Document:

<PAGE>   1
                                                    Exhibit 4.4(c)

                                                     [KEY LOGO]
                                                     KEYBANK
                                                     127 Public Square
                                                     Cleveland, OH  44114-1306

March 28, 2000

Mr. Gregory T. Knipp
Paragon Corporate Holdings, Inc.
7400 Caldwell Avenue
Niles, Il 60714

RE: Paragon Corporate Holdings, Inc./A.B. Dick Company Covenant Waivers

Dear Greg:

Reference is hereby made to that certain Credit and Security Agreement
("Agreement") dated as of April 1, 1998 as amended on March 17, 1999, between
Paragon Corporate Holdings, Inc. ("Paragon") and Key Corporate Capital Inc.
("KCCI"). Unless otherwise defined herein, each of the capitalized terms used
herein and not otherwise defined herein shall have the meaning ascribed such
term in the Agreement.

Pursuant to recent discussions, Paragon has notified KCCI of certain covenant
violations under Section 8.4(a) and 8.4(b) of the Agreement for the period
ended December 31, 1999 and March 31, 2000. Section 8.4(a) states that the
Consolidated EBITDA of A.B. Dick as at the end of any Cumulative Four Fiscal
Quarter Period ending after the Closing Date shall not be less than
$10,250,000. Section 8.4(b) states that the Consolidated Fixed Charge Coverage
Ratio for Paragon and AB Dick as at the end of any Cumulative Four Fiscal
Quarter Period shall not be less than 1.20 to 1.0.

In response to your request, KCCI hereby waives any remedies it may have with
respect to the specific covenant violations existing under the aforementioned
sections of the Agreement for the period ended December 31, 1999 and March 31,
2000. This waiver shall not apply to any other Covenant violation or Event of
Default except for the specifically aforementioned covenant violations. Nothing
herein shall be construed or implied that KCCI will grant a waiver of the
covenant violations of these or any other provisions of the Agreement in the
future.

The violated covenants will be amended as follows:

--------------------------------------------------------------------------------
                                                  Amended
           Covenant                             Requirement
--------------------------------------------------------------------------------
  A.B. Dick:                        $2,050M for the six-month period ending
  Section 8.4(a)                    June 30, 2000
  Min. Consolidated EBITDA          $5,700M for the nine-month period ending
                                    September 30, 2000
                                    $11,000M for the twelve-month period ending
                                    December 31, 2000 and each rolling four
                                    quarters thereafter
<PAGE>   2
March 28, 2000 - Paragon Corporate Holdings, Inc. Covenant Waivers

<TABLE>
<S>                       <C>
A.B. DICK:                Greater than or equal to 0.50 for the six-month period ending June, 30 2000
Section 8.4(b)            Greater than or equal to 1.20 for the nine-month period ending September 30, 2000
Fixed Charge Coverage     Greater than or equal to 1.20 for the twelve-month period ending December 31, 2000
                            and each rolling four quarters thereafter

PARAGON CORP. HOLDINGS:   No covenant for the six-month period ending June 30, 2000
(CONSOLIDATED):           Greater than or equal to 0.25 for the nine-month period ending September 30, 2000
Section 8.4(b)            Greater than or equal to 0.50 for the twelve-month period ending December 31, 2000
Fixed Charge Coverage     Greater than or equal to 1.20 for the three-month period ending March 31, 2001 and
                           each quarter thereafter calculated on a cumulative basis through the twelve-month
                           period ending December 31, 2001
                          Greater than or equal to 1.20 for each rolling four quarters thereafter

</TABLE>
The execution of this letter shall serve as acknowledgement that the foregoing
waiver shall not affect the continued legality, validity, and binding effects of
the Agreement in its entirety and that the Agreement and each of the loan
documents continue to be freely enforceable in accordance with their terms and
are hereby ratified and confirmed by Paragon.  If the foregoing is acceptable to
you, kindly acknowledge your agreement thereto by executing and returning this
letter to my attention.

Very truly yours,

/s/ Christine A. Schoaf

Christine A. Schoaf
Assistant Vice President
Structured Finance

Please execute in the space below to acknowledge the waivers for the specific
covenant violations mentioned above as well as the continued legality and
validity of the Agreement in its entirety.

                                        ACCEPTED AND AGREED TO AS OF THIS
                                          29TH DAY OF MARCH, 2000

                                        PARAGON CORPORATE HOLDINGS, INC.

                                        BY:  /s/ Frank D. Zaffino

                                        ITS: President and CEO<PAGE>   1
                                                                   Exhibit 10.30

                           SEVENTH ADDENDUM TO LEASE

This Seventh Addendum To Lease is made and entered into the 16th day of June
1999, between Conifer Prince Street Associates (Landlord) and Patient
Infosystems, Inc. formerly DSMI Corporation (Tenant).

WITNESSETH: that Tenant currently leases and occupies approximately 12,954
square feet of office space at 46 Prince Street, Rochester, New York 14607
pursuant to a Lease Agreement and First, Second, Third, Fourth, Fifth and Sixth
Addenda To Lease, dated February 22, 1995; August 18, 1995; November 17, 1995;
March 28, 1996; October 29, 1996, November 30, 1996 and November 24, 1997,
respectively.

WHEREAS, Tenant and Landlord desire to extend the Term of the Lease until
December 31, 2000.

NOW, THEREFORE, it is mutually agreed upon by Landlord and Tenant to modify
certain provisions of the Lease as follows:

1.       Effective upon full execution of this Seventh Addendum To Lease, the
         Term of the Lease shall be extended from November 30, 1999 to December
         31, 2000.

2.       Tenant agrees to pay, Base Rent for its' leased premises, consisting of
         approximately 12,954 square feet, as follows:

<TABLE>
<CAPTION>
                                             Annual
                Period                      Per Sq.ft.           Monthly
            Month-to-Month                  Base Rent            Base Rent
            ----------------                ---------            ---------
<S>                                        <C>               <C>
         12/1/1999-12/31/2000                $14.50              $15,652.76
</TABLE>

3.       Effective upon full execution of this Seventh Addendum To Lease, and as
         consideration for Landlord's consent to extend the Term of the Lease,
         as stated above, Section 5, of the First Addendum To Lease and Section
         33, " First Right To Lease" , of the Lease Agreement shall become null
         and void.

         Except as modified above, all other terms and conditions of the Lease
         Agreement and First, Second, Third, Fourth, Fifth and Sixth Addenda To
         Lease, dated February 22, 1995; August 18, 1995; November 17, 1995;
         March 28, 1996; October 29, 1996 and November 30, 1996 and November 24,
         1997, respectively, shall remain unchanged and in full force and
         effect.

