this Lease, and without being in breach of any of the
      Landlord's covenants hereunder & without thereby being deemed to
      infringe upon any of the Tenant's rights pursuant hereto, and, in such
      case, the Tenant shall pay to the Landlord forthwith upon demand all
      amounts paid by the Landlord to third parties in respect of such default
      and all reasonable costs of the Landlord in remedying or attempting to
      remedy any such default plus five percent (5%) of the amount of such costs
      for Landlord's inspection & supervision plus a further five percent
      (5%) for overhead and profit, & 

		
      (iv) obtain damages from the Tenant including., without
      limitation, if this Lease is terminated by the Landlord, all deficiencies
      between all amounts which would have been payable by the Tenant for what
      would have been the balance of the Term, but for such termination, and all
      net amounts actually received by the Landlord for such period of time.
    

	 	
       

	16.02 	
      Rent Past Due If the Tenant fails to pay any Rent when
      due, the unpaid amounts bear interest, from the due date to the date of
      payment at a rate of 2% per month at simple interest. In addition, if said
      payment falls past due by reason of the Tenant’s cheque not being honored
      by it bank, then an additional fee of $100 shall be payable by the Tenant
      to the Landlord. 

	 	
       

	 	
       

	16.03	
      Expenses 

		
      If legal action is brought for recovery of possession of
      the Leased Premises, or the recovery of Basic Rent and/or Additional Rent
      or any other amount due under this Lease, or because of the breach of any
      other of the Tenant's obligations, the Tenant will pay to the Landlord all
      expenses incurred therefore, including solicitors fees (on a solicitor and
      his client basis), unless a court otherwise awards. 

	 	
       

	16.04 	
      Allocation of Payments 
The Tenant agrees that the
      Landlord may, at its option to be exercised by written notice to the
      Tenant at any time, and without regard to and notwithstanding any
      instructions given by or allocations in respect of such amounts made by
      the Tenant, apply all sums received by the Landlord from the Tenant or any
      other persons in respect of any Rent to any amounts whatsoever payable by
      the Tenant and it is further agreed that any allocation made by the
      Landlord, on its books and records or by written notice to the Tenant or
      otherwise, may subsequently be reallocated by the Landlord is it may
      determine in its sole discretion, and any such allocation and reallocation
      from time to time shall be final and binding on the Tenant unless and to
      the extent subsequently reallocated by the Landlord. 

	 	
       

	16.05	
      Waiver of Exemption from Distress 

		
      The Tenant hereby agrees that notwithstanding anything
      contained in the Landlord and Tenant Act (Ontario) or any statute or
      provision subsequently passed to take the place of or amend the Act, none
      of the goods and chattels of the Tenant which are on or have at any time
      been on the Leased Premises will be exempt from levy by distress for Rent
      in arrears by the Tenant. All the Tenant's personal property on the Leased
      Premises shall at all times be the unencumbered property of the Tenant.
      

Page 17 of 35 

ARTICLE XVII Miscellaneous 

	17.01 	
      Notices

	 	 
		
      Any notice, demand, request or other instrument which may
      be or is required to be given under this Lease will be delivered in person
      or sent by registered mail postage prepaid and will be addressed (a) if to
      the Landlord to: Beaverhall Investments, 46 Beaverhall Drive, Toronto
      Ontario M2L-2C9, or to such other Person or at such other address as the
      Landlord designated by written notice. (b) if to the Tenant, at the Leased
      Premises, and (c) if to the Indemnifier (if any), at the Leased Premises.
      Any notice, demand, request or consent is conclusively, deemed to have
      been given or made on the day upon which it is delivered, or, if mailed,
      then seventy-two (72) hours following the date of mailing, as the case may
      be. Either party may give written notice of any change of its address
      & thereafter the new address is deemed to be the address of that party
      for the giving of notices, It the postal service is interrupted or is
      substantially delayed, any notice, demand, request or other instrument
      will be delivered in person.

	 	 
	17.02 	
      Registration

	 	 
		
      Neither the Tenant nor any one on the Tenant's behalf or
      claiming under the Tenant will register this Lease against the Leased
      Premises or the Project or any part thereof. If either party intends to
      register a document for the purpose only of giving notice of this Lease or
      of any assignment or sublease of this Lease, then, upon request of either
      party, the other will join in the execution of a short form or notice of
      this Lease which will (i) be prepared by the Landlord or its solicitors at
      the Tenant's expense (ii) only describe the parties, the Leased Premises
      and the Commencement Date and the expiration date of the Term, and any
      options to renew, and (iii) at the Landlord's option be accompanied by a
      registrable power of attorney whereby the. Tenant appoints the Landlord as
      its attorney to execute any instruments required under Article XV. The
      short form or notice of this Lease will be subject to the prior written
      approval of the Landlord with the Tenant reimbursing the Landlord for all
      legal fees and other expenses incurred.

