Document:

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                                                                   EXHIBIT 10.63

                                  MCKELLAR MALL
                              THUNDER BAY, ONTARIO
                                COMMERCIAL LEASE

THIS LEASE, made and entered into this 29 day of December, 2005, among THE
CORPORATION OF THE CITY OF THUNDER BAY, an Ontario, Canada municipal
corporation, referred to in this Lease as the "the Landlord" and STARTEK CANADA
SERVICES, LTD., an operating Subsidiary of StarTek, Inc., referred to in this
Lease as "the Tenant", and STARTEK, INC., referred to in this Lease as the
"Guarantor".

The Landlord, for and in consideration of the covenants and agreements set out
in this Lease, to be kept and performed by the Tenant, demises and leases to the
Tenant, and the Tenant accepts and rents from the Landlord, the Premises for the
Term, at the rental and upon the terms and conditions set out in this Lease.

INTERPRETING THIS LEASE:

DEFINITIONS: Wherever a term set out below appears in the text of this Lease in
capital letters, the term shall have the meaning set out for it in this Section
or in Schedule "B", as applicable. Wherever a term below appears in the text of
this Lease in regular case, it shall be deemed to have the meaning ordinarily
attributed to it in the English language.

(a)   ADDITIONAL RENTAL means the amounts set out in Section 4.

(b)   BUILDING means the building within which the Premises exist. It is a
      multi-tenanted "shopping mall" facility, with common areas and tenants
      other than the Tenant. The building known as "McKellar Mall" is contiguous
      with another shopping mall known as "Victoriaville Mall", and to many, the
      two are one, and the more commonly referred to name is the "Victoriaville
      Mall". However, the two buildings and properties are separately operated
      and managed, and were separately constructed, with separate heating
      systems, etc. Where this lease refers to common space and Common Areas for
      the purposes of shared costs, it is referencing space within McKellar Mall
      only - and not within Victoriaville Mall.

(c)   COMMON AREAS include: the parking areas, ingress, egress and access roads
      and drives, sanitary sewers and utility lines, interior and exterior
      walkways and sidewalks, landscaped and planted areas of the lands
      surrounding the Building, aisleways within the Building, and other
      facilities designed for use in common by occupants of the Building and
      their agents, employees, customers, invitees and licensees.

(d)   COMMON AREA COSTS has the meaning set out in Section 4(d) of this Lease.

(e)   DEFAULT occurs in the circumstances outlined in Section 19 of this Lease.

(f)   EXTENSION TERM has the meaning set out in Section 2.1 of this Lease.

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(g)   The GUARANTOR means StarTek, Inc., the parent corporation of the Tenant.

(h)   HVAC means heating, ventilation and/or air conditioning systems and
      equipment.

(i)   The LANDLORD means The Corporation of the City of Thunder Bay. Where the
      context permits, the term includes its servants, agents and employees.

(j)   LEASE means this agreement, as amended from time to time in accordance
      with its provisions, and the term includes all recitals and schedules,
      which all form integral parts of this Lease. At the time of execution of
      this Lease, it had three (3) Schedules, as follows:

      SCHEDULE "A":     Depiction of the Premises
      SCHEDULE "A-1":   Depiction of the Parking Areas
      SCHEDULE "B":     Detail with respect to the Work

(k)   LEASEHOLD IMPROVEMENTS means all alterations, improvements and
      installations to be constructed or installed by Landlord or Tenant in the
      Premises.

(l)   PARTY means any one of the Landlord, the Tenant, or the Guarantor, as the
      case may be. PARTIES means both the Landlord and the Tenant, or, in
      circumstances where the Landlord has evoked the guarantee provisions, both
      the Landlord and the Guarantor.

(m)   PARKING AREAS means the four hundred (400) parking spaces detailed in
      Schedule "A-1", made available by the Landlord for exclusive use by the
      Tenant during the Term.

(n)   PREMISES has the meaning set out in Section 1.

(o)   RENTAL is the amount set out in Section 3, and in applicable
      circumstances, Section 14.

(p)   RENTAL COMMENCEMENT DATE means April 1, 2006 or as extended under clause 3
      of Schedule "B".

(q)   The TEMPORARY SPACE means the space described and detailed in Section 2B
      of this Lease.

(r)   The TENANT means StarTek Canada Services Ltd. Where the context permits,
      the term includes its servants, agents and employees.

(s)   The TERM means the seven year period referenced in Section 2 of this
      Lease.

(t)   The WORK means the work required to the Premises and Building to make them
      suitable for the Tenant. The Work is divided into the "Landlord's Work"
      and the "Tenant's Work". The Landlord's Work is further divided into Work
      the Landlord will undertake, and "Work to be performed by the Tenant on
      behalf of the Landlord".

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INTERPRETATION:

(a)   The captions, article and section names and numbers appearing in this
      Lease are for convenience of reference only and have no effect on its
      interpretation.

(b)   All provisions of this Lease creating obligations on either Party will be
      construed as covenants.

(c)   This Lease is to be read with all changes of gender or number required by
      the context.

(d)   The words "include", "includes" and "including" are not to be read as
      limiting the words or phrases which precede them.

(e)   All dollar figures within this Lease are expressed in Canadian currency.

(f)   The execution of the Lease by each Party constitutes a covenant that each
      is fully authorized by law to undertake this Lease and all of its
      obligations with respect to this Lease in the Province of Ontario, Canada.

1.    DEMISED PREMISES. The Premises demised and leased under this Lease consist
      of the building and land described as follows, to wit:

      Approximately thirty three thousand (33,000 ft(2)) square feet, exact size
      to be confirmed, located at 125 Syndicate Avenue South, Thunder Bay,
      Ontario, Canada, and commonly known as "McKellar Mall", owned and operated
      by the Landlord. The Premises are comprised of Units 19 through 35,
      inclusive, in McKellar Mall. (The Premises are depicted on Schedule A.)

2.    TERM OF LEASE. This Lease shall have a term of seven (7) years, commencing
      on the Rental Commencement Date. Subject to Section 2A, the Tenant shall
      have access to the Premises for the purpose of commencing the Work on
      January 3, 2006.

2A    RELOCATION OF EXISTING TENANCIES: The Tenant acknowledges that the
      Premises, at the time of execution of this Lease, was partially vacant and
      partially occupied (in Units 19, 28 and 34) by other tenants. The Landlord
      has committed to providing the Tenant with vacant possession of all of the
      Units that comprise the Premises on or before January 3, 2006.

2B    TEMPORARY SPACE: The Landlord agrees to provide space within McKellar
      Mall, outside the Premises, to accommodate training operations of the
      Tenant. The Parties have agreed that Units 9 and 10 within McKellar Mall
      are suitable as the Temporary Space referenced. The Landlord will not
      charge the Tenant any rental or utilities for use of the Temporary Space,
      but the Tenant shall insure the premises at its sole cost. The Tenant
      acknowledges having examined the Temporary Space and agreed to its
      suitability. The Tenant accepts the Temporary Space on an "as is" basis
      for its purposes. The Landlord agrees to allow the Tenant to make whatever
      cosmetic or nonstructural changes it needs or wishes to make to the
      Temporary Space. The Temporary Space is available to the Tenant any time
      after January 3, 2006, and can continue to be used and occupied by the
      Tenant until July 7, 2006. Prior to occupancy, the Tenant shall provide
      the Landlord with satisfactory evidence of insurance covering the
      Temporary Space which is in form and content acceptable to the Landlord.
      When the Tenant relinquishes the Temporary Space to the Landlord, it will,
      at the Landlord's option, restore the Temporary Space to its original
      condition when delivered to Tenant, and shall surrender the Temporary
      Space to the Landlord in good condition, reasonable wear and tear
      excepted. During the time period that the Tenant has possession of the
      Temporary Space, the Landlord shall supply the Tenant with power,
      lighting, heating or cooling (as necessary) to accommodate the use the
      Tenant puts to the Temporary Space. All costs associated with the use of
      these utilities shall be borne by the Landlord.

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2.1   OPTION TO EXTEND: Provided that the Tenant is not then in Default of any
      of its obligations under this Lease beyond any applicable period of notice
      and/or cure, the Tenant shall have the option to extend the Lease term for
      two (2) additional periods of three (3) years (each an "Extension Term").
      The Extension Terms shall be upon the same terms and conditions contained
      in the Lease for the initial term except the Rental shall be adjusted as
      set forth in Section 2.1A, and there shall be no further option to extend
      beyond the second Extension Term. The Tenant shall exercise its option to
      extend the Term by delivering to the Landlord, no later than three (3)
      months prior to the expiration of the initial Term (or the first Extension
      Term, as applicable), written notice of the Tenant's desire to extend the
      Term. Landlord, as a courtesy to Tenant, will send a reminder notice four
      (4) months prior to expiration of initial Term and first Extension Term.
      Unless the Landlord otherwise agrees in writing, and so long as Landlord
      has issued the reminder notice outlined in this Section, the Tenant's
      failure to timely exercise the option shall waive it and any succeeding
      option. If the Tenant properly exercises its option to extend, the
      Landlord and the Tenant shall execute an amendment to the Lease reflecting
      the terms and conditions of the Extension Term.

2.1A  RENTAL FOR EXTENSION TERMS: The Rental for the Extension Terms shall be
      four dollars and twenty cents ($4.20/ft(2)) per square foot. The Rental
      and Additional Rental during Extension Terms shall be paid at the same
      time and in the same manner as provided in the Lease.

2.2   EXPANSION SPACE: The Landlord grants to the Tenant a right of first
      refusal on any other vacant space available now or in future within
      McKellar Mall. The Landlord shall, prior to renting any space to any other
      prospective tenant, provide the Tenant with notice of the details of the
      prospective lease, and allow the Tenant the option to rent that same space
      on the same terms and conditions offered by that prospective tenant.
      Should the Tenant wish to accept the additional space, a lease for that
      space shall be executed by the Parties within fifteen (15) days of the
      date that the Tenant receives the notice required pursuant to this Section
      2.2, otherwise it shall be considered to have waived its option to lease
      the additional space. Despite this, the Parties can mutually agree to
      extend the fifteen (15) day requirement, provided they do so in writing in
      a document executed by both Parties.

3.    RENTAL: The Tenant shall pay to the Landlord as Rental for the Premises
      the sum of five dollars and fifty cents ($5.50/ft(2)) per square foot of
      the Premises, per year, payable in equal monthly installments. The Rental,
      calculated at a monthly rate, shall be due on the first (1st) day of each
      and every month throughout the term of the Lease without demand. The
      Rental to be paid under this Lease shall be made payable to The
      Corporation of the City of Thunder Bay, Realty Services Division, at the
      delivery address noted in Section 17. Electronic payment (debit) services
      are available and are the Landlord's preferred payment terms where
      possible.

      During both the Term and any Extension Terms, the Rental includes the use
      of the Parking Areas as set out in Section 5.1 and Schedule "A-1".

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3.1   INTEREST ON OVERDUE RENTAL: Without waiving any right of action of the
      Landlord in the event of Default of any payments of Rental or Additional
      Rental due to the Landlord pursuant to this Lease, in the event that the
      Tenant is delinquent in payment of any Rental or Additional Rental for
      thirty (30) days or more, the Tenant agrees to pay interest on the arrears
      at a rate equal to the rate that the Landlord pays to its bank on
      indebtedness, plus one and one half (1.5%) per cent per year, retroactive
      from the date the amount was due and payable, until it is actually paid.
      The Landlord will provide evidence to the Tenant and/or the Guarantor to
      substantiate the interest charged by its bank.

3.2   COVENANT TO PAY RENTAL AND ADDITIONAL RENTAL: The Tenant agrees to pay the
      Rental and Additional Rental at the times and in the manner prescribed in
      this Lease, without any abatement or deduction.

4.    ADDITIONAL RENTAL: The Tenant agrees to pay as Additional Rental all of
      the expenses outlined in (a) through (f) below.

(a)   Repairs: The Tenant shall keep, maintain in good working order, and repair
      the Premises at its sole expense. The term "repair" includes "replace",
      where necessary. The Tenant shall supply at its own expense all materials
      required to meet its commitment in this regard, including replacement
      light bulbs for the Premises. Despite this requirement, it is understood
      and acknowledged that the following repairs, maintenance and replacements
      are the Landlord's responsibility to undertake at its expense:

      i)    the HVAC system, excepting any Premises-specific HVAC system
            elements installed as part of the Tenant's Work;

      ii)   the Building, including its roof, foundation, and exterior walls,
            primary electrical service to the point of entry to the Premises,
            primary plumbing services to the point of entry to the Premises; and

      iii)  the Common Areas.