         Agreed to by:                          Agreed to by:

         PATIENT INFOSYSTEMS, INC.              CONIFER PRINCE STREET ASSOCIATES
         formerly DSMI CORPORATION

          By:  /s/ J.V. Crisan                  By:  /s/ Thomas L. Fountain
             ---------------------------           -------------------------
                   J.V. Crisan                            Thomas L. Fountain

                                                VP Conifer Realty Corporation
                                                as agent

          Date June 16, 1999                    Date June 16, 1999
             ---------------------------           -------------------------<PAGE>   1
                                                                Exhibit 10.31

                                       CADENA PROPERTIES LIMITED

                                    --------------------------------------
                                    FAIRVIEW BUSINESS PARK
                                    2289, 2317, 2319, 2321
                                    FAIRVIEW STREET
                                    BURLINGTON, ONTARIO
                                    --------------------------------------

<PAGE>   2

                                     INDEX

ARTICLE 1-

                         CERTAIN BASIC LEASE PROVISIONS
                         SUMMARY OF RECURRING CHARGES
                         SCHEDULES AND DEFINITIONS

                1.1      Basic Lease Provisions

              ARTICLE II - CONSTRUCTION

                2.1      Landlord's Work
                2.2      Tenant's Improvements and Fixtures

              ARTICLE III- DEMISE AND TERM
                3.1      Demise of Premises and Term
                3.2      Continuance in Possession
                3.3      Surrender of Premises

               ARTICLE IV - RENT
                4.1      Minimum Rent
                4.2      Additional Rent
                4.3      Place of Payment of Rent
                4.4      Net Lease
                4.5      Interest on Arrears
                4.6      Set Off and Abatement
                4.7      Per Diem Adjustment
                4.8      Measurement

               ARTICLE V - GENERAL COVENANTS
                5.1      Covenants of Landlord
                5.2      Covenants of Tenant

               ARTICLE VI- TAXES
                6.1      Payment of Real Property Taxes by the Landlord
                6.2      Payment of Taxes by the Tenant

               ARTICLE VII- USE
                7.1      Use of Premises

               ARTICLE VIII - OPERATING COSTS
                8.1      Operating Costs & Additional Operating Costs
                8.2      Payment of Operating Costs

               ARTICLE IX - UTILITIES, HEATING, VENTILATING & AIR CONDITIONING
                9.1      Utilities
                9.2      Heating

               ARTICLE X - REPAIRS, ALTERATIONS & MAINTENANCE
               10.1     Tenant Repairs
               10.2     Maintenance & Repairs by the Landlord
               10.3     Tenant Alterations
               10.4     Repair Where the Tenant is at Fault
               10.5     Government Order and Regulation
               10.6     Landlord's Alterations

                                       2
<PAGE>   3

                                INDEX CONTINUED
                                ---------------

      ARTICLE XI - DAMAGE, DESTRUCTION & EXPROPRIATION
      11.1     Termination in the Event of Damage & Destruction
      11.2     Expropriation
      11.3     Remodelling

      ARTICLE XII - INSURANCE & LIABILITY
      12.1     Tenants Liability
      12.2     Landlord's Insurance
      12.3     Indemnity by the Tenant
      12.4     Limitations of Landlord's Liability
      12.5     Limitation of Tenant's Liability
      12.6     Increase in Insurance Premiums
      12.7     Unauthorized Use of Chemicals

      ARTICLE XIII - ASSIGNMENT OR SUBLETTING
      13.1     Assignment or Subletting by the Tenant
      13.2     Transfers & Encumbrances by the Landlord
      13.3     Change of Control
      13.4     Security on Improvements and Fixtures

      ARTICLE XIV
      14.1     Subordination & Attornment by the Tenant

      ARTICLE XV - DEFAULT
      15.1     Re-Entry & Termination on Default
      15.2     Right to Terminate or Re-Let
      15.3     Bankruptcy of the Tenant & Additional Rights of Termination
      15.4     Landlord's Rights to Cure Defaults
      15.5     Remedies Generally
      15.6     Waiver
      15.7     Landlord's Entry

      ARTICLE XVI - MISCELLANEOUS
      16.1     Unavoidable Delays
      16.2     Severability
      16.3     No Collateral Agreements
      16.4     Rules & Regulations
      16.5     Accord and Satisfaction
      16.6     Successors
      16.7     Parking
      16.8     Registration & Planning Act
      16.9     Notices
      16.10    Interpretation

<PAGE>   4

                                 LEASE AGREEMENT
                                 ---------------

         THIS LEASE is made between the Landlord and Tenant hereinafter
identified and constitutes a Lease between the parties of the Leased Premises in
the Building hereinafter described, on the terms and with and subject to the
agreements of the parties herein after set out.

ARTICLE I - CERTAIN BASIC LEASE PROVISIONS, SUMMARY OF RECURRING
CHARGES SCHEDULES AND DEFINITIONS

         1.1      BASIC LEASE PROVISIONS

         The following are certain basic lease provisions, which are part of,
and are in certain instances referred to in subsequent provisions of, this
Lease:

(1)   Date of this Lease:      July 2, 1999
                         -------------------------------------------------------

(2)   Landlord: CADENA PROPERTIES LIMITED

                c/o CHAMBERS HALL REAL ESTATE INC.
                20 Hughson Street South, Suite 200
                Hamilton, Ontario L8N 2A1
                Telefax Number: (416)-521-8981

(3)  Tenant:              PATIENT INFO SYSTEMS CANADA INC.
            -------------------------------------------------------------------
(4)  Address of Tenant:   2289 FAIRVIEW STREET, UNIT 210
                          BURLINGTON, ONTARIO L7R 2E3

(5) Guarantor:            N/A
              -----------------------------------------------------------------

(6) Address of Guarantor: N/A
                        -------------------------------------------------------

(7) Occupation Date:      July 7, 1999
                   ------------------------------------------------------------

(8)  Commencement Date:   July 7, 1999
                   ------------------------------------------------------------

(9) Lease Term: Three (3) years, Zero (0) months, less any broken portion
    of a calendar month excluded from the Term pursuant to Clause (m) of
    Schedule "A" hereto.

(10) Expiry Date:         July 6, 2002
                ---------------------------------------------------------------

(11) Area of the Premises: 834 square feet (subject to adjustment
     as provided in Section 4.8).

(12)  Permitted use of the Leased Premises:   General office use only.
                                         --------------------------------------

<PAGE>   5
                                     -2-

(13)     Basic Rent: Determined pursuant to Section 4.1 which is as follows:
         Commencing on the 7th day of July, 1999 and ending on the 6th day of
         July, 2002 the Tenant shall pay to the Landlord Seven Thousand & Eighty
         Nine Dollars--xx/100 ($7,089.00) per annum payable in equal monthly
         installments of Five Hundred & Ninety Dollars --75/100 ($590.75) plus
         Operating Costs and Realty Taxes as provided herein.

(14)     Deposit: To be paid prior to occupancy.
         Landlord holds a deposit of One Thousand & Thirty Three Dollars--67/100
         ($1,033.67) to be applied against the last month's rent including
         G.S.T. and a deposit of One Hundred & Forty Seven Dollars---83/100
         ($147.83) to be applied against first month's rent.

(15)     Schedules Attached: A - Definitions                          X
                             B - Legal Description                    X
                             C - Outline of Premises                  X
                             D - Landlord's and Tenant's Work         X

1.2      RENEWAL OPTION:

         Provided that the Tenant is not in default, then the Tenant shall have
         the right, upon giving the Landlord Six (6) months written notice of
         the intention to renew prior to the expiration of the Lease term, to
         renew the said lease for a further term of Three (3) year under the
         same terms and conditions, save and except:

(i)      the right of further renewal which is expressly excepted, and

(ii)     the rental rate shall be the then current market rate for similar space
         in the area, and to be agreed upon by the two parties, but will not be
         less than the last year of the term provided in 1.1 (13) above.

ARTICLE II - CONSTRUCTION

2.1      LANDLORD'S WORK

         The Tenant accepts the Premises in an "as-is" condition save
and except for any work (if any) described under the heading "Landlord's Work"
in Schedule "D". The Tenant shall not make any claim for the Landlord's failure
to perform Landlord's Work unless it has given written notice of any
deficiencies to the Landlord within thirty (30) days of taking possession of the
Premises.

2.2      TENANT'S IMPROVEMENTS AND FIXTURES

         All improvements and fixtures installed in or affixed to the Premises,
whether by the Landlord or the Tenant, and whether they are leasehold
Improvements or are affixed to such an extent as to become tenant's fixtures
according to general law, shall upon being installed or affixed, become the
property of the Landlord, but subject, in the case of tenant's fixtures, to
removal by the Tenant pursuant to Section 3.3.
<PAGE>   6

                                      -3-

ARTICLE III - DEMISE AND TERM

3.1      DEMISE OF PREMISES AND TERM

         In consideration of the rents, covenants and agreements hereinafter
reserved and contained on the part of the Tenant to be respectively paid,
observed and performed, the Landlord does demise and lease the Premises to the
Tenant, to have and to hold for the Term and upon the conditions herein
mentioned.