	 	 
	17.03 	
      Rules and Regulations

	 	 
		
      The Rules and Regulations adopted and promulgated by the
      Landlord from time to time including, without limitation, those set out in
      Schedule "F", are made a part of this Lease as it they were embodied
      herein, and the Tenant will comply with and observe them as though they
      were covenants. The Landlord reserves the right from time to time to amend
      or supplement the Rules and Regulations applicable to the Leased Premises
      or the Building as in the Landlord's judgment, acting reasonably & in
      such manner as would a prudent landlord of a similar project, are from
      time to time needed for the safety, care, cleanliness and efficient
      operation of the Project. Notice of the Rules and Regulations and
      amendments & supplements, if any, will be given to the Tenant and the
      Tenant will thereupon comply with and observe them provided that they do
      not contradict any terms, covenants and conditions of this Lease. The
      Landlord is not under any obligation to enforce the Rules and Regulations
      against other tenants and is not responsible if other tenants fail to
      observe them.

	 	 
	17.04 	
      Obligations as Covenants

	 	 
		
      Each obligation or agreement of the Landlord or the
      Tenant expressed in this Lease, even though not expressed as a covenant,
      is considered to be a covenant for all purposes.

	 	 
	17.05 	
      Captions and Section Numbers

	 	 
		
      The captions, section numbers, article numbers and Table
      Of Contents appearing in this Lease are inserted only as a matter of
      convenience and in no way define, limit, construe or describe the scope or
      intent of such sections or articles of this Lease nor in any way affect
      this Lease.

	 	 
	17.06 	
      Extended Meanings

	 	 
		
      The words "hereof", "herein". "hereunder" and similar
      expressions used in any Section or Subsection of the Lease relate to the
      whole of this Lease & not to that Section or Subsection only, unless
      otherwise expressly provided. The use of the neuter singular pronoun to
      refer to the Landlord or the Tenant is deemed a proper reference even
      though the Landlord or the Tenant is an. individual, a partnership, a
      corporation or a group of two or more individuals, partnerships or
      corporations. The necessary grammatical changes required to make the
      provisions of this Lease apply in the plural sense where there is more
      than one Landlord or Tenant and to either corporations, males or females,
      shall in all instances be assumed as though in each case fully
      expressed.

	 	 
	17.07 	
      Severability

	 	 
		
      If any provision of this Lease is illegal, unenforceable
      or invalid, it shall be considered separate severable and all the
      remainder of this Lease shall remain in full force & effect as though
      such provision had not been included in this Lease but such provision
      shall nonetheless continue to be enforceable to the extent permitted by
      law.

	 	 
	17.08 	
      Entire Agreement

	 	 
		
      This Lease and the Schedules, if any, attached together
      with the Rules and Regulations set forth all
covenants,

Page 18 of 35 

		 promises agreements. conditions
        and understandings between the Landlord and the Tenant concerning the
        Leased Premises and there are no other covenants, promises, agreements,
        conditions or understandings, either oral or written, between them. No
        alteration or amendment to this Lease will be binding upon the Landlord
        or the Tenant unless in writing and signed by the Tenant and the Landlord.
        No alteration, amendment or addition to this Lease will be binding upon
        the Landlord or the Tenant unless in writing and sign by the Tenant and
        the Landlord. 

	 	 
	17.09 	 Governing Law 

	 	 
	 	 This Lease will be construed
        in accordance with and governed by the laws of the Province of Ontario.
      

	 	  

	17.10 	 Successors 

		 
		 All rights and liabilities under
        this Lease extend to and bind the heirs, executors, administrators, successors
        and assigns of the Landlord and & the heirs, executors, administrators
        and permitted successors and assigns of the Tenant, as the case may be.
        No rights, however will enure to the benefit of any Transferee of the
        Tenant unless the Transfer has been consented to or is otherwise permitted.
        If there is more than one the Tenant, they are all bound jointly and severally.
      

	 	  

	17.11 	 Tenant Partnership 

		 
		 If the Tenant is a partnership
        ("the Tenant Partnership") each Person who is presently a member of the
        Tenant Partnership, and each Person who subsequently becomes. a member
        of any successor to the Tenant Partnership will be and continue to be
        liable jointly & severally for the full and complete performance of,
        and will be and continue to be subject to, the, terms, covenants and conditions
        of this Lease, whether or not the Person ceases to be a member of the
        Tenant Partnership or successor to the Tenant Partnership, 

	 	  

	17.12 	 Waiver 

		 
		 (a) The waiver by either party
        of any, breach of the other is not deemed to be a waiver of any subsequent
        breach of the same or of any other term, covenant or condition. The subsequent
        acceptance of Basic Rent or Additional Rent by the Landlord is not deemed
        to be a waiver of any preceding breach by the Tenant regardless of the
        Landlord's knowledge of the preceding breach at the time of acceptance
        o the Rent. No term, covenant or condition of this Lease is deemed to
        have been waived by the other party unless the waiver is in writing. 

		 (b) All Rent to be paid by the
        Tenant to the Landlord will be paid without any deduction, abatement,
        setoff or compensation whatsoever (except for the Basic Rent to the extent
        it may be abated pursuant to Section 12.01), and the Tenant hereby waives
        the benefit of any statutory or other rights in respect of abatement,
        setoff or compensation in its favour at the time hereof or at any future
        time. 