            Additional Rent payable by the Tenant for repairs and maintenance
            under this Section 4(a) shall be paid by the Tenant as and when it
            falls due. Should the Landlord not fulfill its repair obligations
            under this Section the Tenant may, after providing Landlord five (5)
            days written notice, "repair" the Premises at its expense and deduct
            the amount of those expenses from Rent amounts due to the Landlord.

(b)   Pro-Rata Share of Landlord's Insurance: The Landlord shall maintain fire
      and extended coverage insurance (or other special broad form coverage)
      covering the Building in the same manner as it contracts for insurance for
      its other owned and occupied buildings.

            During the term of this Lease, as Additional Rental, the Tenant
            shall pay its pro rata share of the premiums for the insurance to be
            maintained by the Landlord in accordance with this Section 4(b).
            That pro rata share will be computed pursuant to the terms of this
            Lease. Additional Rental payable by the Tenant for insurance under
            this Section 4(b) shall be paid by the Tenant in accordance with
            Section 4(d).

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(c)   Tenant's Insurance: The Tenant shall at all times during the Term, at its
      expense, maintain fire and extended coverage insurance on its fixtures,
      equipment, merchandise and other personal property in or upon the Premises
      for its full insurable value on a replacement cost basis, and its own
      policy of liability insurance meeting the requirements of this Section.

            The Tenant may acquire any business interruption insurance the
            Tenant desires. Additional Rental payable by the Tenant for premiums
            for insurance required under this Section 4(c) shall be paid by the
            Tenant when due in accordance with the Tenant's own insurance
            contracts.

            Insurance Specifications: The Tenant shall obtain and maintain in
            good standing comprehensive general liability insurance acceptable
            to the Landlord and subject to limits of not less than five million
            ($5,000,000.00) dollars inclusive per occurrence for bodily injury,
            death and damage to property, including loss of use of property.
            This insurance coverage shall not be subject to a deductible limit
            in excess of one thousand ($1,000.00) dollars and shall name the
            Landlord as additional insured, but only for liability arising out
            of the operations of the Tenant on the Premises.

            The comprehensive general liability insurance shall include coverage
            for:

            i)    premises and operations liability;

            ii)   products or completed operations liability;

            iii)  blanket contractual liability;

            iv)   cross liability;

            v)    contingent employers' liability;

            vi)   personal injury liability arising out of false arrest,
                  detention or imprisonment or malicious prosecution; libel,
                  slander or defamation of character; invasion of privacy;
                  wrongful eviction or wrongful entry; and

            vii)  liability with respect to non-owned licensed motor vehicles.

            All insurance policies shall contain an endorsement to provide all
            named insured with a thirty (30) day written notice prior to notice
            of changes and cancellations.

            The Tenant shall also provide, at its own expense, tenant's legal
            liability insurance. The Tenant shall take out and keep in force
            during the Term, all risk tenant's legal liability insurance in an
            amount of not less than seventy five thousand ($75,000.00) dollars.

            Evidence of insurance satisfactory to the Landlord shall be provided
            prior to the Rental Commencement Date. If requested by the Landlord,
            certified copies of the above-referenced policies must be provided
            periodically as requested by the Landlord.

            The Tenant covenants that the Tenant will not do or permit to be
            done any act or thing which may void or make voidable any insurance
            the Landlord may be carrying itself on the Building and any
            surrounding areas or adjacent buildings owned by the Landlord, or
            any part of them, and will not do or permit to be done any act or
            thing which may cause any increased or additional premium to be
            payable for that insurance.

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(d)   The Tenant's Pro-Rata Share: As Additional Rental for the Term and any
      Extension Term, the Tenant agrees to pay its pro-rata share of Common Area
      Costs. Common Area Costs include: all of the Landlord's costs and expenses
      of every kind and nature incurred for operating, managing, equipping,
      lighting, decorating, repairing, securing, cleaning, providing security,
      insuring (as noted in Section 4(b)), and maintaining the Common Areas,
      keeping the main entrances to the Building cleaned of snow, ice, and water
      and providing liability insurance on them, paying all taxes associated
      with them, plus administrative costs equal to fifteen (15%) per cent of
      all other Common Area Costs. It is understood that the Landlord may cause
      any or all of the Common Area services to be provided by an independent
      contractor or contractors. The Common Area Costs shall be estimated for
      the year, and calculated on a monthly basis for payment, and shall be paid
      by the Tenant monthly in the estimated amount, at the same time as the
      Tenant pays the Rental.

(e)   Pro-Rata Fraction: The Tenant's pro-rata share shall be a fraction of the
      Common Area Costs, the numerator of which shall be the number of square
      feet representing the area of the Premises, and the denominator of which
      shall be the number of square feet representing the total useable retail
      and/or office area in the Building. The numerator shall be agreed upon by
      the Landlord and the Tenant after completion of the Work has finally
      delineated the size of the Premises, based upon Building Operators and
      Managers Association ("BOMA") Standards, certified by an Ontario Land
      Surveyor or Architect.

(f)   Payment as Estimated Amount: The Tenant's pro-rata share of the Common
      Area Costs shall be paid in advance in monthly installments on the first
      day of each calendar month commencing on the Rental Commencement Date. The
      estimate of the Common Area Costs shall, to the extent possible, be based
      upon the actual Common Area Costs for the preceding calendar year,
      adjusted to reflect reasonably anticipated increases or decreases in
      operating costs and expenses. The Landlord's substantiated written
      estimate of the Common Area Costs for each calendar year shall be given to
      the Tenant on or before the Rental Commencement Date and, throughout the
      term of this Lease (including Extension Terms), on or before the
      anniversary date of the Rental Commencement Date.

(g)   Adjustments to Payments Made: On or before April 1 of each year during the
      Term or any Extension Terms, excepting the first year, the Landlord shall
      provide the Tenant with a substantiated statement showing in reasonable
      detail the actual Common Area Costs paid or incurred by the Landlord in
      the preceding calendar year. This statement will be prepared by the
      Landlord in accordance with generally accepted accounting practices and
      procedures. Within thirty (30) days of the date that the Tenant receives
      the statement, the Tenant shall (where the actual Common Area Costs exceed
      the sum paid to the Landlord in the past calendar year for Common Area
      Costs), pay the Landlord an amount to cover the difference between the
      Common Area Costs paid pursuant to the estimates from the prior year and
      the actual Common Area Costs shown on the statement. Within thirty (30)
      days of the date that the Tenant receives the statement, the Landlord
      shall (where the Common Area Costs paid by the Tenant during the past
      calendar year exceed the actual Common Area Costs incurred by the
      Landlord), pay the Tenant an amount to cover the difference between the
      Common Area Costs paid pursuant to the estimates from the prior year and
      the actual Common Area Costs shown on the statement.

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(h)   Taxes: The Tenant is responsible for the payment, as Additional Rental, of
      all taxes levied against the Premises by the Municipal Property Assessment
      Corporation by virtue of the existence of this Lease. The Tenant is also
      responsible for the payment of Canadian federal government goods &
      services taxes levied against the Rental. Municipal property taxes shall
      be paid when due. Goods and services taxes shall be paid together with
      payment of the Rental.

5.    USE OF THE PREMISES: The Premises shall be used only for the purpose of
      carrying on the business of a technical support center and/or call center.
      The Tenant shall operate its business in the Premises under the trade name
      "StarTek". The Premises shall not be used for any other purpose.

      The Landlord covenants not to allow another technical support center
      and/or call center to occupy space in either the Building, or those
      portions of Victoriaville Mall owned by the Landlord, during the Term
      and/or during any Extension Terms.

5A    LAWS & RULES: The Tenant agrees to abide by all applicable Federal,
      Provincial, and/or Municipal or local statutes, regulations, and by-laws,
      including any rules of the Landlord applicable to the use and occupation
      of the Building, however, the Tenant will not be obligated to incur any
      capital cost in order to comply unless necessitated solely by the nature
      or its use of the Premises.

5.1   PARKING: During the Term and any Extension Terms, the Landlord will
      provide four hundred (400) parking spaces referred to as the "Parking
      Areas" to the Tenant at no additional cost to the Tenant or its employees.
      Schedule "A-1" details the location of the Parking Areas. Two hundred and
      ten (210) parking spaces are located in the parking garage structure known
      as the "Victoriaville Parkade", and the balance of the parking spaces are
      located in outdoor parking lots within reasonable walking distance of the
      Premises. The Parking Areas will be provided for the exclusive use of the
      Tenant for itself, its employees, agents, invitees and all licensees,
      subject to the rights given to the Landlord and the other tenants of
      McKellar Mall and Victoriaville Mall for easements, rights of way and
      deliveries. The Landlord shall maintain all Parking Areas and keep same
      free of snow and readily accessible for use by the Tenant as is necessary
      in the circumstances.

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      Exclusive use of the spaces within the Victoriaville Parkade will be
      provided through provision to the Tenant of two hundred ten (210) pass
      cards for the Parkade structure. The Parkade has three (3) floors of
      parking. The Tenant may use any spaces within any of the floors through
      use of the pass card process. The use of the pass card system is intended
      to ensure that the Tenant's parking users obtain spaces that are most
      convenient to them. In Tenant's sole opinion, if the program is not
      working to the Tenant's satisfaction, the Landlord will instead have the
      third floor of the structure dedicated for the Tenant's sole and exclusive
      use.

      Spaces within the outdoor Parking Areas will be provided through
      assignment of "hang tag" permits for use within vehicles.

      The Tenant shall not use the Parking Areas for any other purpose without
      the consent of the Landlord, which will not be unreasonably withheld.

      The Tenant agrees to abide by, and to request that its employees, agents
      and invitees abide by, the by-laws of the Landlord and/or the City of
      Thunder Bay Parking Authority with respect to the parking of vehicles.

      The Landlord shall have the right to change the size, location, elevation,
      access methods, or nature of the Parking Areas depicted on Schedule "A-1",
      provided that at all times, unless the Tenant agrees otherwise, four
      hundred (400) parking spaces are made available to it exclusively, and
      that a minimum of two hundred ten (210) of them are within the
      Victoriaville Parkade, and the balance are within reasonable walking
      distance, as determined by Tenant, of the Premises. Despite this, the
      Landlord will make every reasonable effort not to change the Parking
      Areas.

      The Landlord shall use reasonable efforts to accommodate the Tenant's
      future requests, if any, for additional parking.

5.2   EMPLOYEE PARKING AREA: The Tenant agrees that if, any approved subtenant
      or assignee, and their respective officers, employees and agents will park
      their automobiles and other vehicles only where and as permitted by the
      Landlord. The Tenant and the Tenant's employees are allowed to park in
      only the designated parking areas that are shown in Schedule "A-1" without
      paying applicable fees for parking. For clarification, all other parking
      areas owned by the Landlord and maintained by it or by its parking
      authority are available to the Tenant subject to payment of applicable
      fees.

6.    CONSTRUCTION OF THE WORK: Schedule "B" outlines the Parties' covenants
      regarding the Work.

7.    "FOR LEASE" SIGNS: If the Tenant has not exercised its option to extend,
      the Landlord may place on the Premises notices or signs indicating that
      the Premises are "For Rent" or "For Lease" or the like, during the last
      six months of the Term. The Tenant shall not interfere in any manner with
      these notices or with the Landlord's showing of the Premises to
      prospective tenants during those same six (6) months. The Landlord agrees
      to provide the Tenant with twenty four (24) hours' prior notice before
      showing the Premises to prospective tenants.

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7A    OTHER SIGNS: The Tenant is permitted to erect appropriate exterior and
      interior building signage upon approval of design and location by the
      Landlord. The Landlord will not unreasonably withhold this approval. The
      Tenant acknowledges that exterior signage must comply with applicable
      municipal by-laws.

8.    TERMINATION OR SUSPENSION DUE TO DAMAGE: If the Premises or the Building
      is substantially or totally damaged by fire or other casualty, the
      Landlord may terminate this Lease as of the date of the destructive event
      by providing written notice to the Tenant within sixty (60) days after
      that event. If the Landlord does not elect to terminate this Lease, or if
      the extent of damage is not substantial, then the Landlord shall promptly,
      and with reasonable diligence, restore the Building and, working with the
      Tenant and the Tenant's insurers, the Premises. The Rental and Additional
      Rental shall abate on account of any damage in proportion to the area of
      the Premises rendered untenantable until the Premises are restored. In
      addition, if Landlord has vacant and available space for Tenant to
      temporarily occupy it will provide that space at no cost to Tenant. If the
      Premises are not restored in accordance with this Section 8 within one
      hundred eighty (180) days after the destructive event, then the Tenant may
      terminate this Lease by written notice to the Landlord within two hundred
      ten (210) days after the destructive event. In the event of termination
      under this clause, the Lease is considered to have been terminated; not to
      have been annulled or made void. All payments due the Landlord by the
      Tenant to the date of termination shall be paid, and similarly, all
      payments due to the Tenant by the Landlord shall be paid, in each case,
      pro-rated to the date of termination.