3.2      CONTINUANCE IN POSSESSION

         In the event that the Tenant remains in possession of the Premises
after the expiration of the Term without objection by the Landlord and without
any written agreement otherwise providing, it shall be deemed to be a tenant
from month to month terminable on no less that one (1) month's prior written
notice and subject otherwise to the provisions of this Lease which shall be read
with such changes as are appropriate to a monthly tenancy and except for monthly
rent which shall be one tenth of the annual rent payable in the last year of the
lease term during the continuance period.

3.3      SURRENDER OF PREMISES

         Upon the expiration or sooner termination of this Lease, the Tenant
shall vacate and surrender to the Landlord the Premises in accordance with the
provisions of this Lease. No improvement, trade, fixtures, furniture or
equipment shall be removed by the Tenant from the Premises either during or at
the expiration or sooner termination of the Term except that the Tenant:

         (i)      may at the end of the Term (or during the Term if in the usual
                  course of the tenancy business) if it is not in default
                  hereunder remove trade fixtures, furnishings, equipment and
                  inventory installed by it;

         (ii)     shall at the end of the Term or sooner termination of this
                  Lease remove such Improvements, trade fixtures, furnishings,
                  equipment and inventory as the Landlord shall require to be
                  removed. The Lessee shall not be required to remove any
                  improvements made by the Lessor prior to occupancy.

         The Tenant shall, in the case of any removal either during or at the
         end of the Term, make good any damage caused to the Premises and any
         Improvement by any such removal.

ARTICLE IV - RENT

4.1      MINIMUM RENT

         Commencing on the commencement date and thereafter during the Term, the
Tenant shall pay to the Landlord yearly and every year Basic Rent equal to the
amount specified in Subsection 1.1(13) for each year of the Term. Basic Rent
shall be payable by equal monthly installments in advance on the first day of
each calendar month during the Term, provided that if the Term commences on a
day which is not the first day of calendar month, then the installment of Basic
Rent payable on the date of commencement of the Term for the broken portion of a
calendar month at the beginning of the Term shall be calculated at a rate per
day of one three hundred and sixty-five (1/365) of the annual minimum rent.

4.2      ADDITIONAL RENT

         The Tenant shall pay to the Landlord, in addition to Basic Rent, all
amounts stated to be payable to the Landlord under this Lease which amounts will
be considered to be rent for the purposes of this Lease. The obligation of the
Tenant to pay additional rent shall survive the expiration or sooner termination
of this Lease.

<PAGE>   7

                                      -4-

4.3      PLACE OF PAYMENT OF RENT

         All rent payable hereunder shall be paid by the Tenant to the Landlord
at the office of the Landlord specified in Section 1.1(2) or at such other place
in Canada as the Landlord may designate in writing from time to time without any
prior demand therefore, and shall be payable in lawful money of Canada, at par.

4.4      NET LEASE

         The Tenant acknowledges and agrees that it is intended that this Lease
shall be a completely net Lease for the Landlord, and except as expressly
hereinafter set out, that the Landlord shall not be responsible during the term
of the Lease or any renewal terms for any costs, charges, expenses and outlays
of any nature whatsoever arising from or relating to the Lease.

4.5      INTEREST ON ARREARS

         In every case where the Tenant shall fail to pay the full amount of any
installment of rent when due, the Tenant shall pay interest at an annual rate of
five percentage points (5%) over the prime rate from time to time charged by the
chartered bank of the Landlord upon loans to its preferred borrowers (or if such
rate of interest shall become unlawful, at the maximum rate permitted by law) on
the unpaid amount or deficiency from the date it was properly due until paid.
Whenever such interest is to be calculated over a period in excess of one (1)
year, it shall be compounded annually.

4.6      SET-OFF AND ABATEMENT

         All rent payable hereunder by the Tenant to the Landlord shall be paid
without any deduction, set-off or abatement whatsoever, except as herein
expressly provided. The Tenant covenants and agrees that whenever it is in
default hereunder, the Landlord may, at its option, apply all sums received from
or due to the Tenant against amounts due and payable hereunder in such manner as
the Landlord sees fit, regardless of any designations or instructions by the
Tenant to the contrary.

4.7      PER DIEM ADJUSTMENT

         If any period for which rent including taxes is to be paid is not
twelve (12) calendar months, the rent and taxes payable by the Tenant under this
Lease will be adjusted on a per diem basis, based on three hundred and
sixty-five (365) days.

4.8      MEASUREMENT

         The Landlord may, at its option, have its Architect measure the area of
the Premises in accordance with standards for measurement of similar premises as
determined by the Architect in which case "Area of premises" for the purposes of
Section 4.1 and Subsection 8.2(d) will be adjusted accordingly.

ARTICLE V - GENERAL COVENANTS

5.1      COVENANTS OF LANDLORD

         The Landlord covenants with the Tenant that, subject to any provisions
of the Lease to the contrary, the Tenant shall and may peaceably possess and
enjoy the Premises during the Term without any interruption or disturbance from
the Landlord or any other person or persons lawfully claiming by, from or under
it, and the Landlord shall observe and perform all the covenants and provisions
of this Lease on its part to be observed and performed.

<PAGE>   8

                                      -5-

5.2      COVENANTS OF TENANT

         The Tenant covenants to pay rent and to observe and perform all the
covenants and provisions of this Lease on its part to be observed and performed.

ARTICLE VI- TAXES

6.1      PAYMENT OF REAL PROPERTY TAXES BY THE LANDLORD

         The landlord shall pay or cause to be paid to the taxing authority or
authorities having jurisdiction all Realty Taxes on the Land and Building
together with all leasehold improvements, fixtures and equipment contained
therein.

6.2      PAYMENT OF TAXES BY THE TENANT

         The Tenant covenants with the Landlord as follows:

         (a)      BUSINESS TAXES

         In every year of the Term, to pay when due the business taxes and all
         other taxes and assessments levied in respect of the occupancy of the
         Premises by the Tenant and in respect of the use by the Tenant of the
         Common Facilities and the Lands;

         (b)      SALES TAX

         The Tenant shall pay unto the Landlord any tax in the nature of the
         Goods and Services Tax (G.S.T.) which is levied as a result of the
         Tenants use and occupancy of the Premises and in respect of the use by
         the Tenant of the Common Facilities and the Lands.

         (c)      REALTY TAXES AND ASSESSMENTS

         In every year during the Term, to pay to the Landlord as additional
         rent the Tenant's portion of all Realty Taxes as reasonably allocated
         by the Landlord, and the tenant's proportionate share of any levy or
         tax in the nature of a commercial or industrial concentration levy
         which is assessed or levied against the Landlord or the building and
         land.

         (d)      SEPARATE SCHOOL TAXES

         If the Tenant or any person occupying any part of the Premises shall
         elect to have the Premises or any part of the Premises assessed for
         separate school taxes, the amount by which the separate school taxes
         exceed the amount which would have been payable for school taxes had
         such election not been made, shall be paid by the Tenant to the
         Landlord as additional rent within twenty (20) days after written
         demand therefore by the Landlord.

         (e)      TAX INCREASE ON TENANT'S ADDITIONS TO PREMISES

         If the taxes in respect of the Building, or any part thereof, shall be
         increased by reason of any installations made in or alterations made to
         the Premises by the Tenant, the amount of such increase shall be paid
         by the Tenant to the Landlord as additional rent within twenty (20)
         days after written demand therefor by the Landlord.

