Document:

SUBLEASE

         THIS INDENTURE OF SUBLEASE, made and entered into as of this 7th day of
July, 2000 by and between PixArt Technology Inc., a California  Corporation with
offices located at 46750 Fremont Boulevard Suite 200,  Fremont,  CA (hereinafter
called "Sublessor") and Human Pheromone Sciences, Inc., a California Corporation
with offices  located at 4034 Clipper Court,  Fremont,  CA  (hereinafter  called
"5ublessee").

                                  WITNESSETH:

         WHEREAS,  Sublessee  desires to sublease  from  Sublessor  the premises
described in the Prime Lease.

         NOW THEREFORE,  for and in  consideration of the mutual promises herein
contained, be it agreed as follows:

1.       Premises:

         Sublessor  hereby  leases  to  Sublessee,   and  Sublessee  hires  from
         Sublessor,  all subject to the  written  consent of the  Landlord,  the
         following  described space located at 46750 Fremont Boulevard Suite 200
         (hereinafter called "the premises") in the Building:

         Premises is defined as approximately  2,700 square feet of office space
         in  Building  2,  of  Bayside  Place,  Fremont,  CA as  same as is more
         specifically delineated on the annexed Exhibit A.

2.       Term:

         The term of this  Sublease  shall be for nine (9) months  beginning  on
         July 10, 2000 and terminating on March 31, 2001.

3.       Rent:

         Sublessee  covenants and agrees to pay  Sublessor,  without  deduction,
         offset,  prior notice or demands,  and at such place as  Sublessor  may
         designate,  as base  rent for the  premises  payable  in equal  monthly
         installments  of Three  Thousand  Three  Hundred  Seventy  Five Dollars
         ($3,375) in advance,  on the first day of each month thereafter  during
         the term of this Sublease. Sublessee shall pay a late fee of 10% of the
         monthly rental amount for any rental  payment  received after the fifth
         of the  month.  In  addition,  Sublessee  shall pay $1,356 per month of
         estimated monthly expenses, also due on the first day of each month.

4.       Use of Premises:

         Said  premises  shall be used and  occupied by  Sublessee  office space
         only,  and for no other  purpose.  Sublessee  agrees  to  maintain  the
         Premises  in good  order and  condition  during  the lease  term and to
         return the  Premises to  Sublessor  in the same  condition as received,
         normal wear and tear expected.  Sublessee  releases  Sublessor from all
         liability of any kind or nature for any loss or damage  arising from or
         in any way connected with Sublessee's use or occupancy of the Premises.

5.       Installation:

         Sublessee  shall  accept  the  premises  in an  "as-is" condition.  All
         alterations  or  leasehold   improvements  are  the  responsibility  of
         Sublessee. The premises shall be deemed to be in good condition and not
         in need of repair as of July 10, 2000.

<PAGE>

6.       Compliance with Prime Lease:

         (a) Sublessee  covenants and agrees in respect of  Sublessee's  use and
         occupancy of the Premises to assume,  keep,  perform,  observe,  comply
         with  and be  bound  by all of the  terms,  covenants,  conditions  and
         limitations on the part of the Sublessor in the Prime Lease to be kept,
         performed,   observed  or  complied  with   (including  the  rules  and
         regulations  annexed  thereto and such additional  reasonable  rules as
         Landlord  may impose  from time to time),  except as to the  payment of
         rent or as  expressly  provided to the contrary in this  Sublease,  and
         Sublessee agrees to indemnify and save harmless  Sublessor  against any
         and all claims,  losses,  damages,  costs, and expenses arising from or
         due  to  any  breach  or  default  on  the  part  of  Sublessee  in the
         performance or observance of any such term,  covenants,  condition,  or
         limitation  of the Prime  Lease or  possession  or use of the  Premises
         during the term of this Sublease.  Except as expressly  provided to the
         contrary  herein,  all  rights,  privileges,  benefits,  including  any
         releases of  liability,  granted to the Landlord  under the Prime Lease
         shall  similarly  extend  to the  Landlord  and  Sublessor  under  this
         Sublease,  except  as  expressly  provided  to  the  contrary  in  this
         Sublease, all Articles of the Prime Lease which impose obligations upon
         Sublessor,  or which extend  rights,  privileges  or benefits  upon the
         Landlord,  are hereby incorporated by reference and made a part of this
         Sublease as if the same were fully rewritten herein, and all references
         in said Articles to the Landlord,  Sublessor, and Premises or the lease
         shall be taken  for the purpose of this Sublease, to refer to Sublessor
         and Sublessee  herein, to the premises herein  identified.  and to this
         Sublease.