9.    TERMINATION OR DIMINUTION DUE TO EXPROPRIATION:

      (a)   Expropriation: If the whole of the Premises is taken for any public
            or quasi-public use under any statute, or by right of eminent
            domain, or by private purchase in lieu of those rights, then this
            Lease shall terminate as of the date that title is taken by the
            expropriating authority. If part of the Premises is taken in that
            manner, in a proportion so as to render the remainder of the
            Premises unusable for the conduct of the Tenant's business, then the
            Landlord or the Tenant may terminate this Lease on thirty (30) days'
            notice to the other given within ninety (90) days after the date of
            the taking. In the event of termination under this clause, the Lease
            is considered to have been terminated; not to have been annulled or
            made void. For circumstances outlined in this Paragraph, Landlord
            shall use its reasonable best efforts to negotiate with any third
            party a ninety (90) day period for the Tenant to find another
            location and make arrangements to relocate its operations. All
            payments due to the Landlord by the Tenant to the date of
            termination shall be paid, and similarly, all payments due to the
            Tenant by the Landlord shall be paid, in each case, pro-rated to the
            date of termination.

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      (b)   Partial Taking Where Lease Not Terminated: If any part of the
            Premises is taken as contemplated in 9(a) above, and this Lease is
            not terminated, then the Rental shall be prorated to date of loss
            and equitably apportioned according to the space removed from the
            Premises. The Landlord shall, at its expense, restore the remaining
            portion of the Premises to the extent necessary to make the Premises
            reasonably suitable for the purposes for which the Premises are
            leased, and shall make all repairs to the Building to the extent
            necessary to constitute the remaining portion of the Building a
            complete architectural unit.

      (c)   Award: In the event that the circumstances contemplated in Sections
            9(a) or (b) occur, then the Tenant shall have no claim against the
            Landlord. The Tenant shall have no claim or right to any portion of
            the amount awarded as damages or paid as a result of the taking, and
            the full amount of any award made by the expropriating authority
            shall be paid to and retained by the Landlord, free of any claim by
            the Tenant to any portion of it. All rights of the Tenant, if any,
            are assigned by the Tenant to the Landlord. The Tenant shall have no
            claim against the Landlord for the value of the unexpired term of
            this Lease and shall have no right or claim to any part of the
            award.

10.   ALTERATIONS: The Tenant shall not make any alterations, improvements or
      additions to the Premises apart from the Work, unless the Landlord has
      given prior written approval of the plans and specifications for the work.
      It will be a pre-condition to that approval that the work is insured, to
      the Landlord's satisfaction, against any cost or damage incident to it. It
      will also be a pre-condition to that approval that the Tenant secures all
      necessary building and other permits. All such alterations, modifications,
      additions or installations, when made, shall become the property of the
      Landlord unless the Parties have otherwise agreed in writing. They shall
      remain upon and be surrendered with the Premises as a part of the Premises
      at the end of the Term. The Landlord agrees that it will not unreasonably
      withhold its consent to any alterations, modifications, additions or
      installations. If the Tenant should make any alterations, the Tenant
      agrees to indemnify and defend the Landlord from any liability as a result
      of them. Upon any expiration or termination of this Lease, the Tenant
      shall be entitled to remove any and all furniture and equipment not
      belonging to the Landlord.

      Despite this Section 10, the Tenant does not require the Landlord's
      approval for cosmetic alterations which, per occurrence, amount to less
      than twenty thousand ($20,000.00) dollars and do not affect the structure
      of the Premises.

11.   CLEANLINESS AND WASTE: The Tenant shall keep the Premises and the walks
      adjacent to the Premises at all times in a neat, clean and sanitary
      condition, and shall promptly remove any waste or debris. The Tenant shall
      neither commit nor permit any waste or nuisance in, on or at the Premises.
      The Landlord will not clear snow or ice or provide other maintenance to
      entrances or loading facilities that are exclusive to the Premises.

11A   NO DAMAGE: The Tenant agrees that it shall not do (or allow to be done)
      anything which may damage the Premises beyond the damage occasioned by
      reasonable use.

<PAGE>

                                                                         Page 12

11B   FIRE PREVENTION: The Tenant agrees to take all precautions to prevent fire
      from occurring in or about the Premises. The Tenant further agrees to
      observe and comply with all reasonable instructions given from time to
      time by the Landlord with respect to prevention and extinguishing of
      fires.

12.   SUBLEASE: The Tenant shall not sublet or assign the Premises except by
      written permission and consent of the Landlord which will not be
      unreasonably conditioned, delayed or withheld. All references in this
      Lease to assignees or subtenants are considered to refer to approved
      assignees or subtenants. Any such subleasing or assignment, even with the
      approval of the Landlord, shall not relieve the Tenant from liability for
      its covenant to pay the Rental and the Additional Rental, or from its
      obligation to keep and be bound by the terms, conditions and covenants of
      this Lease during the Term and any and all Extension Terms. The acceptance
      of Rental or Additional Rental from any person other than the Tenant shall
      not be deemed to have waived any of the provisions of this Lease or to be
      a consent to the assignment of this Lease or a subletting of the Premises.
      The Tenant may assign and/or sublet the Premises to a subsidiary or
      successor of the Tenant, upon the submission by the subtenant or assignee
      of a financial statement that is acceptable to the Landlord. Upon receipt
      of a financial statement that establishes that the subsidiary or successor
      subtenant and/or assignee is a creditworthy tenant, the Landlord shall
      consent to the assignment or subletting of this Lease and the terms of
      this Section apply.

13.   TENANT'S GENERAL INDEMNIFICATION: The Tenant shall indemnify, defend and
      hold the Landlord harmless from any and all claims and damages, including
      reasonable legal fees and costs, arising from the Tenant's use of the
      Premises or the conduct of its business or from any activity, work, or
      thing done, permitted, or suffered by the Tenant in or about the Premises
      and/or the Building, unless caused by the Landlord or the Landlord's
      agents or employees.

13A   TENANT'S INDEMNIFICATION FOR BREACH: The Tenant shall further indemnify,
      defend, and hold the Landlord harmless from any and all claims and
      damages, including reasonable legal fees and costs, arising from any
      breach or Default in the terms of this Lease, arising from any act,
      negligence, default, or omission of the Tenant or the Tenant's agents,
      and/or employees, and from and against any and all costs, reasonable legal
      fees, expenses, and liabilities incurred in or about such claim or any
      action or proceeding brought as a result of such claim.

13B   LANDLORD'S GENERAL INDEMNIFICATION: The Landlord shall indemnify, defend,
      and hold the Tenant harmless from any and all claims and damages,
      including reasonable legal fees and costs arising from the Landlord's
      ownership of the Premises or the conduct of its agents or from any
      activity, work, or thing done, permitted, or suffered by the Tenant in or
      about the Premises or the Building, unless caused by the Tenant or the
      Tenant's agents or employees.

<PAGE>

                                                                         Page 13

13C   LANDLORD'S INDEMNIFICATION FOR BREACH: The Landlord shall further
      indemnify, defend, and hold the Tenant harmless from any and all claims
      and damages, including reasonable legal fees and costs, arising from any
      breach or Default in the terms of this Lease arising from any act,
      knowledge, or default or occasion of the Landlord or the Landlord's
      agents, employees, or invitees, and from and against any other costs,
      reasonable legal fees, and liabilities incurred in or about such claim or
      any action or proceeding brought as a result of such claim.

14.   HOLDING OVER: If the Tenant retains possession of the Premises after the
      expiration or earlier termination of this Lease, the Tenant shall become a
      tenant from month to month at a new Rental which is equal to one hundred
      fifty (150%) per cent of the Rental (calculated on a monthly basis) in
      effect at the end of the Term, besides remaining responsible for all
      Additional Rental, and otherwise upon the terms, covenants and conditions
      specified in this Lease, so far as applicable. Acceptance by the Landlord
      of Rental after the expiration of the Term or any Extension Term shall not
      result in a renewal or extension of this Lease, and the Tenant shall
      vacate and surrender the Premises to the Landlord upon the Tenant being
      given thirty (30) days' prior written notice from the Landlord to vacate.

15.   QUIET POSSESSION: Subject to the provisions of this Lease, the Landlord
      agrees that the Tenant shall have quiet possession of the Premises.

16.   THE LANDLORD'S RIGHT TO INSPECT: The Landlord and its agents shall have
      free access to the Premises during all reasonable hours subject to
      twenty-four (24) hours' prior notice from the Landlord, for the purpose of
      examining the Premises to ascertain if they are in good repair, to make
      reasonable repairs which the Landlord may be required to make under this
      Lease, and to exhibit the same to prospective purchasers or tenants.

17.   NOTICES: All notices required under this Lease are required to be written,
      and are deemed to have been properly delivered if (a) delivered
      personally; or (b) sent by registered mail; or (c) sent by facsimile
      followed by regular mail; to the Landlord at:

      If delivered or sent by facsimile, to:

      The Corporation of the City of Thunder Bay
      Realty Services Division, Development Services Department
      VictoriaVille Mall,
      111 Syndicate Avenue South, Second Floor
      Thunder Bay, Ontario, Canada, P7E 6S4
      Attention: Manager of Realty Services
      Facsimile: 807-625-2977

      Together with a copy to:
      The Corporation of the City of Thunder Bay
      500 Donald Street East, Third Floor
      Thunder Bay, Ontario, Canada, P7E 5V3
      Attention: City Solicitor
      Facsimile: 807-623-2256

<PAGE>

                                                                         Page 14

      Or, if sent by mail, to:
      The Corporation of the City of Thunder Bay
      Realty Services Division, Development Services Department
      P.O. Box 800
      Thunder Bay, Ontario, Canada, P7C 5K4
      Attention: Manager of Realty Services

      Together with a copy to the City Solicitor at the address noted above.

      Notices to the Tenant shall be deemed to have been properly served if (a)
      delivered personally; or (b) sent by registered mail; or (c) sent by
      facsimile followed by regular mail; to the Tenant at:

      StarTek Canada Services, Ltd.
      100 Garfield Street
      Denver, Colorado, USA
      80207
      Attention: Vice President of Facilities and Real Estate
      Facsimile: 303-316-3922

      Notices to the Guarantor shall be deemed to have been properly served if
      (a) delivered personally; or (b) sent by registered mail; or (c) sent by
      facsimile followed by regular mail; to the Guarantor at:

      StarTek, Inc.
      100 Garfield Street
      Denver, Colorado, USA
      80207
      Attention: Chief Financial Officer
      Facsimile: 303-316-3922

      The date of effective service of the notice by delivery shall be the date
      upon which it was personally delivered. The date of effective service of
      notice by mail shall be the date which is the fifth (5th) business day
      after the date which the notice was mailed. The date of effective service
      of notice by facsimile shall be the business day next following the date
      shown on a confirmation of delivery receipt held by the sender. The
      Parties agree that whenever there is a disruption in postal service, or a
      threat of disruption in postal service, in either the United States or
      Canada, notices will either be delivered or sent by facsimile.

      The Parties further agree that no other method of communication, including
      electronic mail, will be relied upon for formal notices required under the
      terms of this Lease. Notwithstanding Section 27, any Party may provide
      unilateral written notice (under this Section) to the others of a change
      of address for notice purposes.

18.   UTILITIES AND LIENS: The Tenant shall make all necessary arrangements for
      utility services, including necessary permits for gas for heating
      purposes, if required. The Tenant shall pay promptly all charges for heat,
      light, gas, water and power used in or upon the Premises; shall pay
      promptly for garbage and sewage removal and waste removal, if any; and
      shall pay promptly all bills for materials furnished or labor performed
      for the Tenant, or at the Tenant's instance and request, in connection
      with any repairs, alterations, improvements, decoration, installation of
      fixtures and equipment on the Premises and to keep the Premises free from
      all claims for liens for work, labour or materials on account of same. The
      Parties' indemnities to each other under this Lease include requirements
      that the particular responsible Party promptly remove at its expense any
      and all liens against the Premises or Building which are attributable to
      the Particular Party's activities or omissions.