<PAGE>   9

                                      -6-

ARTICLE VII - USE

7.1      USE OF PREMISES

         The Premises shall be used only for the purpose as described in
Subsection 1.1(12), and for no other purpose and the Tenant shall not carry on
or permit to be carried on in the Premises, or in, on or about the Lands and
Building, any business or activity which shall be considered by the Landlord
acting reasonably to be a nuisance. The Tenant shall not commit or suffer to be
committed any waste upon the Premises or upon the Lands and Building, or to do
or suffer any act or thing which may disturb the quiet enjoyment of any other
tenant or the building.

ARTICLE VIII - OPERATING COSTS

8.1      OPERATING COSTS AND ADDITIONAL OPERATING COSTS

         In each calendar year, the Tenant shall pay to the Landlord, as
additional rent, its proportionate share of the Operating Costs, and Additional
Operating Costs if applicable.

8.2      PAYMENT OF OPERATING COSTS

         (a)      The Landlord shall, prior to the commencement of the Term and
                  within one hundred days of the commencement of each calendar
                  year thereafter, give to the Tenant a statement of the
                  Landlord's reasonable estimate of the Tenant's proportionate
                  share of the Operating Cost for the ensuing calendar year or
                  portion thereof and the Tenant shall pay to the Landlord the
                  amount of such estimate in equal monthly installments in
                  advance on the first day of each month during such calendar
                  year or portion thereof.

         (b)      The Landlord shall be entitled subsequently during the year on
                  at least ten (10) days notice to the Tenant to reasonably
                  revise its estimate of the Tenant's Proportionate Share of the
                  Operating Cost and the amount of the monthly installments on
                  account thereof payable by the Tenant.

         (c)      Within a reasonable time after the end of each calendar year,
                  the Landlord shall prepare a statement setting out in
                  reasonable detail the Landlord's calculation of its actual
                  Operating Costs for the previous calendar year end, and the
                  Tenant's proportionate share thereof. If the total of the
                  monthly installments paid by the Tenant for any calendar year
                  is less than the actual amount of the Tenant's proportionate
                  share of the Operating Costs for such calendar year or portion
                  thereof in question the Tenant shall pay the deficiency to the
                  Landlord within ten (10) days after notice from the Landlord
                  of the amount of the deficiency. Similarly, if the total of
                  the monthly installments paid by the Tenant is more than the
                  actual amount of the Tenant's proportionate share of the
                  Operating Costs applicable for the calendar year or portion
                  thereof in question, the Landlord shall pay to the Tenant the
                  amount of the excess within ten (10) days after its notice
                  setting out actual amount of the Tenant's proportionate share
                  of the Operating Cost if applicable, or alternatively grant a
                  credit to the Tenant's account against current and future
                  Operating Costs.

         (d)      The Tenant's Proportionate Share shall be the fraction which
                  has as its numerator the area of the Premises and has as its
                  denominator the total area of all buildings which comprise the
                  development of which the premises form part. Area of the
                  Buildings which comprise the development shall mean from time
                  to time the aggregate of the areas of all leasable premises
                  measured in the same way as contemplated by Section 4.8 of
                  this Lease.

         (e)      In the case of premises in the two storey building known as
                  2321 Fairview Street, the Landlord may make a separate
                  assessment of Additional Operating Costs for which the Tenants
                  Proportionate Share shall be a fraction which has as its
                  numerator the area of the demised premises and has as its
                  denominator the Area of the Building.

<PAGE>   10

                                      -7-

ARTICLE IX - UTILITIES, HEATING, VENTILATING & AIR CONDITIONING

9.1  UTILITIES

         The Landlord shall pay to the relevant utility company the cost of all
utilities and the Tenant shall pay to the Landlord its proportionate share of
such cost as allocated by the Landlord, pursuant to 8.1 and 8.2 herein.

9.2  HEATING

         The Tenant shall heat, ventilate and/or cool the Premises in such a
manner as to maintain the Premises at a reasonable temperature. The Landlord
may, from time to time, stipulate reasonable conditions of temperature and
humidity to be maintained in the Premises, and the Tenant shall comply with such
stipulations.

ARTICLE X - REPAIRS, ALTERATIONS & MAINTENANCE

10.1     TENANT'S REPAIRS

         The Tenant agrees that it will, at its cost, at all times keep

         (i)      the Premises including exterior entrances, all glass windows
                  and all partitions, doors, equipment, machinery, and fixtures;
                  and

         (ii)     any facility of the Premises, including, without limitation,
                  any equipment which exclusively serves the Premises whether or
                  not such equipment is technically within the Premises, roof
                  mounted heating or ventilating;

          in good order, condition and repair.

          In addition to the foregoing:

         (iii)    The landlord has provided fluorescent tubes which shall be the
                  Tenant's responsibility to replace and maintain as required
                  from time to time.

         (iv)     The Tenant shall give the Landlord prompt written notice of
                  any accident or other defect in any sprinkler system, water
                  pipes, gas pipes or heating apparatus, telephone, electric or
                  other wires on any part of the premises.

10.2     MAINTENANCE AND REPAIRS BY THE LANDLORD

         The Landlord will maintain and repair:

         (i)      the structural portions of the Building; and

         (ii)     the Common Facilities;

as would a prudent owner, having regard to size, age and location (provided that
the Landlord may at its own discretion, acting reasonably, determine whether or
not any maintenance or repair is required), but the cost (except for the cost of
repairing or replacing inherent structural defects or weaknesses) will be
included in Operating Costs. The Landlord shall not be required to repair the
Building where it is not substantially compensated for the cost of such repairs,
either through Operating Costs or from proceeds of insurance.

10.3     TENANT'S ALTERATIONS

         (a)      If at any time and from time to time the Tenant shall at its
                  own expense wish to make changes, including, without
                  limitation, alterations or improvements in and to the
                  leasehold improvements of the premises and/or trade fixtures
                  in the Premises, it shall first submit to the Landlord an
                  adequate description of the contemplated work and
<PAGE>   11

                                      -8-

                  obtain the Landlord's written approval of the work, such
                  approval not to be unreasonably withheld or delayed. The
                  Landlord may impose conditions upon such construction as it
                  considers necessary to protect the building or to ensure the
                  orderly completion of the work.

         (b)      The Tenant, at its own expense, shall have the right, subject
                  to the approval of the Landlord and in accordance with all
                  local by-laws, to install signs designating its company name
                  on the Premises.

10.4     REPAIR WHERE THE TENANT IS AT FAULT

         If the building or any part of it requires repair, replacement or
alteration, (a) because of the negligence, fault, omission, want of skill, act
or misconduct of the Tenant or its officers, agents, employees, contractors,
invitees or licensees, (b) due to the requirements of governmental authorities
relating to the Tenant's conduct of business, or (c) as a result of the Tenant
stopping up or damaging the heating apparatus, cooling equipment, water pipes,
drainage pipes or other equipment or facilities or parts of the Building, the
cost of the repairs, replacements or alterations plus a sum equal to fifteen
percent (15%) of the cost for the Landlord's overhead will be paid by the Tenant
to the Landlord on demand.

10.5     GOVERNMENTAL ORDER AND REGULATIONS

         The Tenant shall at all times keep the Leased Premises in accordance
with the law, directions, rules and regulations of every governmental authority
having jurisdiction, and shall not commit, suffer or permit any act or omission
on the Premises which shall result in an illegal use or cause any breach of such
laws, directions, rules and regulations. If any such laws, directions, rules and
regulations require any changes in the Premises, the Tenant shall perform such
changes at its own expense, but subject to the provisions of Section 10.3.