         (b) Sublessee  shall provide  proof of its insurance  coverage  listing
         both  Sublessor  and  ProLogis  Limited   Partnership-I  as  additional
         insured.  Proof shall be provided to both parties  within ten (10) days
         after taking occupancy of the Premises. In the event Sublessee fails to
         comply with its obligations  hereunder for a period of thirty (30) days
         after written notice of such failure, Sublessor shall have the right to
         terminate this Agreement immediately.

7.       No Assignment or Subletting:

         Sublessee shall not assign,  mortgage or hypothecate this Sublease,  or
         any  interest  therein,  or permit the sue of the Premises by any other
         person or persons other than Sublessee,  or further sublet the Premises
         or any part thereof  without the prior written consent of the Sublessor
         (not to be unreasonably withheld) and the Landlord. Consent to any such
         assignment or subletting by Sublessor or the Landlord shall not operate
         as a waiver of the necessity for a consent to any subsequent assignment
         or subletting,  and the terms of such consent shall be binding upon any
         person  holding by,  under or through  Sublessee.  Any such  consent by
         either Sublessor or Landlord shall not relieve Sublessee from liability
         hereunder for the payment of rental or performance or observance of any
         of the terms and conditions of this Sublease.

8.       Damage by Fire and Other Casualty:

         The provisions of Article 15 of the Prime Lease,  titled  "Restoration"
         are incorporated by reference herein,  except that Sublessor shall have
         no obligation to repair or rebuild.

9.       Rights Reserved by Sublessor:

         With  respect  to the  Sublessee,  Sublessor  shall have all the rights
         reserved to the Landlord  under the Prime Lease.

10.      Building Services:

         Notwithstanding   the  incorporation  of  the  Prime  Lease  into  this
         Sublease,  to the  extent  herein  above  provided,  it is agreed  that
         Sublessor  shall be in no way obligation to furnish or pay for security
         services.  Sublessee  is not  obligated  to pay for  existing  security
         services.

11.      Termination of the Prime Lease:

         This  Sublease  shall  automatically   terminate  on  the  termination,
         cancellation  or  expiration  of the  Prime  Lease or of the  rights of
         possession of the Sublessor therein in accordance with any of the terms
         and provisions of the Prime Lease.

<PAGE>

         This  Sublease  shall  automatically   terminate  on  the  termination,
         cancellation  or  expiration  of the  Prime  Lease or of the  rights of
         possession of the Sublessor therein in accordance with any of the terms
         and provisions of the Prime Lease.

12.      Quiet Enjoyment

         Provided   Sublessee  fulfills  all  of  the  covenants  of  Sublessee,
         including  the payment of rent to  Sublessor,  Sublessee  shall quietly
         enjoy the  Premises,  free of hindrance and  molestation  of Sublessor,
         subject  however,  to the terms of this  Sublease  and the terms of the
         Prime Lease.

13.      Approval of Landlord:

         This Sublease is subject to Sublessor's  acceptance and approval and is
         conditioned  upon the approval and consent of the  Landlord.  Sublessee
         has executed this Sublease  upon the  understanding  that this Sublease
         shall  not in any way bind  Sublessee  until  such time as the same has
         been  approved  and  executed by  Sublessor  and until such time as the
         written  consent of the Landlord has been  procured,  and a counterpart
         hereof and of such consent has been delivered to Sublessee.