	 	  

	17.13 	 Accord and Satisfaction 

		 
		 No payment by the Tenant or
        receipt by the Landlord of a lesser amount than the monthly payment of
        Basic Rent or Additional Rent stipulated is deemed to be other than on
        account of the earliest stipulated Basic Rent or Additional Rent, nor
        is any endorsement or statement on any cheque or any letter accompanying
        any cheque or payment as Rent, deemed an acknowledgment of full payment
        or accord and satisfaction, and the Landlord may accept and cash any cheque
        or payment without prejudice to the Landlord's right to recover the balance
        of the Rent due or to pursue any other remedy provided in this Lease.
      

	 	  

	17.14 	 Force Majeure 

		 
		 Notwithstanding anything in
        this Lease, if the Landlord is bona fide delayed or hindered in or prevented
        from the performance of any term, covenant or act required hereunder,
        by reason of strikes. labour troubles; inability to procure materials
        or services; power failure; restrictive governmental laws or regulations;
        riots: insurrection, sabotage; rebellion, war; act of God; or other reason
        whether of a like nature or not which is not the fault of the Landlord
        in performing work or doing acts required under the terms of this Lease,
        then the performance of that term, covenant or act is excused for the
        period of the delay and the party delayed will be entitled to perform
        that term, covenant or act within the appropriate time period after the
        expiration of the period of the delay. 

	 	  

	17.15 	 Directory Board 

		 
		 The Tenant will be entitled
        to have its name shown on the directory board of the Building, at a one-time
        expense to the Landlord. The Landlord will design the style of such identification
        and the directory board will be located in an area designated by the Landlord
        in the main lobby of the Building. Any subsequent change required to be
        made by the Tenant to its name or any additional names required by the
        Tenant on the directory board will be made by the Landlord at the Tenant's
        expense. 

	 	  

	17.16 	 Compliance with The Planning
        Act 

		 
		 It is a condition of this Lease
        that the subdivision control provisions of the Planning Act (Ontario),
        and amendments thereto, be complied with if they apply. If the provisions
        of the Planning Act do apply, then until any necessary, consent to the
        Lease is obtained, the Term (including any extensions thereof) and Tenant's
        rights and entitlement 

Page 19 of 35 

		
      granted by this Lease are deemed to extend for a period
      only of twenty-one (21) years less 1 day from the Commencement
  Date.

	 	 
	17.17 	
      Survival of Covenants

	 	 
		
      The Tenant's obligation to observe and perform its
      covenants and agreements under this Lease, including any obligations on
      its behalf to make readjustments on account of Additional Rent, will
      survive the expiration of the Term or earlier termination of this Lease.
      Subject to Section 13.04, the Landlord's obligation to observe and perform
      its covenants & agreements under this Lease. including any obligations
      on its behalf to make any readjustments on account of Additional Rent,
      will survive the expiration of the Term or earlier termination of this
      Lease,

	 	 
	17.18 	
      Time of the Essence

	 	 
		
      Time is of the essence of this Lease and of every part of
      it.

ARTICLE XVIII Indemnity 

	18.01 	
      Indemnity

	 	 
		
      To induce the Landlord to enter into this Lease, the
      Indemnifier, if any, hereby makes with and in favour of the Landlord the
      Indemnity Agreement annexed hereto as 'Appendix
"A".

IN WITNESS WHEREOF the Landlord and Tenant have signed and
scaled this Lease. 

	SIGNED, SEALED AND DELIVERED 	 HOWJAY LIMITED 	  
	 	 	 
	  	  	  
	  	/s/
      “Barry Jacobs” /s/ 	   Sept.
      27/06     
	  	Landlord 	Date 
	 	 	 
	 	 	 
	  	Chalk Media Services Corp. 	  
	 	 	 
	/s/ “signed”
      /s/                                                       	/s/ “C.
      Mah” /s/	   Sept.
      27/06     
	Witness 	 Tenant 	Date 

Page 20 of 35 

SCHEDULE "A 

LEGAL DESCRIPTION OF THE LANDS 

Those lands & premises known as 410 Adelaide Street West
being in the City of Toronto & comprised of Lots 2, 3 & 4 on the north
side of Adelaide Street & the whole of Lot 15 on the south side of Camden
Street according to plan registered in the Registry Office of the City of
Toronto as number D-46 

Page 21 of 35 

SCHEDULE "B" 

SKETCH PLAN OF TENANT'S FLOOR OF THE BUILDING 

Page 22 of 35 

SCHEDULE "C" 

LANDLORD'S WORK AND TENANT’S WORK 

1. TENANT ACKNOWLEDGMENT 

	1.1 	
      The Tenant acknowledges: 

		
      (a) that it has carefully examined the Leased Premises
      and declares that it is content to accept the Leased Premises in their
      present state of repair & condition and in whatever state of repair
      and condition they may be at the commencement of the Term, subject to the
      Landlord’s work as hereinafter set out; 