10.6     LANDLORD'S ALTERATIONS

         The Landlord may from time to time alter or change the improvements or
permit such to be altered or changed, in the Building or on the Land by the
construction, removal, relocation or alteration of any such improvements,
including, without limitation, the construction of other rentable premises. In
the course of conducting any such improvements, the Landlord shall have the
right to make alterations, structural or otherwise, to the Premises including,
without limitation, the running of ducts or conduits through the Premises, but
in so doing shall, to the extent reasonably possible in the circumstances,
minimize any interference with the Tenant's use and occupation of the Premises.

ARTICLE XI - DAMAGE, DESTRUCTION & EXPROPRIATION

11.1     TERMINATION IN THE EVENT OF DAMAGE AND DESTRUCTION

         (a)      If the Building is damaged and/or destroyed so that it will
                  require more than 120 days to repair the same, the Landlord
                  may, by written notice to the Tenant within 30 days of the
                  date of such damage, terminate this Lease effective on the
                  date of such damage and destruction.

         (b)      Upon any damage or destruction to the Premises, provided that
                  the Landlord has not terminated this Lease, the Landlord and
                  the Tenant shall repair the Premises in accordance with their
                  obligations to repair under Sections 10.1 and 10.2 of this
                  Lease as soon as reasonably possible and during the period
                  following the occurrence of such destruction or damage, for so
                  long as the Landlord is fully reimbursed from proceeds payable
                  under policies of insurance maintained by the Landlord,
                  minimum rent and additional rent shall from time to time abate
                  in the same proportion that the part of the Premises from time
                  to time rendered unfit for use or occupancy by reason of such
                  destruction is of the whole of the Premises.

<PAGE>   12

                                      -9-

11.2     EXPROPRIATION

         The parties agree to reasonably co-operate in the case of any
expropriation to maximize the claim of each party from the expropriating
authority.

11.3     REMODELLING

         That in the event of the Landlord desiring at any time during the term,
or any renewal thereof, to remodel the said building, or any part thereof, or to
take down the said building, the Tenant will, on receiving six months' notice in
writing, surrender this lease and all the remainder of the term, if any, then
yet to come and unexpired, as from the day mentioned in such notice, and will,
subject nevertheless to the provisions hereinbefore contained thereupon, vacate
the premises and yield up to the Landlord the peaceable possession thereof.

It is understood that the said six month's notice need not expire at the end of
any year or at the end of any month and in the event of the day fixed for
termination of the lease expiring on some other day than the last day of a
month, the rent for such month shall be apportioned for the broken period. The
Tenant's responsibility for payment of rent and additional rent shall be limited
to the period of time during occupancy which may be less than six months if the
Lessee vacates prior to the expiration of the six months notice period.

ARTICLE XII - INSURANCE & LIABILITY

12.1     TENANT'S INSURANCE

         The Tenant shall throughout the Term provide and keep in force:

         (a)      comprehensive general liability insurance in the name of the
                  Landlord and the Tenant with respect to the business carried
                  on in or from the Premises and the use and occupancy thereof
                  by the Tenant for bodily injury and death and damage to
                  property of others; and

         (b)      fire insurance on an "all risks" basis in respect of the
                  Improvements and the Tenant's fixtures, furniture, equipment
                  and inventory.

Insurance effected by the Tenant under this Section 12.1 shall be in amounts
which the Landlord acting reasonably shall from time to time determine as being
sufficient, and shall name the Landlord as an additional name-insured and in
respect of the insurance described in Subsection 12.1(a) provide for a
cross-liability endorsement. Such insurance shall release the Landlord from
certain liability as set out in Section 12.4 and shall otherwise be upon such
terms and conditions as the Landlord acting reasonably shall from time to time
require as being reasonable and sufficient. The Tenant shall upon request file
with the Landlord copies of current certificates, to establish the Tenant's
insurance coverage in effect from time to time and the payment of premiums
thereon.

12.2     LANDLORD'S INSURANCE

         The Landlord will maintain at the expense of the Tenant, throughout the
Term, in those reasonable amounts, and with those reasonable deductions that a
prudent owner of a building similar to the Building would maintain, having
regard to size, age and location, (a) all risks insurance on the Building
(excluding the foundations and excavations) and the machinery, boilers and
equipment contained in it and owned by the Landlord, (except property that the
Tenant and other Tenants are required to insure); (b) public liability and
property damage insurance with respect to the Landlord's operations in the
Building.

12.3     INDEMNITY BY THE TENANT

         The Tenant shall indemnify and hold harmless the Landlord against any
and all liability, loss, claims, demands, damages or expenses, including legal
expense, due to or arising out of injury to any person (including injury
resulting in death) and damage to, loss of or theft of any property of any
person arising out of any accident or other occurrence on or about the Premises
or any act or neglect
<PAGE>   13

                                      -10-

by the Tenant or those over whom it might be expected to exercise control, and
costs, liabilities, damages or expenses due to or arising out of any work done
by, or act of neglect or emission of the Tenant or its servants, employees,
agents, contractors, invitees, concessionaires or licensees in and about the
Premises, or due to or arising out of any breach or non-performance by the
Tenant of any provision of this Lease.

12.4     LIMITATIONS OF LANDLORD'S LIABILITY

         The Landlord shall not be liable or in any way responsible to the
Tenant in respect of any loss, injury or damage required to be insured against
by the Tenant under the provisions of Section 12.1, whether or not such loss,
injury or damage is the result of the negligence of the Landlord or those for
whom the Landlord is in law responsible. The Landlord shall not be liable for
its failure to perform any of its covenants hereunder provided that it is using
its commercially reasonable efforts to rectify' such default as soon as
reasonably possible.

12.5     LIMITATION OF TENANT'S LIABILITY

         The Tenant shall not be liable or in any way responsible to the
Landlord in respect of any loss, injury or damage to the extent that the
Landlord actually recovers proceeds under insurance policies maintained by the
Landlord pursuant to Section 12.2, whether or not such loss, injury or damage is
the result of the negligence of the Tenant or those for whom the Tenant is in
law responsible.

12.6     INCREASE IN INSURANCE PREMIUMS

         The Tenant will not do or omit or permit to be done or omitted, any
thing upon the Leased Premises which shall cause the rate of insurance upon the
Building, or any part thereof, to be increased, and if the insurance rate shall
be increased as aforesaid the Tenant will pay to the Landlord as additional
rent, in addition to any part of insurance premiums hereinbefore agreed to be
paid by the Tenant, the amount by which the insurance premiums shall be so
increased, and, if notice of cancellation shall be given respecting any
insurance policy, or, if any insurance policy upon the Building or any part
thereof shall be cancelled or its renewal be refused by an insurer by reason of
the use of the Premises by the Tenant, the Tenant shall alter, remedy or rectify
such use upon being requested to do so in writing by the Landlord, and if the
Tenant shall fail to do so within twenty-four (24) hours of such written
request, the Landlord may at its option terminate this Lease forthwith by
leaving upon the Leased Premised notice in writing of its intention so to do. In
determining whether increased premiums are the result of the Tenant's use of the
Premises, a schedule, issued by the organization ranking the insurance rate on
the Premises, showing the various components of such rate, shall be conclusive
evidence of the several items and charges which make the insurance rate on the
leased Premises. Any increase in insurance premiums payable to the Tenant as
aforesaid, shall be payable forthwith upon demand in writing therefore by the
Landlord.

12.7     UNAUTHORIZED USE OF CHEMICALS

         The Tenant hereby indemnifies and saves harmless the Landlord from all
liability, cost, claims and damages resulting from the unauthorized or negligent
use of any chemical or other substance which are not permitted to be used
according to any Federal, Provincial or Municipal regulations and in particular
in regards to any contaminant as that term is defined in The Environmental
Protection Act, furthermore, the Tenant shall on breach of the above covenant
conduct the necessary clean up of the premises and any other property
contaminated by the Tenant. Failure to do so shall entitle the Landlord to
conduct the cleanup and recover the cost as rent pursuant to the lease.