<PAGE>

                                                                         Page 15

18A   MALL HVAC WORK: The Tenant acknowledges that the Landlord's Work as
      delineated in Schedule "B" involves construction and alteration of the
      Mall HVAC System which will involve some interruption of HVAC services.
      This work will be completed during 2006 as set out in Schedule "B". The
      Tenant agrees to fully cooperate and assist the Landlord in facilitating
      the Mall HVAC Work and its effects on other tenants of the Building. In
      reference to the Mall HVAC Work outlined in this Paragraph and Schedule
      "B", the Landlord shall indemnify, protect, defend, and hold the Tenant
      harmless from any and all claims and damages, including reasonable legal
      fees and costs arising from the Landlord's ownership of the Premises and
      its obligations to its other tenants or the conduct of its agents or from
      any activity, work, or thing done, permitted, or suffered by the other
      tenant in or about the Premises or the Building, unless caused by the
      gross negligence of the Tenant or the Tenant's agents or employees.

19.   DEFAULT: The following are considered events of Default:

      (a)   Rental, or any part of it, whether it has been demanded or not,
            remains unpaid after it becomes due for a period of sixty (60) days
            after the Tenant's receipt of the Landlord's notice of non-payment;

      (b)   Additional Rental, or any part of it, whether it has been demanded
            or not, remains unpaid after it becomes due for a period of sixty
            (60) days after the Tenant's receipt of the Landlord's notice of
            non-payment;

      (c)   any term, condition or covenant of the Lease to be kept or performed
            by the Tenant is violated or neglected and remains so for a period
            of sixty (60) days after written notice to the Tenant by the
            Landlord, specifying the nature of the Default and reasonably
            requiring it to be cured, or, where the circumstances of the breach
            reasonably require more than sixty (60) days to cure, after
            expiration of the reasonable time period specified in the notice;

      (d)   the Tenant has vacated the Premises and left it unoccupied for a
            period of time greater than one hundred and twenty (120) consecutive
            business days without prior consent of the Landlord, and has not
            either re-occupied the Premises or obtained the Landlord's consent
            within fourteen (14) consecutive days after notice to do so by the
            Landlord;

      (e)   if a petition in bankruptcy or assignment for the benefit of
            creditors is filed by the Tenant, or if the Tenant is finally
            adjudicated bankrupt, and the bankruptcy is not discharged within
            sixty (60) days after written demand by the Landlord.

19A   GUARANTOR: The Guarantor agrees with the Landlord that the Tenant will
      make all payments under this Lease as they fall due, and will perform all
      covenants in accordance with the terms and conditions of the Lease. In the
      event of Default of the Tenant, the Guarantor will, upon demand, pay any
      amounts in default, and will perform the agreements, terms and conditions
      in this Lease. This guarantee shall continue in place throughout the Term
      and any Extension Terms.

<PAGE>

                                                                         Page 16

20.   TERMINATION OF THE LEASE:

      (a)   Surrender: At the expiration or sooner determination of the Term,
            apart from termination pursuant to Sections 8 or 9, the Tenant shall
            peaceably surrender and yield to the Landlord, the Premises in a
            well-maintained, fully operating condition with all related
            facilities, structures and improvements (excepting those removed
            pursuant to Sections 10 or 20(b)) in a good state of repair
            (reasonable wear and tear excepted). At the expiration of the Lease,
            the Landlord will have and enjoy absolute title to all of the
            Premises without compensation to the Tenant, and free of any claim
            or encumbrance. In the event that this Lease is terminated due to a
            Default by the Tenant, no goods, materials or chattels of any sort
            may be removed by the Tenant without the Landlord's express consent.

      (b)   Removal of Improvements: Despite Section 20(a), and provided the
            Tenant is not in Default, at the expiration of the Term or any
            Extension Term, or upon earlier determination of the Term, the
            Landlord may allow the Tenant to remove, at its sole cost, any
            improvements on the Premises which the Landlord does not require.
            Subject to Schedule "B", the choice of which, if any, improvements
            the Tenant may remove is the sole and unfettered discretion of the
            Landlord. The Tenant agrees to restore the Premises upon which the
            removed improvements were located, to a state of repair satisfactory
            to the Landlord within thirty (30) days of the date of the
            termination of the Lease.

      (c)   Termination or Other Remedies Upon Default: Upon occurrence of an
            event of Default, the Landlord has the exclusive right, at its sole
            option, to terminate this Lease at once, and to re-enter and take
            possession of the Premises in accordance with law immediately and by
            force, if necessary, without any previous notice of intention to
            re-enter and remove all persons and their property, and to use such
            force and assistance in effecting and perfecting such removal as the
            Landlord may deem advisable to recover at once full and exclusive
            possession of all of the Premises, whether the Premises be in
            possession of the Tenant or of third persons, or whether the
            Premises be vacant. The Tenant authorizes and empowers the Landlord
            to do so.

            The Landlord may, however, at its option, at any time after the
            Default, re-enter and take possession of Premises without such
            re-entering working a forfeiture of the Rental and Additional Rental
            to be paid and the covenants to be kept and performed by the Tenant
            for the full Term. In that case, the Landlord may make repairs,
            alterations and additions in or to the Premises and redecorate the
            same to the extent deemed by the Landlord necessary or desirable at
            its own costs, associated with re-letting the Premises.

<PAGE>

                                                                         Page 17

      (d)   Landlord's Option on Tenant's Default: Nothing in this Lease
            prevents the Landlord, in the circumstances of Default by the
            Tenant, from entering upon the Premises and performing the Tenant's
            obligations. This work shall be completed at the sole cost and
            expense of the Tenant It is expressly understood and agreed that the
            Landlord is not under any obligation to perform any of the Tenant's
            covenants.

      (e)   Other Remedies: Forfeiture of this Lease by either Party is wholly
            without prejudice to the right of the other Party to recover arrears
            of Rental or Additional Rental, or damages for any antecedent breach
            of covenant on the part of the said Party, as applicable.
            Notwithstanding any forfeiture, either Party may subsequently
            recover from the other Party damages suffered by reason of the Lease
            having been determined prior to the end of the Term as set out in
            this Lease. This clause and the rights under it shall survive the
            termination of this Lease whether by act of the Parties or by
            operation of law.

21.   FORCE MAJEURE/TIME: Despite anything in this Lease, neither Party shall be
      in Default with respect to the performance of any of the terms of this
      Lease if any non-performance is due to any force majeure, strike,
      lock-out, labour dispute, civil commotion, war or similar event, invasion,
      the exercise of military power, act of God, government regulations or
      controls, inability to obtain any material or service, or any cause beyond
      the reasonable control of the Party (unless such lack of control results
      from a deficiency in financial resources). Otherwise, time shall be of the
      essence of this Lease and all the obligations contained in it.

22.   COVENANT TO BIND SUCCESSOR: It is agreed that the provisions, covenants
      and conditions of this Lease shall bind and enure to the benefit of the
      legal representatives, successors and assigns of the respective Parties to
      it.

23.   LEGAL FEES: In the event of any legal action related to this Lease, the
      non-prevailing Party agrees to pay the prevailing Party's reasonable legal
      fees incurred to enforce this Lease.

24.   WAIVER OF SUBROGATION: The Landlord releases the Tenant, and the Tenant
      releases the Landlord from and against any and all claims, demands,
      liabilities or obligations whatsoever for damage to the property, or loss
      or rents or profits from either the Landlord or the Tenant resulting from
      or in any way connected with any fire, accident, or other casualty,
      whether or not such fire, accident or other casualty shall have been
      caused by the negligence or contributory negligence of either the Landlord
      or the Tenant or by any agent, associates or employee of either the
      Landlord or the Tenant. In confirmation of this Section 24, the Landlord
      and the Tenant shall execute an agreement of waiver of subrogation and
      deliver the same to their respective insurance carriers.

25.   WAIVER OF JURY TRIAL AND FORUM: All Parties to this Lease waive the right
      to any jury trial in any action, proceeding, or counterclaim brought by
      any Party against any other Party. The Parties further agree that any
      action brought concerning this Lease shall be brought only in the Superior
      Court of Ontario located in Thunder Bay, and expressly waive any right to
      any other forum or jurisdiction.

<PAGE>

                                                                         Page 18

26.   ENTIRE AGREEMENT: This Lease (as defined) constitutes the entire agreement
      between the Parties. Any prior understanding or representation of any kind
      preceding the date of this Lease shall not be binding on either Party
      except to the extent incorporated in this Lease.

27.   MODIFICATION: Any modification of this Lease or any additional obligation
      assumed by either Party in connection with this Lease shall be binding
      only if evidenced in writing signed by each Party or an authorized
      representative of each Party. This does not apply to the notice of new
      addresses for notice as provided for in Section 17.

28.   GOVERNING LAW: This Lease shall be governed by, construed, and enforced in
      accordance with the laws of the Province of Ontario.

29.   PARTIAL INVALIDITY: If any article, section, subsection, paragraph, clause
      or subclause or any of the words contained in this Lease is held wholly or
      partially illegal, invalid or unenforceable by any court or tribunal of
      competent jurisdiction, the Landlord and the Tenant agree that the
      remainder of this Lease shall not be affected by the holding, but shall
      remain in full force and effect. The provisions of this Lease shall have
      effect, notwithstanding any statute to the contrary.

30.   RELATIONSHIP OF PARTIES: Nothing in this Lease shall create any
      relationship between the Parties other than that of landlord and tenant.
      It is specifically agreed that neither Party is a partner, joint venturer,
      agent or trustee of the other.

31.   FREEDOM OF INFORMATION: The Parties agree, subject to the provisions of
      the Municipal Freedom of Information and Protection of Privacy Act, to
      keep the substantive contents of this Lease confidential.

32.   INDEPENDENT LEGAL ADVICE: Each Party acknowledges that it has either
      received or waived the benefit of its own legal advice with respect to the
      execution of this Lease.

      TO WITNESS, the Parties have executed this Lease the day and year first
      above written.

<TABLE>
<CAPTION>
The Landlord:                                       The Tenant:
The Corporation of the City of Thunder Bay          StarTek Canada Services, Ltd.
-----------------------------------------           -----------------------------
<S>                                                 <C>

--------------------                                ----------------------------------------------
Lynn Peterson, Mayor                                Rodd Granger, Chief Financial Officer
                                                    I have the authority to bind the Corporation

--------------------------
John S. Hannam, City Clerk

                                                    The Guarantor:
                                                    StarTek, Inc.

                                                    ----------------------------------------------
                                                    Rodd Granger, Chief Financial Officer
                                                    I have the authority to bind the Corporation
</TABLE>

<PAGE>

                                                                         Page 19

                SCHEDULE "B" - AGREEMENT WITH RESPECT TO THE WORK

Alterations are required to the Premises to make them usable for the Tenant's
purposes. These alterations comprise the Work. Some of these alterations
represent the Landlord's Work and some represent the Tenant's Work. Most of the
Work will be undertaken and completed by the Tenant, either on its own behalf or
on the Landlord's behalf. The terms and conditions of this Schedule will govern
the Parties' responsibilities in this regard.

1.    DEFINITIONS: Wherever a term set out below appears in the text of this
      Schedule in capital letters, the term shall have the meaning set out for
      it in the Interpretation Section of the Lease or in this Section of this
      Schedule, as applicable. Wherever a term below appears in the text of this
      Schedule in regular case, it shall be deemed to have the meaning
      ordinarily attributed to it in the English language.

      (a)   BUILDING SHELL means:

            i)    the provision of waterline for hot and cold water to the
                  Premises for heating/cooling systems for normal occupancy;

            ii)   the provision of plumbing facilities to the wall of the
                  Premises;

            iii)  the provision of water to the wall of the Premises; and

            iv)   the provision of a watertight roof without leaks.

      (b)   CONSULTANTS refers to any and all contractors and other
            professionals retained by the Tenant to complete the Work.

      (c)   ALLOWANCE means the sum of two million four hundred thousand
            ($2,400,000.00) dollars, being the maximum cost to the Landlord,
            including seven hundred fifty thousand ($750,000.00) dollars towards
            elements of the Tenant's Work which will remain with the Premises
            upon termination of the Lease.

      (d)   LANDLORD'S REPRESENTATIVE means Alan Fydirchuk.

      (e)   LANDLORD'S WORK is comprised of the following:

            i)    Building Shell;

            ii)   Mall HVAC Work as outlined in Section 18A of the Lease; and

            iii)  Work Performed by the Tenant on Behalf of the Landlord as
                  outlined in Section 12 of this Schedule.

      (f)   MALL HVAC means the HVAC system designed to provide basic heating
            and cooling services to the Premises as well as the other portions
            of the Building.

      (g)   PLANS means all plans and designs required for any part of the Work.

      (h)   TENANT'S REPRESENTATIVE means Grant Lomas.

      (i)   TENANT'S WORK means all of the Work that is not defined as
            Landlord's Work.

      (j)   WORK means improvements to the Premises consisting of either
            Landlord's Work or Tenant's Work.