		
      (b) that it is required to ensure that no Construction
      Lien, Worker's Compensation Lien or other lien affect the Building, the
      Leased Premises or the Tenant's interest in the Leased Premises in respect
      of work done or to be done by or on behalf of the Tenant or related to the
      Tenant's Work and if the Tenant fails to promptly discharge or cause any
      such lien to be discharged, then in addition to any other rights or
      remedies of the Landlord, the Landlord may (but shall not be obligated to)
      discharge the lien by paying the amount claimed into court or directly to
      the lien claimant and the amounts so paid, together with a sum equal to
      fifteen percent (15%) thereof representing the Landlord's overhead and all
      costs and expenses (including legal costs & expenses) shall be
      immediately due and payable by the Tenant to the Landlord as Additional
      Rent forthwith on demand; 

		
      (c) that it is required to provide a copy of this
      Schedule “C” to every contractor or subcontractor with whom the Tenant or
      any of its contractors or subcontractors contract in connection with any
      of the Tenant's Work referred to in this Schedule; 

		
      (d) that additional costs resulting from (i) any change
      to the standard fixtures for the Building (ii) the installation of
      additional fixtures or (iii) the relocation of any fixtures necessitated
      by the Tenant's interior partitioning will be paid by the Tenant to the
      Landlord as Additional Rent forthwith on demand. 

	 	
       

	
      1.2 
	
      As security for (i) payment of damages suffered by the
      Landlord as a result of the Tenant’s failure to perform its obligations
      under this Schedule ”C” within the time periods set out, and (ii) payment
      of any damages suffered by the Landlord as a result of the Tenant's
      failure to commence business on the Commencement Date, the Tenant shall,
      within five (5) days after the Landlord’s written request, provide the
      Landlord with an irrevocable letter of credit (the “Letter of Credit”) in
      favour of the Landlord for a total maximum amount of $ ____________
      payable on demand and in a form acceptable to the Landlord .The Letter Of
      Credit shall expire on but the Landlord shall consent to a cancellation of
      the Letter of Credit prior to that date if the Tenant has performed all of
      its obligations under this Schedule “C” & has commenced business in
      the Leased Premises on the Commencement Date. If the Tenant fails to do
      so, the Landlord shall have the right, without further notice to the
      Tenant and without prejudice to the Landlord's other remedies set out in
      this Lease, at law or in equity. to draw on the Letter of Credit in whole
      or in part by drafts at sight at any time and from time to time made upon
      the drawee bank accompanied by a letter from the Landlord specifying the
      amounts of damages or other amounts owing to the Landlord.
  

II. LANDLORDS WORK 

	2.1 	
      The Landlord is not, required to do any work or provide
      any materials to or in respect of the Leased Premises except as expressly
      provided herein. The Landlord's Work is composed of those of the items
      listed below which may have been provided and installed in or for the
      Leased Premises by the Landlord. 

		
      (a) WALLS - For multi-tenancy floors, dividing walls
      between the Leased Premises and the remainder of the floor on which the
      Leased Premises are located, of taped & sanded drywall to the finished
      ceiling height. It is understood that the location of the demising walls
      dividing the Leased Premises from the balance of the floor on which the
      Leased Premises are located is subject to approval of the appropriate
      municipal or other governmental authorities. 

		
      (b) ENTRANCE AND EXIT DOORS - A standard entrance door
      with master keyed lockset and such standard other door or doors from the
      public corridor to the Leased Premises as are required by authorities
      having jurisdiction. 

	 	
      (c) FLOOR - Existing concrete floor (trowel finished) in
      accordance with Building standard. 

	 	
      (d) CEILING - Concrete deck or painted metal deck.
  

	 	
      (e) POWER - Electrical power supplied to the main
      electrical panels on each floor. 

		
      (f) HEATING & AIR-CONDITIONING - Heating system to
      the Building standard distribution pattern and capacity on an open-floor
      basis. 

		
      (g) SPRINKLERS - A sprinkler system to the Building
      standard pattern. If additional sprinkler heads are required or if any
      sprinkler heads must be relocated to meet applicable insurance
      requirements, building codes or safety requirements arising from or
      attributable to the Tenant’s use of the Leased Premises or the interior
      partitions or other improvements installed by or on behalf of the Tenant,
      the additional cost thereof will be paid by the Tenant to the Landlord as
      Additional Rent forthwith on demand. 

Page 23 of 35 

III. TENANTS WORK 

	3.1 	
      The Tenant shall, at its sole expense, in accordance with
      this Schedule, perform all the work and provide all the necessary material
      and equipment to render the Leased Premises complete and to permit the
      Tenant to occupy the Leased Premises in accordance with the Offer to Lease
      & the Lease.

	 	 
	3.2 	
      The Tenant shall obtain the Landlord’s approval in
      advance in writing of its plans and specifications in accordance with
      Article IV of this Schedule.

	 	 
	3.3 	
      All work required for the Leased Premises, other than
      those items expressly installed as part of the Landlord's Work, will be
      provided by the Tenant at its expense.

	 	 
	3.4 	
      Any changes desired by the Tenant which depart from the
      Building's standard or which involve the use of materials not standard to
      the Building are subject to the Landlord's prior written approval and will
      be made at the expense of the Tenant.