ARTICLE XIII - ASSIGNMENT OR SUBLETTING

13.1     ASSIGNMENT OR SUBLETTING BY THE TENANT

         The Tenant shall not assign this Lease or sublet all or any part of the
Leased Premises without the prior written consent of the Landlord which shall
not be unreasonably withheld. The Tenant shall be responsible for and shall pay
to the Landlord forthwith on demand all reasonable administrative and legal
costs of the Landlord in connection with the Landlord's consent to any
assignment of subletting by the Tenant. Any such assignment or subletting
consented to by the Landlord shall not

<PAGE>   14

                                     - 11 -

release the Tenant of any obligations of the Tenant under the provisions of this
Lease. It is a condition of such assignment or subletting that the assignee or
subtenant directly agree with the Landlord to be bound by the provisions of this
Lease and upon such assignment or subletting the Tenant shall forthwith furnish
copies of all documents relating thereto to the Landlord and the Tenant at the
request of the Landlord shall enforce for the benefit of the Landlord all
obligations of third parties contained in all or any of such documents to the
extent necessary to give effect to this Lease.

13.2     TRANSFERS AND ENCUMBRANCES BY THE LANDLORD

         The Landlord may sell, transfer, encumber or otherwise deal with the
Land and Building or any portion thereof or any interest of the Landlord
therein, in every case without the consent of the Tenant. To the extent that any
purchaser or transferee from the Landlord assumes responsibility for the
covenants of the Landlord under this Lease, the Landlord shall without further
written agreement be freed and relieved of liability upon such covenants and
obligations.

13.3     CHANGE OF CONTROL

         Any change in the effective voting control of a corporate tenant or
corporate guarantor (whether by sale, transfer or other disposition of shares or
otherwise and whether direct or indirect), without the consent of the Landlord,
shall entitle the Landlord, at its option, to terminate this Lease. The Tenant
shall make available to the Landlord all records reasonably required by the
Landlord to determine whether any such change of control has occurred.

13.4     SECURITY ON IMPROVEMENTS AND FIXTURES

         The Tenant shall not create any encumbrance or other security in any of
its property that is or becomes an improvement or trade fixture that had
priority above the Landlord's interest in such property.

ARTICLE XIV

14.1     SUBORDINATION AND ATTORNMENT BY THE TENANT

         This Lease is subject and subordinate to (but at the option of the
Landlord or any mortgagee or encumbrancer of the Land and Building shall be
attorned and the Tenant bound to) any mortgage or other encumbrance which may
now or at any time hereafter affect the Premises. On request at any time and
from time to time of the Landlord or of any such mortgagee or encumbrancer of
the Premises, the Tenant covenants and agrees to either (i) attorn to such
mortgagee or encumbrancer and become bound to it as its tenant of the Premises
for the then unexpired residue of the Term and upon the terms herein contained
(subject always to the respective priorities as between themselves or mortgagees
or encumbrancers who from time to time request such attornment) or (il) postpone
and subordinate this Lease to such mortgage or other encumbrance with the intent
and effect that this Lease and all the rights of the Tenant shall be subject to
the rights of such mortgagee or encumbrancer as fully as if such mortgage or
other encumbrance had been made before the making of this Lease. Whichever of
the foregoing may be requested (and notwithstanding that any previous attornment
and subordination shall have been given) the Tenant shall execute promptly any
instruments of attornment, postponement or subordination which may be so
requested to give effect to the foregoing. Whenever requested from time to time
by the Landlord or any mortgagee or encumbrancer of the Premises, the Tenant
shall promptly execute and deliver to the party requesting the same a
certificate or acknowledgement as to the status and validity of this Lease and
the state of the rental account hereunder and such other information as may be
reasonably required.

<PAGE>   15

                                     - 12-

ARTICLE XV - DEFAULT

15.1     RE-ENTRY AND TERMINATION ON DEFAULT

                  If and whenever:

         (a)      any Basic Rent or additional rent payable by the Tenant under
                  this Lease shall be in arrears and shall not then be paid
                  within fifteen (15) days, or

         (b)      the Tenant shall have breached or failed to comply with any of
                  its covenants and agreements contained in this Lease, and
                  shall have failed to commence to remedy such breach of
                  non-compliance within fifteen (15) days after written notice
                  thereof given by the Landlord to the Tenant (or such longer
                  period if any as the Landlord may allow acting reasonably for
                  the remedying of such breach of non-compliance) or thereafter
                  fails to diligently proceed to remedy such breach or
                  non-compliance;

then and in every case it shall be lawful for the landlord at any time
thereafter at its option to enter into and upon the Premises or any part thereof
in the name of the whole and to terminate this Lease and all the rights of the
Tenant hereunder, anything in the Lease to the contrary notwithstanding.

15.2     RIGHT TO TERMINATE OR RELET

         If the Landlord does not exercise its right under Section 15.1 to
terminate this Lease, it may nevertheless relet the Premises or a part of them
for whatever term or terms (which may be for a term extending beyond the Term)
and at whatever rent and upon whatever other terms, covenants and conditions the
Landlord considers advisable and may at its option enforce subleases of the
Premises and collect rents thereunder to apply against the obligations of the
Tenant under this Lease, in which case the Tenant shall continue to be liable
for the performance of all of its obligations under this Lease including the
payment of rent and all amounts payable hereunder.

15.3     BANKRUPTCY OF THE TENANT AND ADDITIONAL RIGHTS OF TERMINATION

         In addition to all other rights of the Landlord to terminate hereunder,
whether or not the Term has commenced and whether or not any Basic Rent has been
prepaid, this Lease may be terminated at the option of the Landlord if the
Tenant shall make a general assignment for the benefit of its creditors, shall
be declared to be bankrupt, or shall file a petition in bankruptcy or insolvency
or for any re-adjustment of debts or creditor's arrangement or shall make a
proposal under the Bankruptcy Act or take advantage of any legislation for the
relief of bankrupt or insolvent debtors in respect of its own debts, or if any
execution, attachment or similar process shall be issued against the Tenant, or
any encumbrancer of the Tenant shall take any action or proceeding whereby any
of the improvements, fixtures, furnishings or property of the Tenant on the
Premises or the Tenant's leasehold interest in the Premises shall be taken, or
if the Tenant attempts to remove any substantial part of the fixtures,
furnishings or stock-in-trade from the premises other than in the normal course
of its business, or if a receiver, manager, custodian or any official having
similar power shall be appointed with respect to the Premises or any property of
the Tenant on the leased Premises. If this Lease is terminated pursuant to any
provisions of this Section 15.3, the Tenant shall, in addition to meeting all
the other requirements of this Article XV, forthwith pay to the Landlord Basic
Rent for the three (3) months next ensuing after the termination of this Lease
as accelerated rent.

15.4     LANDLORD'S RIGHTS TO CURE DEFAULTS

         If and whenever the Tenant shall default in the performance of any of
its covenants under this Lease including, without limitation, the Tenant's
obligation to repair and maintain the Premises and/or take out insurance, the
Landlord may perform such covenant for the account of the Tenant and may enter
upon the Premises for the purpose, and no notice thereof need be given to the
Tenant except if and to the extent any provision of this Lease expressly
required that notice be given in the circumstances. The Landlord shall not be
liable to the Tenant for any loss, damage or inconvenience to the Tenant or to
the Tenant's business or stock-in-trade caused by acts of the Landlord in
remedying or attempting to remedy such default, and the Tenant shall promptly
pay to the Landlord on demand the amount of all costs, charges and expenses
incurred by the Landlord in connection with
<PAGE>   16

                                     - 13 -

such default or in curing or attempting to cure such default, together with an
administrative fee of fifteen percent (15%) of such amount.