      (k)   WORK PERFORMED BY THE TENANT ON BEHALF OF THE LANDLORD means all of
            the elements of the Work detailed in Section 12 of this Schedule.

<PAGE>

                                                                         Page 20

2.    SUBSTANTIAL COMPLETION: It is the intention of the Tenant to have all of
      the Work substantially completed on or before the Rental Commencement
      Date. A statement from the Architect certifying the date upon which the
      Work has been fully completed shall be conclusive evidence of the
      completion thereof. The Work shall be deemed to have been complete when
      (i) the components of the Work are fully complete and properly operable
      (except for customary punch list items) by execution of Certificate of
      Completion (AIA Form G704 or equivalent) certified by the Architect, the
      general contractor and Tenant, and approved by Landlord, and (ii) Tenant
      has obtained a temporary or final certificate of occupancy from the
      applicable governmental authority. The Lease Term and Tenant's obligation
      to pay rentals due under the Lease shall commence upon the Rental
      Commencement Date provided in the Lease irrespective of whether or not the
      Work is complete, except as a result of any Landlord delay as expressly
      herein provided. The Parties agree that minor construction details which
      do not materially interfere with the Tenant's ability to occupy the
      Premises for the purposes of its business shall not delay the substantial
      completion of the Work.

3.    DELAYS BY THE TENANT: Delays to substantial completion caused by the
      Tenant shall not affect the Rental Commencement Date. These include:

      (a)   the Tenant's failure to approve any matter that requires the
            Tenant's approval;

      (b)   any breach by the Tenant of the terms of this Schedule or the
            balance of the Lease;

      (c)   changes by the Tenant in any of the Plans which have already been
            approved by the Landlord or are in the process of being approved by
            the Landlord that cause material delay in the approval process;
            and/or

      (d)   the Tenant's requirements for materials, components, finishes or
            improvements that are not available in a commercially reasonably
            time, or which are different from, or not included in the Landlord's
            Work.

      The Landlord agrees to use all reasonable efforts to counter the effects
      of any delays by the Tenant.

      DELAYS BY THE LANDLORD: Delays to Substantial Completion caused by the
      Landlord shall affect and extend the Rental Commencement Date one day for
      every day of Landlord delay. These include:

      (a)   the Landlord's failure to approve any matter that requires the
            Landlord's approval;

      (b)   any breach by the Landlord of the terms of this Schedule or the
            balance of the Lease;

      (c)   changes by the Landlord in any of the Plans which have already been
            approved by the Landlord and/or Tenant or are in the process of
            being approved by the Landlord and/or Tenant that cause material
            delay in the approval process; and/or

      (d)   the Landlord's requirements for materials, components, finishes or
            improvements that are not available in a commercially reasonably
            time, or which are different from, or not included in the Landlord's
            Work.

<PAGE>

                                                                         Page 21

      The Tenant agrees to use all reasonable efforts to counter the effects of
      any delays by the Landlord.

4.    REPRESENTATIVES: The Landlord appoints the Landlord's Representative to
      act for the Landlord in all matters covered by this Schedule. The Tenant
      appoints the Tenant's Representative to act for the Tenant in all matters
      covered by this Schedule. All inquiries, requests, instructions,
      authorizations and other communications with respect to the matters
      covered in this Schedule will be made to or by the Landlord's
      Representative or the Tenant's Representative, as the case may be. Neither
      Party will contact or seek instructions or authorizations from any other
      representative of the opposite Party. Either Party may change the identity
      of its representative by providing the other Party with three (3) business
      days' written notice.

      Each Party expressly and irrevocably delegates authority to its
      representative, as set out in Sections 1(d) and (h), to undertake the
      approvals and authorizations required pursuant to the terms of this
      Schedule. Landlord shall not charge a construction fee for the
      administering Landlord's obligations in connection with construction of
      the Work. All costs for space planning design, architectural and
      engineering services for the Work (including without limitation, the
      preliminary Plans and the construction Plans) shall be included in the
      costs of the Work and may be disbursed by Landlord from the Allowance.

5.    OWNERSHIP INTERESTS: The Parties agree that all alterations, improvements
      and additions made to the Premises and the Building according to this
      Schedule, whether paid for by the Landlord or the Tenant, will, without
      compensation to the Tenant, become the Landlord's property upon
      installation and will remain the Landlord's property at the termination of
      the Lease. The only items excluded from this requirement are the
      following, which are and shall remain the property of the Tenant: the
      generator, computer and telephone equipment (including all equipment owned
      by the Tenant in the server room), UPS equipment, and furniture.

6.    APPROVAL OF CONSULTANTS: It is hereby noted and agreed that IA, Interior
      Architects is the proposed "Architect". Tenant will direct IA to contract
      with a local architect to obtain the appropriate review and certifications
      for the final Plans to be submitted for the permit. Tenant, at is sole
      discretion, will procure and contract with a general contractor of its
      choice for completion of the Work. No other Consultants shall be retained
      by the Tenant in furtherance of any portion of the Work unless and until
      both the Landlord's and Tenant's Representatives have approved the use of
      that Consultant.

7.    APPROVAL OF PLANS: Nothing shall be done by the Tenant in furtherance of
      any portion of the Work unless and until the Landlord's Representative has
      approved all of the Plans associated with that portion of the Work.
      Landlord's Representative will not unreasonably withhold condition or
      delay its approval of the preliminary Plans or the construction Plans. If
      Landlord's Representative does not approve or respond with comments to any
      submission by Tenant of the preliminary Plans or construction Plans or any
      revisions thereof within seven (7) business days after receiving the same,
      Landlord's Representative will be deemed to have approved such preliminary
      Plans or construction Plans as submitted by Tenant. Any disapproval or
      conditional approval by Landlord's Representative of any proposed
      preliminary Plans or construction Plans will be accompanied by written
      reasons for such disapproval or conditional approval.

<PAGE>

                                                                         Page 22

      In the event either Party provides written notice of objection to the
      preliminary Plans or the construction Plans, then Landlord, Tenant, their
      Representatives and the Architect shall cooperate as necessary to reach
      agreement regarding any outstanding changes. The Architect shall prepare a
      revised draft of the preliminary Plans or the construction Plans, as the
      case may be, as soon as reasonably possible and submit a revised draft
      thereof to Landlord's Representative and Tenant's Representative for
      approval. The same procedures and deadlines for review and approval by
      Landlord's Representative and Tenant's Representative shall apply to the
      revised draft.

      After approval by Landlord's Representative of the construction Plans,
      Tenant's Representative shall submit the drawings to the appropriate
      governmental authority for plan review and issuance of a building permit
      and any other applicable governmental approvals. All permit and processing
      fees shall be paid by Tenant, subject to reimbursement from the Tenant
      Improvement Allowances. Landlord will provide at Tenant's expense all
      assistance reasonably requested by Tenant to obtain proper permits and
      approvals.

8.    CONDITIONS OF WORK: The Tenant acknowledges and agrees that neither it nor
      any of its Consultants shall perform work on the Building or the Premises
      unless it has complied with the Landlord's terms, conditions and standards
      for conducting work upon property owned by the Landlord. These terms,
      conditions and standards include: compliance with applicable codes,
      provision of insurance and/or indemnification acceptable to the Landlord
      (including Workers' Compensation coverage), provision of labour and
      material and/or performance bonds or securities, payment of fair wages,
      and other terms.

9.    PROMPT AND REASONABLE APPROVALS: The Landlord covenants to undertake all
      approvals it is required to make under the terms and conditions of this
      Schedule in a prompt and reasonable fashion. The Tenant shall not be
      subject to any fees related to the approval of Plans, apart from permit
      fees required at law. The Tenant covenants to supply the Landlord with all
      of the Plans or other things required for the Landlord to make an informed
      decision with respect to any approval.

10.   CONSTRUCTION LIENS: The Tenant will take all steps necessary to prevent
      liens pursuant to the Construction Lien Act from attaching to the
      Building. In the event that any lien is registered, the Tenant shall take
      whatever action is required to have the lien removed from the Landlord's
      title within sixty (60) days of the date of its registration.

11.   PAYMENT COVENANTS AND METHODS:

      (a)   Landlord's Work: The Landlord covenants to pay the actual cost
            associated with the Landlord's Work, in an amount not exceeding the
            Allowance. The Landlord will make this payment in progress payments
            after the commencement of the Work by the Tenant. The progress
            payments will be made not later than fifteen (15) days after receipt
            by the Landlord's Representative of copies of the Tenant's invoices
            for all expenses associated with the Landlord's Work, together with
            a certificate from the Tenant's architectural Consultant indicating
            that the work associated with the invoices has been completed. The
            payment will be made payable to the Tenant, it being understood that
            the Tenant will then pay the invoices directly. The Landlord's
            Representative may demand any documentation from the Consultants
            working on the Work that is normally demanded by the Landlord for
            similar projects it undertakes on its own behalf.

<PAGE>

                                                                         Page 23

      (b)   Tenant's Covenants: The Tenant covenants to make all payments to all
            Consultants, subject to the Construction Lien Act, and subject to
            its contractual rights with its Consultants to be satisfied with the
            performance of the Consultants and the quality of work, etc. Tenant
            shall cause its contractors, subcontractors and suppliers to provide
            warranties for a period of not less than one (1) year against
            defects and workmanship, materials or supplies. Tenant shall
            promptly assign to Landlord, on a non-exclusive basis in common with
            Tenant, all manufacturers' or other warranties obtained as a part of
            the Work.

12.   WORK PERFORMED BY THE TENANT ON BEHALF OF THE LANDLORD: The following
      table details elements of the Landlord's Work to be undertaken by the
      Tenant. The Landlord will pay the cost of this Work up to the maximum
      Allowance. The Tenant is responsible to complete all of this Work whether
      the maximum Allowance is met or exceeded.

<TABLE>
<CAPTION>
ITEM
----
<S>                             <C> <C>
STRUCTURE                       a.  Demolition of all existing improvements to
                                    bring premises to a core and shell condition
                                    including removal of theatre mezzanine
                                    level.

                                b.  Clear acoustical ceiling height of not less
                                    than 12'-0". Maximum Height preferred.

                                c.  The building exterior requires no work and
                                    is accepted by the Tenant on an "as is"
                                    basis.

                                d.  Possible relocation of a mall exit and
                                    common areas associated with same.

ELEVATORS                       a.  No Requirement

FIRE PROTECTION SPRINKLER       a.  Furnish, install or modify complete fire
SYSTEM                              protection system per NFPA -13 requirements
                                    or international equivalent with grid
                                    distribution with heads for office
                                    occupancy.

PLUMBING                        a.  Furnish and install complete ADA compliant
                                    (or international equivalent) restrooms
                                    consisting of two (2) Ladies rooms and two
                                    (2) Men's room to be fixtured per code at
                                    the locations designated in the Tenant's
                                    Preliminary Plans. Provide waterproofing and
                                    water barrier material at wet areas. Floor
                                    drains, janitorial closet, and water heater
                                    with recirculation pump will be required.

                                b.  Furnish and install electric water cooler(s)
                                    adjacent rest rooms.

                                c.  3/4 inch pipe to space or sized appropriate
                                    to wash room requirements.

                                d.  Gas delivery - 1 inch minimum pipe to space,
                                    adjusted for size of space and distance to
                                    meter. (if available)

HVAC                            a.  Heat pump so as to provide the Premises with
                                    1 ton per 350 Square Feet with local zone
                                    thermostat control of a minimum of 10 zones.
                                    Furnish and install low pressure duct work,
                                    diffusers and return air grills in suspended
                                    drop ceiling.

                                b.  Furnish and install base building energy
                                    management system.

                                c.  Provide exhaust systems for base building
                                    spaces as required by all codes.
</TABLE>

<PAGE>

                                                                         Page 24

<TABLE>
<S>                             <C> <C>
ELECTRICAL                      a.  Furnish and install a complete 277/480 volt,
                                    3-phase, 4 wire building power distribution
                                    system to include five (5) 200 AMP 3-phase
                                    electrical panels disbursed as mutually
                                    agreed upon by Landlord and Tenant.

                                b.  Furnish and install step down transformers
                                    and 120/208 volt panels at one (1)
                                    electrical room interior to the Premises,
                                    electrical service is sized to provide 7
                                    watts per square foot for office equipment
                                    loads and convenience power "connected
                                    load".

                                c.  Furnish and install two 277 volt lighting
                                    panel in each central electrical room on
                                    each floor.

                                d.  Indirect lighting at the floor to provide 35
                                    - 40 foot candles and 2' X 4' lights - (1
                                    per 80 Square Feet) at the remainder

                                e.  Furnish and install lighting in base
                                    building service rooms and all common areas.