IV. LANDLORD’S REQUIREMENTS FOR TENANTS WORK 

	4.1 	
      The Tenant will submit to the Landlord for the Landlord's
      written approval three (3) complete sets of detailed working drawings and
      specifications (the “Plans”) for the Tenant's Work. Such submission shall
      be made within fifteen (15) days from the date of the execution of this
      Lease by both parties (or within such period of time as may be specified
      in the Offer to Lease) so as not to delay the commencement of the
      Landlord's Work or the Tenant's Work. The Tenant's Work will be performed
      at the expense of the Tenant by contractors, subcontractors and workmen
      engaged by the Tenant & first approved by the Landlord and whose
      labour union affiliations are compatible with workmen employed in the
      Building by the Landlord. 

	 	
       

	4.2 	
      The Tenant will ensure that all work on or in respect to
      the Leased Premises is to be performed by competent workmen. 

	 	
       

	4.3 	
      The Tenant and its contractors are responsible to remove
      garbage and debris from the Leased Premises and the Building daily and
      place same into garbage containers for that purpose as provided. All
      tenants will be assessed their proportionate share of the cost of
      providing empty garbage containers on the job site during the construction
      of their premises. Any of the Tenant's garbage or debris removed by the
      Landlord will be charged to the Tenant's account. 

	 	
       

	4.4 	
      The Tenant will pay to the Landlord forthwith upon demand
      (i) a fee equal to five percent (5%) of the cost of the Tenant's Work
      toward the cost of the Landlord's supervision and overhead, and (ii) all
      reasonable costs incurred by the Landlord during the construction of the
      Tenant's Work including the vertical transport of men and materials with
      respect to the carrying out of the Tenant's Work in the Leased Premises
      

	 	
       

	4.5 	
      The Landlord may require that all structural, mechanical,
      electrical and other base building systems work to be done with respect to
      the Leased Premises by or on behalf of the Tenant will be carried out by
      the Landlord's contractors and employees at the Tenant’s expense &
      repayable by the Tenant to the Landlord upon demand as Additional Rent.
      Premises,

	 	
	4.6 	
      The Tenant will, prior to entering an portion of the
      Building or the Leased Premises for the commencement of the Tenant’s Work,
      complete each of the following obligations to the Landlord's satisfaction:
      

	 	
      (a) obtain the Landlord's written approval of the
      Tenant’s Plans; 

		
      (b) provide the Landlord with certificates of insurance
      executed by the Tenant's insurers evidencing that the insurance required
      to be placed by the Tenant persuant to the Lease has been contracted;
    

		
      (c) provide evidence satisfactory evidence to the
      Landlord that the Tenant has obtained at its expense all necessary
      consents, permits, and licenses from all appropriate governmental and
      regulatory authorities, which shall be displayed in the Leased as required
      by such governmental or regulatory authorities. If the Tenant falls to
      obtain any such required consent, permit or license, the Landlord may, but
      shall not be obliged to, obtain same on behalf of the Tenant, and the cost
      or expense incurred by the Landlord will be payable by the Tenant as
      Additional Rent forthwith on demand; 

	 	
      (d) provide the Landlord with a work schedule for
      completion of the Tenant’s Work. 

	 	
       

	4.7 	
      If there is any delay by the Landlord in completing the
      Landlord's Work in connection with the Leased Premises or in making
      available the services which the Landlord is obliged to furnish to the
      Leased Premises and if such delay has been occasioned by the Tenant's
      delay in furnishing its Plans or any other information required by the
      Offer to Lease, the Lease or any Schedules attached on or before the
      respective dates set out for the furnishing of the such Plans or the
      giving of such information. or if the Landlord has been impeded in
      completing the Leased Premises or in making available the services which
      the Landlord is obliged to furnish by any failure of the Tenant to comply
      with any of 

Page 24 of 35 

		
      the provisions of the Offer to Lease, the Lease or any
      Schedules attached or by the performance by the Tenant of the Tenant's
      Work (as to any and all of which the Landlord's architect shall be the
      sole judge), then, the commencement date of the Term will be conclusively
      deemed to be the date fixed by the Landlord's architect as the date when
      the Landlord would have completed the Landlord's Work in connection with
      the Leased premises and made the services available therefor had the
      Landlord not been delayed by the Tenant, as aforesaid, and the Tenant
      shall not be entitled to any abatement of rent by reason of any such delay
      in occupancy following such date so fixed by the Landlord's architect.
      Provided further, and without limiting any of the provisions of this
      Paragraph 4.7, the commencement date of the Term will be postponed (and
      such postponement will be accepted by the Tenant as full compensation) if
      there is any delay for any reason whatsoever which results in the
      Building, the Leased Premises or the Landlord's Work in respect thereof
      not being completed on schedule in accordance with the Offer to Lease or
      the Lease. 