15.5     REMEDIES GENERALLY

         Mention in this Lease of any particular remedy or remedies of the
Landlord in respect of any default by the Tenant shall not preclude the Landlord
from any other remedy in respect thereof, whether available at law or in equity,
or by statute, or expressly provided for herein. No remedy shall be exclusive or
dependent upon any other remedy, but the Landlord may from time to time exercise
any one or more of such remedies generally or in combination, such remedies
being cumulative and not alternative.

15.6     WAIVER

         No waiver by the Landlord or the Tenant of any default, breach or
non-compliance hereunder shall operate as a waiver of such party's rights
hereunder in respect of any continuing or subsequent default, breach of
non-observance, and no waiver shall be inferred from or implied by any
overlooking by the Landlord or the Tenant of such default, breach or
non-observance.

15.7 LANDLORD'S ENTRY

         The Landlord may enter onto the Premises for the purpose of:

         (a)      showing the Premises to prospective tenants of the Premises or
                  purchasers or mortgagees of the Building;

         (b)      inspecting the Premises; and

         (c)      performing repairs or alterations to the Premises permitted
                  under Section 10.2 or Section 10.6 of this Lease.

The Landlord shall give reasonable notice to the Tenant before exercising any
such right of entry other than in the case of an emergency (real or apprehended)
or the Tenant's default.

15.8     DETERMINATIONS

         Any determination to be made under this Lease, shall, unless expressly
stated to the contrary, be made by the Landlord, acting reasonably. Should the
Tenant dispute any determination by the Landlord, it shall comply with the
provisions of this Lease in accordance with the Landlord's determination, on a
without prejudice basis and then be entitled to take any action available at law
for the recovery of damages provided that the Tenant agrees that it shall not be
entitled to challenge any determination made by the Landlord later than six
months after the date upon which the Tenant is notified of such determination.

ARTICLE XVI - MISCELLANEOUS

16.1     UNAVOIDABLE DELAYS

         In the event that either the Landlord or the Tenant shall be delayed,
hindered or prevented from the performance of any act or covenant required
hereunder by reason of any unavoidable delay not the fault of the party delayed,
then performance of such act or covenant shall be excused for the period during
which such performance is rendered impossible, and the time for the performance
thereof shall be extended accordingly, provided that this Section shall not
apply to the payment of any monies required by this Lease.

16.2     SEVERABILITY

         Should any provision of this Lease be unenforceable it shall be
considered separate and severable from the remaining provisions of this Lease,
which shall remain in force and be binding as though the provision had not been
included.
<PAGE>   17

                                     - 14 -

16.3     NO COLLATERAL AGREEMENTS

         This Lease constitutes the entire agreement between the Landlord and
the Tenant relating to the subject matter hereof and may be amended only by an
agreement in writing signed by the parties hereto and neither party is bound by
any representations, warranties, promises, agreement or inducements not embodied
herein.

16.4     RULES AND REGULATIONS

         The Landlord may adopt rules and regulations acting reasonably and they
may differentiate between different types of businesses. Each rule and
regulation, as revised from time to time, forms part of this Lease as soon as
the rule, regulation or revision is made known to the Tenant. The Tenant will
comply with each rule and regulation and each revision of it. No rule or
regulation, however, will contradict the terms, covenants and conditions of this
Lease.

16.5     ACCORD AND SATISFACTION

         Payment by the Tenant or receipt by the Landlord of less than the
required monthly payment of Basic Rent is on account of the earliest stipulated
Basic Rent. An endorsement or statement on a cheque or letter accompanying a
cheque or payment as Tenant is not an acknowledgement of full payment or an
accord and satisfaction, and the Landlord may accept the balance of the Rent or
pursue its other remedies.

16.6     SUCCESSORS

         The rights and obligations under this Lease extend to and bind the
successors and assigns of the Landlord and, if Section 13.1 is complied with,
the heirs, executors, administrators and permitted successors and assigns of the
Tenant. If there is more than one Tenant, or more thin one person constituting
the Tenant, they are bound jointly and severally by this Lease.

16.7     PARKING

         To provide designated or undesignated parking spaces in the parking
areas to the north, south, east and west of the premises, apportioned according
to the square footage of the floor area of the Leased Premises, to the Tenant
and it employees, and in accordance with municipal requirements.

16.8     REGISTRATION AND PLANNING ACT

         The Tenant shall not register this Lease without the prior written
consent of the Landlord, provided that if the Landlord shall refuse such
consent, the Landlord shall, at the request of the Tenant, execute a memorandum
or short form of lease for the purpose of registration which shall suffice to
give notice of this Lease and the Tenant's interest herein without disclosure of
any terms which the Landlord does not desire to have disclosed. This Lease is
entered into subject to the express condition that it is to be effective only if
the provisions of Section 49 of the Planning Act, 1983, Statutes of Ontario,
1983, c.l (as it may from time to time be amended) are complied with.

16.9     NOTICES

         Any notice given by the Tenant to the Landlord shall be sufficiently
given if delivered to the Landlord, if mailed, postage prepaid and registered,
addressed to the address set out in Section 1.1(2) above, or if telefaxed, and
any notice given by the Landlord to the Tenant or to the guarantor shall be
sufficiently given if delivered to the Tenant or to the guarantor if mailed,
postage prepaid and registered, addressed to the Tenant at the Premises and to
the guarantor at the address set out in Section 1.1(4) above, or if telefaxed.
Any such notice given as aforesaid shall be conclusively deemed to have been
given on the second business day on which such notice is mailed or the day on
which such notice is delivered, or telefaxed, as the case may be. Either party
may at any time give notice and from and after the giving of such notice, the
address therein specified shall be deemed to be the address of such party for
the giving of notices. The word "notice" in this clause shall include any
request, statement or other writing given by the Landlord to the Tenant or to
the guarantor or by the Tenant to the Landlord.

<PAGE>   18

                                     - 15 -

16.10             INTERPRETATION

         This Lease shall be construed and governed by the laws of the Province
of Ontario. Time shall be of the essence of this Lease and every part hereof.
The heading introducing articles, sections and sub-sections are for convenience
of reference only, and shall not affect the interpretation thereof. All
references to the Tenant shall be read with such changes in number and gender as
may be appropriate, according to whether the Tenant is a male or female person
or a corporation of partnership.

IN WITNESS WHEREOF, the parties hereto have executed this Lease.

Landlord:         CADENA PROPERTIES LIMITED

Per: /s/ Illegible
    -------------------------------------------
             Secretary

    Tenant:  PATIENT INFO SYSTEMS CANADA INC.

Per: /s/ Illegible
    ---------------------------------------------

Per:
    ---------------------------------------------

<PAGE>   19

                           SCHEDULE "A" - DEFINITIONS
                           --------------------------

The following definitions apply in this Lease:

(a)      "ARCHITECT" means an accredited architect chosen by the Landlord from
         time to time.

(b)      "BASIC RENT" means the annual rent payable pursuant to Section 4.1
         based upon the annual amount per square foot of area of the premises
         specified in Subsection 1.1(11).

(c)      "BUILDING" means the building built on the development, part of which
         is occupied by the Tenant.

(d)      "COMMON FACILITIES" means all the lands, buildings and improvements
         constituting the building except for rentable premises therein
         (including the premises), and except for other portions of such
         buildings and improvements which are from time to time allocated by the
         Landlord for private use by one or a limited group of Tenants.