                                f.  Furnish and install code required exit and
                                    emergency lighting for all public areas.

                                g.  Furnish and install telephone risers' chases
                                    to the telephone rooms.

                                h.  Provide a fully operational fire alarm
                                    system including fire and enunciator panel,
                                    smoke detectors, flow alarm, pulls, audible
                                    and visual alarms as required by code.

                                i.  Exit and emergency lighting as required by
                                    code.

                                j.  Furnish and install exterior site lighting.

DEMISED PREMISES                a.  Furnish and install glass and aluminum
IMPROVEMENTS                        entrance doors at Tenant's entry of demised
                                    space.

                                b.  Restrooms, telephone/ electrical room,
                                    janitor closets, service entry and
                                    mechanical rooms are to be provided
                                    complete.

TOILET ROOM FINISHES            a.  Furnish and install stone vanity top with
                                    apron and lavatories and decorative mirrors.

                                b.  Furnish and install stainless steel toilet
                                    partitions.

                                c.  Furnish and install wall-mount, flush valve
                                    water closets and wall-hung urinals to meet
                                    all code requirements.

                                d.  Fully handicapped compliant restrooms.
</TABLE>

<PAGE>

                                                                         Page 25
<TABLE>
<S>                             <C> <C>
COMMON AREA HALLWAYS            a.  Furnish and install metal studs and drywall
                                    on common area side of hallway. Finish being
                                    vinyl wall covering or high density acrylic
                                    paint "Zolotone", acoustical tile ceiling,
                                    with recessed lighting, floor tile and tile
                                    base to match.

INTERIOR PARTITIONS             a.  Install demising wall per code to achieve
                                    appropriate fire rating per code. Sheetrock
                                    shall be taped/floated/sanded and ready for
                                    paint.

PERIMETER WALLS                 a.  At exterior walls of premises provide an
                                    insulated surface ready to receive gypsum
                                    board.

CEILINGS                        a.  Furnish and install 2' x 4' acoustical
                                    ceiling grid and tiles throughout Tenant's
                                    Premises at a height of at least 12 feet.
                                    Tenant prefers max height not to exceed 15
                                    feet.

DOORS, FRAMES AND HARDWARE      a.  Furnish, install, and finish solid core
                                    transparent finished flush wood doors in
                                    painted hollow metal frames at public
                                    building areas. Service core doors will be
                                    solid core wood doors in hollow metal
                                    frames. Building entry and service core
                                    doors shall be equipped with locks with
                                    removable cores.

SECURITY                        a.  No requirement. At Tenant's option, Tenant
                                    may connect into Landlord's card access
                                    system.

                                b.  Furnish and install general signage at
                                    toilet rooms and exit stairwells.

FLOORS AND FLOORING MATERIAL    a.  Floors ready for new tile or carpet
                                    including floor preparation and leveling
                                    compound as needed. Existing sloped theatre
                                    floors shall be brought up to grade level of
                                    the rest of the Premises and shall have a
                                    live load capacity of 75lbs per square foot.

EXTERIOR SIGNAGE                a.  Furnish and install exterior signage for
                                    building address identification.

WINDOW BLINDS                   a.  Furnish and install horizontal mini-blinds
                                    on all exterior windows. Horizontal blinds
                                    to be 1" by Levalor Riviera Deluxe Series or
                                    equivalent.

INTERIOR SIGNAGE                a.  Furnish and install a building directory in
                                    the main lobby.
</TABLE><PAGE>

                                                                   EXHIBIT 10.64

                                 LEASE BETWEEN

                              AGERS HOLDINGS LTD.
                                  AS LANDLORD

                                      AND

                          STARTEK CANADA SERVICES LTD.
                                   AS TENANT

                                                              Initials
                                                      --------------------------
                                                        Landlord       Tenant

                                       1
<PAGE>

                             MEMORANDUM OF AGREEMENT
--------------------------------------------------------------------------------

MEMORANDUM OF AGREEMENT OF LEASE MADE AT THE CITY OF HAWKESBURY, IN THE PROVINCE
OF ONTARIO, CANADA, AS OF THE ___29_____ DAY OF THE MONTH OF DECEMBER, TWO
THOUSAND AND FIVE.

BETWEEN:            AGERS HOLDINGS LTD., a company duly incorporated under the
                    Canada Business Corporations Act, having its head office in
                    the City of Montreal, Canada, herein acting and represented
                    by Mr. Jordan Aberman, its representative duly authorized as
                    he declares,

                     (Thereafter referred as the "Landlord")

                          (THE PARTY OF THE FIRST PART)

AND:                STARTEK CANADA SERVICES LTD. a legal person duly
                    incorporated under the Laws of the State of Delaware, having
                    its head office at 100 Garfield Street, Denver, Colorado,
                    80206, herein acting and represented by Rodd Granger, its
                    Chief Financial Officer (CFO), duly authorized by virtue of
                    a resolution of its Board of Directors, a certified extract
                    of which is annexed to these presents,

                      (THEREAFTER REFERRED AS THE "TENANT")

                         (THE PARTY OF THE SECOND PART)

WITNESSETH:

                                   ARTICLE ONE
                            DEFINITIONS AND EXHIBITS

In this Lease (including this Article) unless there is something in the context
inconsistent therewith, the Parties agree that:

1.01 AREA OF THE LEASED PREMISES

"Area of the Leased Premises" means that area outlined in red in Exhibit "A"
attached hereto and signed by the parties for identification measuring, to be
computed from the outside of the exterior walls and from the central line of the
partition walls and comprising a total area of approximately FORTY ONE THOUSAND
AND NINETEEN square feet (41,019 sq. ft.). The Rentable Area of the Leased
Premises will be subject to verification and measurement by Tenant's Architect
(as defined in Article 27).

The Tenant acknowledges that Rentable Area of the Premises as set forth in the
Basic Lease Provisions has been determined in accordance with "Article 27"
attached hereto and made a part hereof. If either the Rentable Area of the
Premises or the Building shall be increased or decreased, as determined by the
method of measurement specified on Article 27, the Annual Base Rent and the
Tenant's Premises Percentage shall be adjusted accordingly.

                                                              Initials
                                                      --------------------------
                                                        Landlord       Tenant

                                       2
<PAGE>

1.02 ARCHITECT

"Architect" means the Architect from time to time named by the Tenant and with
the approval of the Landlord, such approval not to be unreasonably withheld; as
to any Architect's certificate provided for in this Lease, the decision of the
Architect and his certificate shall be final and binding on all the parties
hereto.

1.03 COMMENCEMENT DATE

"Commencement Date" means the date set out in Article 2.02 for the commencement
of the Term.

1.04 POSSESSION DATE

"Possession Date" means the date set out in Article 3.01, which is on or before
February 1st, 2006, for the delivery of the Premises from Landlord to Tenant for
commencement of Tenant's Leasehold Improvements.

1.05 COMMON AREAS AND FACILITIES

"Common Areas and Facilities" means the parking areas, roadways, sidewalks,
landscaped areas, exterior and (if applicable) interior malls, stairways,
escalators, truck courts, common loading areas, electrical, music and public
address systems, plumbing and drainage equipment and installations and any
enclosures constructed therefore, general signs, and maintenance equipment,
which are provided or designated (and which may be changed) from time to time by
the Landlord for the use by or benefit of the Tenant, its employees, customers
and other invitees in common with others entitled to the use or benefit thereof,
in the manner and for the purpose permitted by this Lease.

1.06 GROSS LEASABLE AREA

"Gross Leasable Area" means the aggregate area (expressed in square feet) of all
floors (excluding basement) in the Shopping Centre computed, unless herein
otherwise specified, at the date when any calculation based upon Gross Leasable
Area is required to be made.

1.07 LEASE

"Lease", "hereof", "herein", "hereby", "hereunder" and similar expressions mean
or refer to this Agreement, all Exhibits attached hereto, the Architect's
certificates, if any, and rules and regulations made from time to time under the
provisions of Article 21.04.

1.08 Leasehold Improvements

"Leasehold Improvements" means any alterations, improvements and installations
to be constructed or installed by Landlord or Tenant in the Premises in
accordance with Article 27 and any other alterations or improvements made by
Landlord or Tenant to the Premises during the Term pursuant to the terms and
provisions of this Lease.

                                                              Initials
                                                      --------------------------
                                                        Landlord       Tenant

                                       3
<PAGE>

1.09 LEASE YEAR

"Lease Year" means a period of twelve (12) months commencing initially upon the
Commencement Date of this Lease, and thereafter on successive anniversary dates
of the Commencement Date of this Lease.

1.10 LEASED PREMISES

"Leased Premises" means that part of the Shopping Centre leased to the Tenant by
this Lease, the location of which is more particularly set forth and shown
outlined in red on the site plan which constitutes Exhibit "A" hereto; where a
storefront or entrance is recessed from the main building line shown on such
plan, the area of such recess shall for all purposes be a part of the Leased
Premises.

1.11 SHOPPING CENTRE

"Shopping Centre" means the lands located in the City of Hawkesbury, in the
Province of Ontario as more particularly described in Article 24 of this Lease,
which lands and premises are commonly known as the Hawkesbury Mall together with
the buildings, improvements and facilities established as at the date hereof or
subsequently added thereto from time to time.

1.12 TAXING AUTHORITY

"Taxing Authority" means any duly constituted governmental authority whether
federal, provincial, municipal or otherwise legally empowered to impose taxes,
rates, assessments or charges on, upon or in respect of the Shopping Centre.

1.13 EXHIBITS

The Exhibits listed below are attached to and incorporated in this Lease. In the
event of any inconsistency between such Exhibits and the terms and provisions of
this Lease, the terms and provisions of the Lease will control. The Exhibits to
this Lease are:

         Exhibit A         -        PLAN OF THE LEASED PREMISES
         Exhibit A-1       -        PLAN OF TEMPORARY PREMISES
         Exhibit B                  PLAN OF THE DESIGNATED PARKING AREA

1.14 TEMPORARY PREMISES

"Temporary Premises" means the space designated for temporary occupancy on
Exhibit A-1 within the Shopping Centre for recruitment, interviews, training and
other approved functions.

                                   ARTICLE TWO
                                 LEASE AND TERM

2.01 LEASE

The Landlord hereby leases the Leased Premises to the Tenant for the "Term" (as
hereinafter defined), the Tenant hereby accepting; the Tenant shall be entitled
for the benefit of the Leased Premises to enjoy, on the terms and conditions set
forth herein, the use or benefit of the Common Areas and Facilities as the same
may exist from time to time, in common with others entitled thereto.

                                                              Initials
                                                      --------------------------
                                                        Landlord       Tenant
                                       4
<PAGE>

2.02 TERM

"Term" means the period of SIX (6) years with rent commencing on April 1, 2006
("Commencement Date") and to be fully completed and ended on the last day of
March 2012. Tenant shall have access to the Leased Premises on February 1st,
2006 for the purpose of developing Preliminary Plans for Leasehold Improvements
and commencing construction with approval and assistance provided by the
Landlord which shall not be unreasonable withheld.

OPTION TO EXTEND: Provided that Tenant is not then in default of any of its
obligations hereunder beyond any applicable period of notice and/or cure, Tenant
shall have the option to extend the Lease Term for Two (2) additional periods of
Three (3) years (each an "Extension Term"). The Extension Terms shall be upon
the same terms and conditions contained in the Lease for the Lease Term except
the Minimum Rental shall be adjusted to C$4.50 per square foot per year and
there shall be no further Option to Extend beyond the second extension term and
there shall be no free rent and there shall be no allocation from the Landlord
to the Tenant of any nature whatsoever.. Tenant shall exercise such option by
delivering to Landlord, no later than TWELVE months (12) prior to the expiration
of the Lease Term, written notice of Tenant's desire to extend the Lease Term.
Landlord shall notify Tenant in writing within TWELVE (12) months of each Lease
expiration as a courtesy reminder notice to Tenant of the approaching Extension
Term notification requirement as outlined above. Tenant properly exercises its
option to extend, Landlord and Tenant shall execute an amendment to the Lease
reflecting the terms and conditions of the Extension Term. The Rental shall be
paid at the same time and in the same manner as provided in the Lease

FIRST RIGHT OF REFUSAL ON CONTIGUOUS SPACE: For the term of the Lease, Tenant
shall have an on-going first right to lease on the contiguous additional space
in the Project, which is highlighted in green on Exhibit A attached hereto, said
contiguous space has an area of approximately THREE THOUSAND FIVE HUNDRED FORTY
square feet (3,540 sq. ft.). Upon the contiguous vacancy arising in the
Building, Tenant shall be notified within fourteen (14) days of the space
becoming available. Tenant has the first right to negotiate for the space at
that time. Tenant will also have a right to match the terms negotiated with a
third-party tenant, and have the right to take the space under the same terms
and conditions. Tenant shall have FIVE (5) business days from receipt of the
terms to agree and enter into a lease upon the same terms and conditions as
negotiated with a third party tenant, failing which this first right of refusal
shall be null and void and of no further force or effect.