14.      Security:

         Sublessor assumes no responsibility for the security of Premises or for
         Sublessee's personal property located therein. Sublessee shall take all
         reasonable  steps  necessary  to secure the  Premises  and its personal
         property therein.

15.      Miscellaneous:

         This Sublease and the documents hereto or referred to herein constitute
         the entire  agreement  between the parties  with respect to the subject
         matter  hereto,  and  any  other  agreement  hereafter  made  shall  be
         ineffective  to  change,  modify  or  discharge  it in whole or in part
         unless in writing and signed by the party against whom  enforcement  of
         the charge,  modification or discharge is sought.  The paragraph titles
         are inserted only as a matter of  convenience  and for reference and in
         no way define,  limit or describe the scope or intent of this  Sublease
         or in any way  effect  this  Sublease.  The  invalidity  of one or more
         phrases,  sentences or paragraphs  or the remaining  provisions of this
         Sublease  and in the  event  that  any one or  more  thereof  shall  be
         contrary to statute or declared  invalid by the final order,  decree or
         judgment of a court of competent  jurisdiction,  this Sublease shall be
         construed as if the same had not been inserted herein.  The agreements,
         covenants,  and  conditions  contained in this Sublease  shall bind and
         inure to the benefit of Sublessor and  Sublessee  and their  respective
         successors  and  assigns,   subject  at  all  times,  however,  to  the
         provisions  hereof  requiring  the  consent  of  Sublessor  and  of the
         Landlord to any assignment or subletting of the Sublease.

16.      Deposit:

         Upon the execution of this Sublease, Sublessee shall deposit the sum of
         Three   thousand   three  hundred   seventy  five  dollars  and  00/100
         ($3,375.00) with the Sublessor as a security deposit,  receipt of which
         is hereby  acknowledged,  the same to be held in a non-interest bearing
         account and  administered by Sublessor  pursuant to Article 5 "Security
         Deposit" of the Prime Lease.  Such deposit  amount shall be adjusted in
         accordance with section 17 below.

<PAGE>

17.      Deposit Holdback

         At the  signing of this  Sublicense  Agreement,  Two  thousand  dollars
         ($2,000.00) of the  Sublessee's  deposit shall be retained by Sublessee
         to be used for  repairs  and  maintenance,  which  shall be made within
         thirty  (30)  days of  this  Agreement  as  indicated  on the  Prologis
         Move-In/Out Inspection Report dated July 7, 2000. At the termination of
         this Sublease and the Prime Lease, the following shall occur:

         o        The Net  Deposit,  defined  as the  $3,375.00  in  section  16
                  adjusted  by  the  difference  between  the  $2,000.00  to  be
                  withheld  pursuant  to  this  section  and  the  actual  costs
                  incurred for the repairs and maintenance  contemplated herein,
                  shall be reimbursed by the Sublessor to the Sublessee.

         o        The Sublessee shall reimburse the Sublessor an amount equal to
                  any  deductions  made from the  Sublessor's  deposit  with the
                  Landlord  under the Prime Lease for  repairs  and  maintenance
                  required on the premises at the end of the Prime Lease.

         o        The  above  amounts  due,  if  any,  may be  offset  with  the
                  agreement of both parties to this Sublease Agreement.

         o        The above required  funds shall be  transferred  within thirty
                  (30) days of the  termination  of this  Sublease and the Prime
                  Lease.

         IN WITNESS  WHEREOF,  the parties  hereto have executed the Sublease in
four (4) originals as of the date and year first above written.

HUMAN PHEROMONE SCIENCES, INC.                  PIXART TECHNOLOGY, INC.