	 	
       

	4.8 	
      The Tenant will, upon completion of the Tenant's Work and
      when required by the Landlord: 

	 	
      (a) provide the Landlord with a statutory declaration
      (the "Declaration"): 

		
      (i) stating that the Tenant's Work has been performed in
      accordance with the provisions of the Plans and Schedule "C" & that
      all deficiencies (if any) which the Landlord has brought to the Tenant's
      attention have been corrected; 

		
      (ii) stating that there we no mechanics' lien or other
      liens or encumbrances registered or otherwise outstanding against the
      Leased Premises or the Building in respect of the Tenant’s Work and that
      all accounts for work, services or materials have been paid in full with
      respect to the Tenant's Work; 

		
      (iii) listing each contractor and subcontractor who did
      work or provided materials in connection with the Tenant's Work;

	 	
      (iv) confirming the date on which the last work was
      performed and materials were supplied. 

		
      (b) provide to the Landlord an itemized list certified by
      the Tenant showing the costs actually expended by the Tenant for the
      completion of the Tenant's Work; 

		
      (c) provide to the Landlord a clearance certificate
      issued under the Worker's Compensation Act in respect of each contractor
      and subcontractor listed on the declaration; 

		
      (d) obtain and provide to the Landlord a copy of every
      occupancy and other permit which may be required by any governmental or
      other regulatory authority having jurisdiction, to permit the Tenant to
      open for business; 

		
      (e) provide the Landlord with a certificate of a
      professional engineer acceptable to the Landlord, certifying that the
      Tenant's Work has been carried out in accordance with the Plans as
      approved by the Landlord. 

V. TENANT’S WORK PERFORMED BY THE LANDLORD 

	5.1 	
      Any additional equipment supplied or work performed by
      the Landlord specifically for the Tenant and any excess or additional cost
      of the Landlord's Work occasioned by the Tenant's requirements or
      revisions to such requirements will be paid by the Tenant to the Landlord
      as a "back Charge" as Additional Rent forthwith on demand.

	 	 
	5.2 	
      The amount payable will be the total cost to the Landlord
      and will include (in addition to direct labour, materials and applicable
      taxes), architectural & engineering fees, any costs attributable to
      changes requested by the Tenant after approval of the Tenant's Plans by
      the Landlord plus the Landlord's overhead charges for supervision of
      fifteen percent (15%) of the total cost to the Landlord of such work and
      shall be immediately due and paid by the Tenant to the Landlord as
      Additional Rent forthwith upon demand.

	 	 
	5.3 	
      Failure by the Tenant to pay any amounts due under the
      provisions of this Schedule in the manner provided herein shall entitle
      the Landlord to terminate the Offer to Lease and the Lease, to retain the
      Deposit paid by the Tenant and to retain for its own use without payment
      therefor any Tenant's Work which has been commenced or completed within
      the Leased Premises, without prejudice to the Landlord's rights to claim
      and prove any additional damages from the Tenant.

Page 25 of 35 

SCHEDULE “D”: BUILDING MEASUREMENTS 

The following sets out the square footage areas of the
Building. These numbers have already been agreed between the Parties & are
not subject to adjustment. 

	  	 	Floor 1 	 	 	Floors 2-6 each 	 	 	Total 	 
	 	 	 	 	 	 	 	 	 	 
	Usable area 	 	9,300 	 	 	11,160 	 	 	65,100 	 
	 	 	 	 	 	 	 	 	 	 
	Common areas 	 	0 	 	 	770 	 	 	3,850 	 
	 	 	 	 	 	 	 	 	 	 
	Rentable area 	 	9,300 	 	 	11,930 	 	 	68,950 	 
	 	 	 	 	 	 	 	 	 	 
	Not rentable 	 	3,200 	 	 	570 	 	 	6,050 	 
	 	 	 	 	 	 	 	 	 	 
	Total 	 	12,500 	 	 	12,500 	 	 	75,000 	 

Page 26 of 35 

SCHEDULE "E": OPERATING COSTS 

	(a) 	
      Operating Costs shall include without limitation &
      without duplication, the aggregate of: 

		
      (i) the total annual costs & expenses of insuring the
      Project, in such manner and form, with such companies & such coverage
      (including, without limitation. insurance covering loss of insurable gross
      profits), and in such amounts as the Landlord, or the Mortgagee, from tine
      to time, determines; 

		
      (ii) cleaning (including window cleaning), snow removal,
      garbage and waste collection and disposal, and the costs of security and
      supervision; 

		
      (iii) the aggregate of the costs and amounts paid for (1)
      all fuel used in heating; (2) all electricity furnished by the Landlord to
      the Project other than electricity furnished to and paid for by tenants;
      (3) all hot and cold water other than that chargeable to tenants by reason
      of their extraordinary consumption of water; (4) heating, air-conditioning
      and ventilating the Project including individual premises; (5) telephone
      and utility costs used in the maintenance & operation of the Project;
      and, (6) installing energy conservation equipment and safety or life
      support systems in any portion of the Project; 

		
      (iv) all remuneration including wages & fringe
      benefits of employees employed or engaged in the operation, maintenance,
      repair. replacement & management of the Project: 

		
      (v) the cost of the rental of any equipment and signs,
      and the cost of supplies, used by the Landlord in the maintenance and
      operation of the Project: 

		
      (vi) consultants fees audit fees and the cost of
      accounting services incurred in the computation of the rents and charges
      payable by tenants of the Project; 

		
      (vii) all repairs (including major repairs) and
      replacements to and maintenance and operation of the Project. and the
      systems, facilities & equipment serving the Project; 