                                  ARTICLE THREE
                                   POSSESSION

3.01 DELIVERY OF POSSESSION

Notwithstanding the Commencement Date of the Term herein set forth, in the event
that the Landlord is not able to deliver possession of the Leased Premises to
the Tenant on or before the Commencement Date which is April 1, 2006, rent shall
abate until delivery of possession, but this Lease shall remain in full force
and effect, and the Tenant hereby accepts, such abatement of rental in full and
complete satisfaction of any claims it might otherwise have against the Landlord
for late delivery of possession of the Leased Premises.

                                                              Initials
                                                      --------------------------
                                                        Landlord       Tenant

                                       5
<PAGE>

3.02 NOTIFICATION OF DEFECTS

The Tenant shall notify the Landlord of any defects and faults, excluding latent
defects that are not obvious upon inspection within a one year period, in or in
respect of the Leased Premises which prevent or diminish its use within thirty
(30) days of possession of the Leased Premises having been delivered to it and
failing the giving of notice hereunder the Tenant shall be deemed for all
purposes to have accepted the Leased Premises in the then existing condition and
the Landlord shall not have any further obligation to warrant the Tenant against
any such defects and faults.

3.03 INSTALLATION OF FIRE EQUIPMENT

The Tenant shall install in the Leased Premises, and maintain in proper working
order, manual canister or other type of portable fire extinguishers suitable in
size and type to the Landlord, and/or any other similar equipment as may be
required by the carriers of insurance on the Shopping Centre or the Leased
Premises or the contents therein for the purpose of protecting same from any
loss by fire.

3.04 INSTALLATION AND REMOVAL OF FIXTURES

The Tenant shall perform its leasehold improvements in the Leased Premises, as
described in Article 27, in the manner usual for the installation of such trade
fixtures and such installation shall be completed without damage to the
structure of the Leased Premises or to the heating, ventilating,
air-conditioning, plumbing, electrical and other mechanical systems in the
Shopping Centre.

3.05 INSTALLATION OF SIGN

The Tenant after first obtaining the written approval of the Landlord to the
specifications, design, size, location and method of installation (which matters
shall be wholly within the discretion of the Landlord's Architect, such
discretion not to be unreasonably withheld), shall at the expense of the Tenant
install, maintain and operate during such reasonable hours as the Landlord may
determine a suitable illuminated sign or other illuminated advertising material
on the exterior of the Leased Premises, which sign shall remain the property of
the Tenant. Tenant reserves the right to either remove or leave their signage at
the end of their Term. In addition, Tenant reserves right, with Landlord's prior
approval (such approval not to be unreasonably withheld), to install temporary
signage at temporary training location and interview space within Shopping
Centre and at a prior approved location for notification purposes to potential
employees of Tenant's presence prior to Lease Commencement. The Tenant shall
make good any damage or injury caused to the Leased Premises resulting from such
sign installation and removal.

                                                              Initials
                                                      --------------------------
                                                        Landlord       Tenant

                                       6
<PAGE>

                                  ARTICLE FOUR
                                     RENTAL

4.01 UNDERTAKING TO PAY RENTAL

The Tenant undertakes and agrees to pay to the Landlord, or as the Landlord may
in writing direct, during the Term, without any set-off, compensation or
deduction whatsoever, save as otherwise herein provided, rental comprised as
follows:

(I) MINIMUM RENTAL

A minimum rental (herein called "Minimum Rental") per annum during each Lease
Year of SIX DOLLARS AND SEVENTY FIVE CENTS($6.75) PER RENTABLE SQUARE FOOT which
with the approximate rentable square feet outlined in Section 1.01 equals TWO
HUNDRED SEVENTY SIX THOUSAND EIGHT HUNDRED AND SEVENTY EIGHT AND 25/100 DOLLARS
($276,878.25) in equal monthly installments payable on the first day of each
month in advance, of TWENTY THREE THOUSAND AND SEVENTY THREE AND 19/100 DOLLARS
($23,073.19) each, commencing on April 1st, 2006.

(II) ADDITIONAL RENTAL

Gross Leasable Area of the Shopping Centre is 95,343 Square Feet

An additional monthly charge commencing on April 1st, 2006, (herein called
Additional Rental) TWO DOLLARS AND FOUR CENTS ($2.04) PER RENTABLE SQUARE FOOT
which with the approximate rentable square feet outlined in Section 1.01 equals
SIX THOUSAND NINE HUNDRED SEVENTY THREE AND 23/100 DOLLARS ($6,973.23) per
calendar month payable in advance to cover the following costs, including
without limitation to:

a)    Maintenance, cleaning, snow removal and lighting of the Parking lot;

b)    Maintenance, cleaning, heating and air-conditioning of the enclosed Mall;

c)    Administration;

d)    Pest Control (in accordance with Section 21.09 of this Lease);

e)    General and preventive maintenance on all heating, ventilation and air
      conditioning (HVAC) units supporting the Leased Premises, but not
      replacement;

The Additional Rental is based on the actual expenses for the year immediately
preceding the Commencement Date of this Lease. The Tenant agrees that on each
succeeding first day of January thereafter, this amount shall be increased or
decreased, as the case may be, for the year immediately following, by an amount
proportional to the increase or decrease of the actual expenses over the said
first day of January.

Notwithstanding the foregoing, should any Taxing Authority decree that the
Landlord must pay a certain tax normally paid by the Tenant, or should the
method of collection of certain taxes be altered from the previous Taxation Year
to render the Landlord responsible rather than the Tenant, or should the system
of real estate taxation shall be altered or varied from the previous Taxation
Year and any one tax, assessment or other levy shall be levied or imposed on the
Shopping Center or the revenues therefrom or the Landlord in substitution for
and/or in addition to any Taxes presently levied or imposed, then the Tenant
shall reimburse the Landlord for any sum claimed from the Landlord by the Taxing
Authority.

(III) FURTHER CHARGES

Any and all other or further amounts which may at any time or times during the
Term be or become payable or reimbursable by the Tenant to the Landlord under
this Lease, and whether qualified as Additional Rental or otherwise, shall be
paid or reimbursed by the Tenant to the Landlord within 10 business days after
written receipt and documentation of said requested payment.

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4.02 PLACE OF PAYMENT OF RENTAL

The Tenant shall pay the rental and other charges herein stipulated without
demand or other formality at the office of the Landlord at the address specified
or designated in or pursuant to Article 20.

4.03 RENTAL FOR IRREGULAR PERIODS

All rental reserved herein, including, without limiting the generality of the
foregoing, Minimum and Additional Rental, shall be deemed to accrue from day to
day, and if for any reason it shall become necessary to calculate rental for
irregular periods of less than one year an appropriate pro-rata adjustment shall
be made on a daily basis in order to compute rental for such irregular period.

4.04 CURRENCY

All payments required to be made by this Lease shall be paid in lawful money of
Canada (Canadian currency).

                                  ARTICLE FIVE
                               CONDUCT OF BUSINESS

5.01 USE OF PREMISES

The Tenant will not use or occupy the Leased Premises or any part thereof for
any purpose other than the operation of the business of a call center, at
Hawkesbury, Province of Ontario, under the name of StarTek Canada Services Ltd.
So long as Tenant has met the obligations of this Lease and is not in default,
Landlord will not allow another Call Center/Customer Service Center Operator to
occupy space in the Hawkesbury Mall during the duration of Tenant's master lease
or during the term of any extension periods.

5.02 TEMPORARY PREMISES

Landlord agrees to provide to Tenant space designated for temporary occupancy
within the Shopping Centre for recruitment, interviews, training and other
approved functions and as designated as a shaded area in Exhibit A-1. Tenant
agrees to pay for their public utilities, such as gas and electricity, that the
Tenant shall use during their occupancy of the Temporary Premises. Such
occupancy of the former A & P location within the Shopping Centre shall be made
available to Tenant "as is" no later than February 1st, 2006. Landlord grants
Tenant the ability to use the Temporary Premises until April 30, 2006 at which
point Tenant shall vacate the Temporary Premises. Tenant agrees, at the end of
their occupancy of the Temporary Premises, to restore the Premises to their
condition when received.

5.02 REMOVED due to Retail Verbiage

5.03 CONTINUANCE OF BUSINESS

The Tenant shall not leave said Leased Premises unoccupied or vacant, but shall
continuously during the entire Term of his Lease conduct and carry on in the
Leased Premises the type of business for which the Leased Premises are leased as
outlined in Section 5.01.

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5.04 DAYS AND HOURS OF OPERATION

At the Tenant's sole discretion the Tenant shall have the ability to keep the
Premises open continuously, 7 days per week, 365 days per year with shift work
being permissible

                                   ARTICLE SIX
                                     REPAIRS

6.01 TENANT REPAIRS

a)    The Tenant shall at its own expense keep its Leased Premises and all of
the Tenant Improvements in Exhibit-B, including but not limited to the interior
of the Leased Premises and the Tenant shall perform all Tenant's maintenance,
repairs or replacements which, without limiting the foregoing shall include
repairing broken floors, maintaining all partitions, fixtures, plumbing and
electrical wiring, equipment and appurtenances thereof (including lighting
fixtures) in good order, condition and repair. Landlord will be responsible for
the replacement of all heating, ventilation and air conditioning (HVAC) units
servicing the Leased Premises at their sole cost and expense. It is understood
by all parties that the general and preventive maintenance of said HVAC unit be
a recoverable expenses from the Tenant in accordance with Section 4.01(II)
Additional Rental.

b)    The Tenant shall protect from frost all pipes, water closets, sinks and
accessories thereof in and about the Leased Premises and shall keep the same
free from all uncleanliness or obstruction that might prevent the free working
of the same and shall bear the cost of the repairs necessary to keep the same in
perfect working order during the term of this Lease, on pain of all costs and
damages and without any recourse against the Landlord.

6.02 MAKING OF TENANT REPAIRS

The Tenant shall, when necessary and, whether upon receipt of notice from the
Landlord or not, effect and pay for such maintenance, repairs, replacements or
decoration as may be the responsibility of the Tenant under this Lease by the
use of contractors or other qualified workmen designated or approved by the
Landlord in writing; in the event that the Tenant fails to comply with the
Landlord's request to effect repairs, replacements or maintenance within the
time provided for by the Landlord, then the Landlord may cause such repairs,
replacements or maintenance to be undertaken and add the cost thereof plus a
charge of 10% for supervision to the next monthly installment of rental each of
which may be collected in the same manner as arrears of rental. In the event of
any alterations or repairs carried out by the Tenant, its contractors or
sub-contractors must carry such Workmen's Compensation or General Liability and
Property Damage Insurance for the protection of the Landlord, as the Landlord
may reasonably require, and must display evidence to the Landlord of such
insurance before work is commenced.

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6.03 DELIVERY OF PREMISES IN REPAIR

At the end of the Term, the Tenant will deliver to the Landlord vacant and clean
possession of the Leased Premises, interior of the Premises only, in the
condition in which the Tenant is required to maintain the Leased Premises,
normal wear and tear due to age excepted. No restoration clause or obligations
will apply to Tenant. Tenant reserves the right, per Section 11.02 INSTALLATION
OF SPECIAL EQUIPMENT, to install a generator and/or UPS outside of Tenant's
Leased Premises. Tenant will remove this equipment at the end of their Lease, no
restoration clause will apply and said equipment will remain the property of the
Tenant. The Tenant shall surrender and yield the Leased Premises and all
Tenants' Improvements made in accordance with Article 27 to the Landlord,
without compensation, subject to normal wear and tear due to age excepted with
the exception of Tenant's furniture, fixtures and equipment which shall not be
surrendered to Landlord. Tenant shall make a good faith effort to not damage the
Premises upon their removal of said furniture, fixtures and equipment. The
Tenant undertakes not to demolish said Tenants' Improvements made in accordance
with Article 27.