By    /s/ William P. Horgan                     By: /s/ E. H. Huang
      ---------------------------------             ----------------------------
Its:  Chairman, Chief Executive Officer         Its:    President

Date:   July 7,2000                             Date:   July 7, 2000LEASE SURRENDER AGREEMENT

         THIS  AGREEMENT  is  executed  as of the  18th day of July  2000 by and
between  ProLogis  Limited   Partnership-I,   a  Delaware  Limited   Partnership
("Landlord")  and  Human  Pheromone  Sciences, Inc.,  a  California  Corporation
("Tenant").

RECITALS:

         WHEREAS,  Landlord and Tenant  executed  that certain  Lease  Agreement
("Lease")  dated  September  25, 1995 and extended on September 24, 1998 whereby
Landlord leased the premises located at 4034 Clipper Court, Fremont, CA ("Leased
Premises") described therein to Tenant.

         WHEREAS,  Tenant desires to terminate the Lease in order to be relieved
of all  liability  for future  rentals  thereunder,  and  Landlord has agreed to
terminate the Lease and release Tenant in accordance with the terms hereof.

AGREEMENT:

         1. The parties  hereto hereby  acknowledge,  confirm and agree that the
foregoing recitals are true.

         2.  Effective  as of July 18,  2000  ("Termination  Date"),  the Tenant
hereby  surrenders the Lease and the Leased Premises  demised by the Lease,  and
all rights thereunder, with the intent that the unexpired residue of the term of
the Lease and any renewals shall be merged and  extinguished in the reversion to
the Landlord; and the Tenant hereby releases, as of the Termination Date, all of
its rights,  title and  interest in, and in respect of, the Lease and the Leased
Premises. Tenant covenants,  agrees and represents that it shall have no further
right to possession of the Leased Premises from and after the Termination Date.

         3. The Tenant  covenants and agrees that it has good right,  full power
and authority to assign and  surrender the Lease and the Leased  Premises in the
manner  aforesaid,  and that, as of the Termination  Date, it had not and, as of
the date  hereof,  it has not executed any other  instruments,  deeds,  or other
documents  pursuant  to which the Lease and the  unexpired  residue  of the term
thereof,  including  any  renewals,  shall  in any way be  charged,  encumbered,
transferred, or assigned.

         4. The effect of this  agreement  is that the  Termination  Date is the
expiration of the Lease Term, and the parties shall remain  obligated  under the
Lease for any  obligations  that  survive  the  expiration  of the Lease Term as
provided therein.

         5. As of the Termination  Date, the Tenant confirms and represents that
it does not have any claims  against  the  Landlord in respect of any default or
obligation of the Landlord pursuant to the terms of the Lease or otherwise, that
the Landlord  does not hold any deposits of any nature  against which the Tenant
has a claim now or against which the Tenant may have a claim in the future,  and
that the Tenant has not  permitted  any  mechanics'  lien to be  attached to its
interest in the Leased Premises.

         6.   Landlord  now holds a security  deposit and will return same minus
              the cost  for any  repairs  as noted on the move out  walkthrough.
              Tenant is also  responsible  for paying the  reconciled  estimated
              triple net monthly  expenses per the Lease Agreement  through July
              18, 2000 (the "Termination Date").

         7. This  Agreement  shall be binding  upon and enure to the  benefit of
Landlord and Tenant and their respective successors and assigns.

         IN WITNESS WHEREOF,  the parties have executed this Agreement as of the
day and year set forth above.

                              LANDLORD:

                              ProLogis Limited Partnership-I, a Delaware Limited
                              Partnership

                              By: ProLogis Trust its General Partner

                              By: /s/  Ned K. Anderson
                                 -----------------------------------------------
                              Name:    Ned K. Anderson
                              Title:   Managing Director

                              TENANT:

                              Human  Pheromone Sciences, Inc., a  California
                              Corporation

                              By: /s/  William P. Horgan
                                  ----------------------------------------------
                              Name:    William P. Horgan
                              Title:   Chairman, CEO

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