		
      (viii) capital tax(es), if any, payable by, the Landlord
      in respect of or resulting from the Landlord's ownership of or other
      interest in the Project or any part thereof and any tax in lieu of such
      tax(es), which capital tax(es) shall be calculated and determined as if
      the Landlord had no ownership or interest in any other real or personal
      property other than the Project and all furnishings, fixtures, equipment
      and improvements therein, all of which shall be as determined by the
      Landlord's auditor or accountant whose determination shall be final and
      binding; 

		
      (ix) depreciation of all structures, improvements,
      furnishings, fixtures, equipment, machinery, facilities, systems and
      property which is part of or installed in or used in connection with the
      Project which, by their nature require periodic or substantial repair or
      replacement. or which are installed of used primarily to reduce the cost
      of consumption of other items included in Operating Costs (whether or not
      such costs in respect of the same are in fact reduced), and the amount of
      all capital costs amortized over the Landlord's reasonable estimate of the
      economic life thereof (but not to exceed ten (10) years), and interest on
      the undepreciated cost of all items in respect of which depreciation or
      amortization is included herein at 10% per annum; 

	 	
      (x) policing, supervision, security and traffic control;
      

	 	
      (xi) signs, including. without limitation, the cost of
      all repairs, maintenance and rental charges in respect thereof; 

	 	
      (xii) business taxes, if any, on the Common Areas and
      Facilities; 

		
      (xiii) contribution, as determined by the Landlord,
      acting reasonably and bona fide but in the Landlord's sole discretion on
      account of all costs in the nature of those included in Operating Costs in
      respect of all shared facilities and services including, without
      limitation, loading areas and docks, parking ramps, driveways and exterior
      areas, which will be shared by users of the Project, and all costs to the
      extent the Landlord is required to contribute to the same in respect of
      the Project or the Landlords ownership of the same, whether or not such
      costs are incurred directly in respect of the Project; 

		
      (xiv) all costs in the nature of Operating Costs incurred
      by the Landlord in consequence of its interest in the Project such as
      maintaining, cleaning and clearing of ice and snow from municipal
      sidewalks, adjacent property and the like; 

	 	
      (xv) decoration of Common Areas & Facilities;
  

	 	
      (xvi) a fee of fifteen percent (15%) for the
      administration and management of the Project and the Lands. 

	 	
       

	(b) 	
      Operating Costs, however shall be reduced by the
      following to the extent actually received by the Landlord: 

		
      (aa) all net recoveries which reduce Operating Costs
      received by the Landlord from tenants as a result of any act., omission,
      default or negligence of such tenant or by reason of a breach by such
      tenants of provisions in their respective leases (other than recoveries
      from such tenants under clauses in their respective leases requiring their
      contribution to Operating Costs): and 

		
      (bb) net proceeds received by the Landlord from insurance
      policies taken out by the Landlord to the extent that the proceeds relate
      to Operating Costs. 

	 	
       

	(c) 	
      Operating Costs, however, shall exclude the following.
      

		
      (i) expenses incurred by the Landlord in respect of other
      tenants' leasehold improvements; 

		
      (ii) depreciation except to the extent included as set
      forth above; 

	 	
      (iii) repairs or replacements to the extent that the cost
      of the same is recovered by the Landlord pursuant to original
  

Page 27 of 35 

construction warranties; 
(iv)
repairs or replacements to the weight bearing portions of the structure such as
foundations, columns, beams and weight bearing slabs and walls as determined by
the Landlord's structural engineer. 

Page 28 of 35 

SCHEDULE "F": RULES AND REGULATIONS 

In these Rules & Regulations, "Tenant" includes the
employees, agents, contractors, invitees and licensees of the Tenant &
others permitted by the Tenant to use or occupancy the Leased Premises. 

	1. 	
      The Tenant will not place or permit any debris, garbage,
      trash or refuse to be placed or left in or upon any part of the Building
      outside of the Leased Premises. The Tenant shall remove garbage in closed
      containers to an area designated by the Landlord

	 	 
	2. 	
      The Landlord will permit the Tenant to have the use
      during Normal Business Hours in common with others entitled thereto of the
      main entrance and the stairways, corridors, elevators or other mechanical
      means of access leading to the Leased Premises together with the Common
      Area & Facilities located on the Tenant's floor of the Building. At
      times other than Normal Business Hours the Tenant will have access to the
      Building and to the Leased Premises only in accordance with the Rules
      & Regulations and will be required to satisfactorily identify
      themselves & to register in any book which may, at the Landlord's
      option, be kept by the Landlord for that purpose, failing which the
      Landlord may deny entry to the Building and may in any event deny entry to
      the Leased Premises to any Person not having a key to the Leased
      Premises

	 	 
	3. 	
      The Landlord will permit the Tenant to use the washrooms
      on the Tenant's floor of the Building or in lieu thereof, those washrooms
      designated by the Landlord. The Tenant shall not use water fixtures for
      any purpose for which they are not intended. Any cost or damage resulting
      from such misuse by the Tenant shall be paid for by the Tenant.