(e)      "IMPROVEMENTS" means all fixtures, improvements, installations,
         alterations and additions from time to time made, erected or installed
         by or on behalf of the Tenant in the Premises and by or on behalf of
         Tenants in other premises, with the exception of trade fixtures and
         furniture, but includes, without limitation, all partitions and doors,
         however affixed, light fixtures, heating, cooling and ventilating
         equipment and all wall to wall carpeting with the exception of such
         carpeting where laid over vinyl tile of finished floor and affixed so
         as to be readily removable without damage.

(f)      "LAND" means those lands and premises described in Schedule 'B'.

(g)      "LANDLORD" means the Landlord specified in Subsection 1.1(2) and its
         successors and assigns.

(h)      "LEASE" means this Lease, including the schedules attached hereto, and
         any amendments to such lease from time to time.

(i)      "OPERATING COSTS" means such of the Landlord's costs and expenses which
         are attributable to the maintenance, operation, supervision and
         administration of the Building including the Common Facilities and
         shall include without limitation or duplication:

         (i)      the cost of all insurance, together with the deductible
                  portion of any insurance claims, in respect of all-risks
                  coverage or fire and extended coverage endorsement perils,
                  public liability and property damage and other casualties and
                  contingencies against which the Landlord may reasonably insure
                  (including the insurance which the Landlord is obligated to
                  obtain pursuant to Section 12.2) applicable to the Building
                  and all buildings and improvements thereon, including all
                  rentable premises and the Common Facilities;

         (ii)     the cost of policing and supervising the security of the
                  Building and the Common Facilities;

         (iii)    the cost of cleaning, maintaining and repairing the Building
                  and Common Facilities, including the cost of snow clearing
                  and removal and landscaping maintenance and including those
                  costs incurred with respect to rentable premises including the
                  leased premises;

         (iv)     periodic depreciation calculated in accordance with generally
                  accepted accounting practice on:

                  -  the original capital cost of any fixtures, furnishings and
                     equipment in the Common Facilities; and

<PAGE>   20

                                       -2-

                  -  the cost or expense of any repair, maintenance, renovation
                     or replacement of any part of each of (a) the Common
                     Facilities including fixtures, furnishings and equipment
                     therein, and (b) the portions of buildings containing
                     rentable premises in the Building, including the Leased
                     premises, which portions consist of foundations, exterior
                     weather walls (excluding store fronts and glass),
                     structural subfloors and roofs, the structural portions of
                     bearing walls and structural columns and beams, the capital
                     cost of which in each case is in excess of FIVE THOUSAND
                     ($5,000) dollars and not recovered out of insurance
                     proceeds;

in each case, together with interest at a rate equal to one percent (1%) in
excess of the interest rate from time to time charged to the Landlord by the
chartered bank of the Landlord at the beginning of each fiscal period on the
un-depreciated capital cost of all such items being depreciated from time to
time;

         (v)      the cost of all utilities including electricity, gas, and
                  water.

         (vi)     remuneration (including contributions toward usual fringe
                  benefits, unemployment insurance and similar contributions) of
                  personnel to the extent engaged in maintaining, operating,
                  administering and supervising the Building;

         (vii)    an administrative and supervisory fee.

Operating Costs shall be allocated to each fiscal period in accordance with
generally accepted accounting practice as determined by the Landlord's auditors,
and any prepaid expense (for example, insurance) may be allocated to the fiscal
period in which the expense is incurred.

(j)      "PREMISES" means the rentable premises in the Building which are shown
         outlined in red on Schedule(s) 'C', the exact measurements of which are
         to depend on the actual location of perimeter walls and other
         construction defining the boundaries thereof, when and as actually
         constructed, (it being agreed that reasonable variations in the
         configuration and measurements of such premises necessitated by or
         during construction by the Landlord shall be permitted).

(k)      "REALTY TAXES" means all present or future real property, business,
         municipal, school and local improvement taxes, assessments and rates
         and all taxes, assessments and rates of a like nature imposed in
         respect of real property from time to time by any municipality, school
         or public authority, including any costs and fees incurred by the
         Landlord in verifying the reasonableness of or contesting any of the
         same in good faith (although this shall not imply any obligation of the
         Landlord to contest to any Realty Taxes), but excluding income or
         profits taxes upon the income of the Landlord to the extent such taxes
         are not levied in lieu of Realty Taxes.

(1)      "TENANT" means the person, firm or corporation herein before described
         and identified as being the Tenant specified in Subsection 1.1(3) and
         except where the context is inconsistent therewith, also includes, if
         the Tenant is a firm or corporation, its permitted successors and
         assigns, and if the Tenant is a person, its heirs, executors,
         administrators and permitted assigns.

(m)      "TERM" means the period commencing on the commencement date and running
         for the number of years specified in Subsection 1.1(9) provided that if
         the occupation date is other than the first day of a month, the Term
         shall exclude the part of the month at the end of the Term so that the
         Term will end on the last day of the month. Term shall include renewal
         terms, if any.

(n)      "ADDITIONAL OPERATING COSTS" means such of the Landlord's costs and
         expenses which are attributable to the maintenance, operation,
         supervision and administration of the office building known as 2321
         Fairview Street and shall include without limitation janitorial service
         if provided, maintenance, repair and replacement of heating and air
         conditioning equipment. This definition shall not replace or exclude
         those Operating Costs defined in (i) above, but is intended to cover
         those additional costs applicable only to the two storey building and
         which are not applicable to the other buildings on the development.

<PAGE>   21

                        SCHEDULE "B" - LEGAL DESCRIPTION
                        --------------------------------

Part of Lots 4 and 5, Registered Plan 203, and known municipally as 2289 to 2323
Fairview Street in the City of Burlington, in the Regional Municipality of
Halton, in the Province of Ontario.

<PAGE>   22
                                  SCHEDULE "C"
                                  ------------

ATTACHED TO AND FORMING PART OF THE LEASE

BETWEEN:
         CADENA PROPERTIES LIMITED                            (AS LANDLORD)

- AND -

PATIENT INFO SYSTEMS CANADA INC.
                                                                (AS TENANT)

[MAP OF PATIENT INFO SYSTEMS]

<PAGE>   23

                                  SCHEDULE "D"
                                  ------------

Attached to and forming part of the Lease

BETWEEN:
         CADENA PROPERTIES LIMITED                            (AS LANDLORD)

- AND-

PATIENT INFO SYSTEMS CANADA INC.
                                                                (AS TENANT)

------------------------------------------------------------------------------

1.       LEASEHOLD IMPROVEMENTS BY THE TENANT

         If the Tenant is to perform any repairs, alterations or renovations
         within the premises, the Tenant shall comply with all applicable laws,
         by-laws and regulations in completing such work, including obtaining
         building permits and shall save harmless the Landlord from any and all
         claims, assessments, penalties, damages, costs and expenses which may
         be incurred by the Tenant or the Landlord as a result of the Tenant's
         work to the premises.

         All Leasehold Improvements in, on, for, or which serve the Premises,
         shall immediately become the absolute property of Landlord upon
         affixation or installation, without compensation, therefor to the
         Tenant, except where provided herein, but the Landlord shall have no
         obligation to repair, replace, maintain, insure or be responsible in
         any way for them, all of which shall be the Tenant's responsibility.

2.       LANDLORD'S WORK

         Landlord to complete the following repairs to the property at 2289
         Fairview Street, Unit #210, Burlington, Ontario:

         1.       Paint interior of office space, washroom and foyer, from
                  Landlord's sample.
         2.       Install carpet in office and foyer, from Landlord's samples.
         3.       Repair toilet in washroom.
         4.       Replace ceiling fluorescent light grids (2).
         5.       Clear air returns.
         6.       Reinstall door to main office.
         7.       Repair windows (exterior).
         8.       Complete lexan retrofit as per Landlord's specifications.

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00006-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00006-of-00352.parquet"}], [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00006-of-00352.parquet"}]]