	 	 
	4. 	
      The Tenant will permit window cleaners to clean the
      windows of the Leased Premises during Normal Business Hours.

	 	 
	5. 	
      The sidewalks, entrances, passages, escalators, elevators
      and staircases will not be obstructed or used by the Tenant for any the
      purpose other than ingress to & egress from the Leased Premises or the
      Building. The Landlord reserves the entire control of all parts of the
      Building employed for the common benefit of the tenants and without
      restricting the generality of the foregoing, the sidewalks, entrances,
      corridors and passages not within the Leased Premises, washrooms,
      lavatories, air-conditioning closets, fan rooms, janitor's closets,
      electrical closets, stairs, escalators, elevator shafts, flues, stacks,
      pipe shafts & ducts and will have the tight to place such signs and
      appliances therein, as it deems advisable, provided that ingress to &
      egress from the Leased Premises is not unduly impaired thereby

	 	 
	6. 	
      The Tenant will not bring in or take out, position,
      construct, install or move any safe or other heavy machinery or equipment
      or anything liable to injure or destroy any part of the Building without
      first obtaining the written consent of the Landlord. The Landlord will
      have the right to prescribe the weight permitted and the position thereof,
      and the use & design of planks, skids or platforms to distribute
      weight. All damage done to the Building by moving or using any heavy
      equipment or other office equipment or furniture will be repaired at the
      expense of the Tenant. The moving of all heavy equipment or other office
      equipment or furniture will occur only by prior arrangement with the
      Landlord. No Tenant will employ anyone to do its moving in the building
      other than staff of the Building unless permission to employ anyone else
      is given by the Landlord and the reasonable cost of such moving will be
      paid by the Tenant. Safes and other heavy office equipment and machinery
      will be moved through the halls and corridors only upon steel bearing
      plates. 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.

	 	 
	7. 	
      The Tenant will 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. Two keys will be supplied to the Landlord for each entrance door
      to the Leased Premises & all locks will be standard to permit access
      by the Landlord's master key.

	 	 
	8. 	
      The Tenant will not permit any cooking or any heating of
      any foods or liquids in the Leased Premises without the written consent of
      the Landlord.

	 	 
	9. 	
      Canvassing, soliciting and peddling in or about the
      Building are prohibited.

	 	 
	10. 	
      The Tenant will not place or maintain any supplies,
      merchandise or other articles in any vestibule or entry of the Leased
      Premises, on the footwalks adjacent thereto or elsewhere on the exterior
      of the Leased Premises or elsewhere in the Building.

	 	 
	11. 	
      The Tenant will not permit or allow any odours, vapours,
      steam, water, vibrations, noise or other undesirable effects to emanate
      from the Leased Premises or any equipment or installation therein which,
      in the Landlord’s opinion, are objectionable or cause any interference
      with the safety, comfort or convenience of the Building by the Landlord or
      the occupants and tenants thereof or their agents, servants, invitees or
      employees.

Page 29 of 35 

	12. 	
      The Tenant will not receive or ship articles of any kind
      except through facilities and designated doors and at hours designated by
      the Landlord and under the supervision of the Landlord.

	 	 
	13. 	
      The Tenant will not install any equipment which will
      exceed or overload the capacity of any utility, electrical or mechanical
      facilities in the Premises as determined by the Landlord. If any equipment
      installed by the Tenant requires additional utility, electrical or
      mechanical facilities, the Landlord may, in its sole discretion, if they
      are available, elect to install them at the Tenant's expense.

	 	 
	14. 	
      The Tenant will not bring into the Building any
      machinery, equipment, article or thing that by reason of its weight, size
      or use might, in the opinion of the Landlord, damage the Building and
      shall not at any time overload the floors of the Premises.

	 	 
	15. 	
      No inflammable oils or other inflammable, dangerous or
      explosive materials except those approved in writing by the Landlord or
      its insurers will be kept or permitted to be kept in the Leased
      Premises.

	 	 
	16. 	
      No bicycles or other vehicles will be brought within the
      Building without the consent of the Landlord.

	 	 
	17. 	
      No animals or birds will be brought into the Building
      without the consent of the Landlord.

	 	 
	18. 	
      The Tenant will not install. or permit the installation
      or use of any machine dispensing goods for sale in the Leased Premises or
      the Building.

	 	 
	19. 	
      If the Tenant desires telegraphic or telephonic
      connections, the Landlord will direct the electricians as to where and how
      the wires are to be introduced. No gas pipe or electric wire will be
      permitted which has not been ordered or authorized by the Landlord. No
      outside radio or television aerials shall be allowed on the Leased
      Premises without authorization in writing by the Landlord.

	 	 
	20. 	
      No one will smoke in the Common Areas and Facilities of
      the Project.

	 	 
	21. 	
      No one will use the Leased Premises for sleeping
      apartments or residential purposes, or for the storage of personal effects
      or articles other than those required for business purposes.

	 	 
	22. 	
      No one will post signs in the Common Areas and
      Facilities.

	 	 
	23. 	
      No one will have access to the roof of the Building
      &/or the Project.

Page 30 of 35 

 

Page 31 of 35

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