6.04 INSPECTION OF REPAIR BY LANDLORD

The Landlord and any employee, servant or agent of the Landlord shall be
entitled, at anytime and from time to time, during business hours, to enter and
examine the state of maintenance, repair, decoration and order of the Leased
Premises, all equipment and fixtures within the Leased Premises and any
improvements now or hereafter made to the Leased Premises and the Landlord may
give notice to the Tenant requiring that the Tenant perform such maintenance or
effect such repairs, replacement or decoration as may be found necessary from
such examination: the failure of the Landlord to give such notice shall not
however relieve the Tenant from its obligations to maintain, repair, decorate
and keep the Leased Premises and appurtenances in good order as a careful owner
would do and to make such replacements as may be necessary. Landlord is
obligated to restore, repair, replace and maintain all parts of the Shopping
Centre and all heating, ventilation and air condition (HVAC) units systems
serving the Premises that the Tenant is not obligated to restore, repair,
replace and maintain themselves as outlined in this Lease, save and except for
any and all work as described in Article 27 for which the Tenant is solely
responsible to restore, repair, replace and maintain during this Lease, to the
complete exoneration of the Landlord.

6.05 MAJOR REPAIRS

Should any "major repairs" such as repairs to the roof, the structure and/or to
the foundations of the Shopping Center on or about the Leased Premises become or
be deemed necessary by the Landlord, the Tenant shall permit the same to be
performed so long as Tenant has been informed of such repairs and so long as
those repairs do not impair or interrupt Tenant's business operations. There
shall be no abatement in rent provided that such repairs are made with
reasonable promptness and so long as those repairs do not impair or interrupt
Tenant's business operations, Tenant shall act reasonably.

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6.06 DAMAGE TO LEASED PREMISES BY FIRE

In the event that the Leased Premises are wholly or partially destroyed by fire,
or by other peril, against which the Leased Premises are insured, this Lease
shall continue and shall remain in full force and effect throughout the
remainder of the Term, provided, at the option of the Landlord;

a)    That the Landlord notifies the Tenant within ninety (90) days of the
occurrence of the destruction that it will repair or rebuild or not repair
and/or not rebuild the same;

b)    That the Landlord commences repair or reconstruction of the destruction
within one hundred and twenty (120) days of the destruction and completes said
repair or reconstruction with reasonable promptness. Such repair, reconstruction
or rebuilding of Tenant's Leased Premises shall be representative of its
original state prior to the damage. The Tenant shall be responsible for
reconstruction of its own improvements, as more fully described, in Article 27
attached hereto, to the complete exoneration of the Landlord.

Subject to the foregoing, the rent shall abate commensurate with the destruction
until the Landlord notifies the Tenant that the Leased Premises are ready for
occupation.

c)    It is understood and agreed that nothing contained in this Article shall
obligate the Landlord to rebuild the Leased Premises or any part thereof
according to the original plans and specifications. In the event that the
Landlord notifies the Tenant of said decision not to repair and/or rebuild the
Leased Premises, this Lease shall terminate upon Landlord's written notification
of said intent and Tenant shall be relieved of any future obligation to pay rent
under this Lease.

6.07 DAMAGE TO SHOPPING CENTRE BY FIRE

a)    In the event of damage to or destruction of the Shopping Centre by fire,
lightning tempest or other casualty so that the Leased Premises are wholly unfit
for the business of the Tenant or partially unfit for the business of the
Tenant, the Lease shall not be terminated but the rental provided to be paid
hereunder or a proportionate part thereof shall be abated until the Shopping
Centre shall have been rebuilt or the Leased Premises made fit for the business
of the Tenant, whichever is earlier; such abatement shall be in an amount to be
reasonably decided by the Landlord having regard to the nature and extent of
such damage or destruction.

b)    In the event of damage to 50% or more of the area of the buildings forming
part of the Shopping Centre or destruction of the Shopping Centre, the Lease may
be terminated, at the option of the Landlord - such option not to be
unreasonably withheld, by the Landlord giving to the Tenant, within 90 days
after the occurrence of such damage to or destruction of the Shopping Centre
notice in writing of the termination of the Lease and thereupon rental and all
other payments for which the Tenant is liable under the Lease shall be
apportioned and paid to the date of the occurrence of such damage or destruction
and the Tenant shall immediately upon receipt of such notice make the payment
required and deliver up possession of the Leased Premises to the Landlord;
provided however, that such termination shall not affect the obligations of any
Guarantor to the Landlord arising from obligations of the Tenant existing prior
to the date such notice of termination is given.

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c)    In the event of damage to or destruction of the Tenant's employee parking
area leaving said parking areas unusable to Tenant (but the Leased Premises is
functional and operational), Landlord will use its best efforts to work with the
City of Hawkesbury and/or any private third party in cooperation with Tenant and
other appropriate parties to find adjacent alternate parking on a temporary
basis at no cost to Tenant until usage of such designated parking is restored.

d)    It is understood and agreed that nothing contained in this Article shall
obligate the Landlord to rebuild the Shopping Centre or any part thereof
according to the original plans and specifications.

6.08 LANDLORD'S RIGHT TO ENTER FOR REPAIRS

The agents and representatives of the Landlord shall have the right to enter the
Leased Premises at all times during business hours to examine the same or to
make such alterations or repairs as they shall deem necessary for the safety or
preservation or proper administration or improvement of the Leased Premises and
of the Shopping Centre, and of the leasable premises adjoining the Leased
Premises. Such entry shall be deemed not to be an interference with the tenant's
possession under the Lease.

                                  ARTICLE SEVEN
                       PARKING COMMON AREAS AND FACILITIES

7.01 TENANT'S USE OF PARKING AREAS

a)    The employees of the Tenant shall be entitled, during the Tenant's 24/7,
365 days per year business hours, to the use of the Tenants designated parking
areas of the Shopping Center.

b)    The Tenant, its employees, suppliers and other persons having business
with the Tenant shall be prohibited from using any part of the customer parking
areas as such may be designated and changed from time to time by the Landlord;
tenant and employee parking shall be limited to specified places, arranged so as
to cause minimal interference to business within the Shopping Centre, but shall
in no event total less than 400 designated parking spaces for Tenant's sole use.
Parking shall be regulated by the Landlord in a reasonable manner and the Tenant
and its employees, suppliers and other persons not customers shall abide by such
regulations as may from time to time be established by the Landlord. If
requested by the Landlord the Tenant shall supply its employees' automobile
license numbers to the Landlord.

c)    Should employees of the Tenant park their automobiles in areas not
allocated for that purpose, the Landlord shall, for the first offence of any
employee of the Tenant, notify Tenant promptly and provide adequate time for the
Tenant to remove the said trespassing vehicles. Should the Tenant not remove
said vehicle within 3 hours of notification, the Tenant will pay the costs of
such removal. For the second offence of any employee of the Tenant and any other
contravention to the designated parking spaces, the Landlord shall be allowed to
remove any and all vehicles, the whole without any prior notice to the Tenant
and/or to its employees, and the Tenant shall pay to the Landlord the cost of
said removal and a fine of FIVE HUNDRED DOLLARS ($500.00) per car removed.

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d)    Tenant's designated parking, as outlined in Exhibit "C", shall be clearly
denoted and designated for Tenant's exclusive usage.

7.02 CONTROL OF COMMON AREAS AND FACILITIES

The Landlord will, at all times, have the right of control over the Common Areas
and Facilities, and if applicable of the enclosed mall on which the Leased
Premises open. Such control of the mall applies to signs, use of show windows,
and general tenant publicity visible from the mall, as well as to the use made
by the tenants and/or the public of this mall. The Landlord has the right to
close the Shopping Centre mall to the public, at his sole option, outside
regular business hours, Sundays and holidays included. Such closings of the
Shopping Centre Mall itself shall not affect or prohibit Tenant from access to
and use of their Leased Premises as outlined in Section 5.04.

7.03 REMOVED

7.04 CHANGES TO COMMON AREAS AND FACILITIES

Nothing contained in this Lease shall be construed so as to prevent or in any
way restrict the Landlord from altering the location of common areas and
facilities from time to time or from erecting additional buildings or extending
existing buildings and the Landlord may make such changes or additions to the
Shopping Centre as in its sole discretion the Landlord may consider necessary or
desirable. Such changes to common areas and facilities shall not prohibit,
disrupt or restrict access to Tenant's Leased Premises.

7.05 MAINTENANCE OF COMMON AREAS AND FACILITIES

The Landlord shall, during the Term insure, operate, maintain, light and clean
the Common Areas and Facilities and if applicable heat and air condition the
enclosed Mall.

                                  ARTICLE EIGHT
                             ASSIGNMENT SUB-LETTING

8.01 CONSENT REQUIRED

The rights of the Tenant under this Lease shall not be transferred, assigned or
sold and the Tenant shall not sublet the whole or any part of the Leased
Premises to any party without, in either case, the prior written consent of the
Landlord which consent shall not be unreasonably withheld.

8.02 LIABILITY FOLLOWING ASSIGNMENT

Any such transfer, assignment, sub-leasing, or otherwise, shall be subject to
all the terms and conditions of this Lease and the Tenant will remain jointly
and severally liable with any such transferee, assignee, or sub-tenant, without
benefit of division or discussion and whether such joint and several
responsibility be mentioned or not in any consent to such transfer, assignment
or subleasing, unless the Landlord shall have waived in writing its rights under
this Article 8.02.

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                                  ARTICLE NINE
                                    INSURANCE

9.01 TENANT INSURANCE

The Tenant shall take out and keep in force during the Term, insurance upon all
glass and plate glass in the Leased Premises, whether provided by the Landlord
or the Tenant, and property damage and public liability insurance all in amounts
and with policies in form satisfactory from time to time to the Landlord with
insurers acceptable to the Landlord. Each such policy shall name the Landlord as
an additional insured as its interest may appear and in the case of such public
liability insurance as between the Landlord and the Tenant; the cost or premium
for each and every such policy shall be paid by the Tenant. The Tenant shall
obtain from the insurers under such policies undertaking to notify the Landlord
in writing at least ten (10) days prior to any cancellation thereof. The Tenant
agrees that if the Tenant fails to take out or to keep in force such insurance,
the Landlord will have the right to do so and to pay the premium therefor and in
such event the Tenant shall repay to the Landlord the amount paid as premium
which repayment shall be deemed to be Additional Rental payable on the first day
of the next month following the said payment by the Landlord. The Tenant shall
take out and keep in force during the term hereof fire insurance covering his
stock-in-trade, furniture, fixtures and improvements in an amount equal to the
full insurable value thereof.

9.02 NO INCREASE IN INSURANCE

The Tenant will not upon the Leased Premises do or permit to be done, or omit to
do anything which shall cause or have the effect of causing the rate of
insurance upon the Shopping Centre or any part thereof to be increased and if
the insurance rate shall be thereby increased, at any time during the Term,
because of the actual use and occupancy of the Leased Premises by the Tenant or
the nature of the Tenant's business, the Tenant shall pay to the Landlord as
Additional Rental the amount by which the insurance premiums shall be so
increased. The Tenant will not store or permit to be stored upon or in the
Leased Premises anything that is not offered or to be offered for sale in the
Leased Premises nor anything of a dangerous, inflammable or explosive nature nor
anything which would have the effect of increasing the Landlord's insurance
costs or of leading to the cancellation of such insurance. In such event the
Landlord may at its option and at the expense of the Tenant enter upon the
Leased Premises and rectify the situation causing such cancellation or rate
increase.

9.03 PAYMENT OF INSURANCE BY TENANT

The Tenant shall pay to the Landlord as Additional Rental hereunder a
proportionate share of the annual aggregate of the premiums for fire, rental,
boiler, liability and similar other insurance upon the Shopping Centre or any
part thereof at any time or times during the Term hereof, such proportionate
share being the proportion that the Area of the Leased Premises bears to the
Gross Leasable Area in the Shopping Centre.

9.04 EVIDENCE OF TENANT INSURANCE

The Tenant agrees to produce to the Landlord, upon demand, evidence of any
insurance it is obligated to maintain under the provisions of the Lease.

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                                   ARTICLE TEN
                               TENANT ALTERATIONS

10.01 PERMISSIBLE TENANT ALTERATIONS

10.01 The Tenant may at any time and from time to time as its expense, paint and
decorate the interior of the Leased Premises and make such changes, alterations,
additions and improvements, in and to the Leased Premises as will in the
judgment of the Tenant better adapt the Leased Premises for the purpose of its
business; provided, however, that no changes, alterations, additions or
improvements to the structure, any perimeter wall, the store front, the heating,
ventilating, air-conditioning, plumbing, electrical or mechanical equipment or
the concrete floor or the roof or ceiling shall be made without the prior
written consent of the Landlord, or without the use of contractors or other
qualified workmen to be approved by the Landlord, such approval not to be
unreasonable withheld. All changes, alterations, additions and improvements,
whether structural or otherwise, shall comply with all applicable statutes,
regulations or by-laws of any municipal, provincial or other governmental
authority. The Tenant shall pay to the Landlord the amount of the increase for
any insurance coverage and/or realty taxes to the extent that such increase is
directly attributable to any action by the Tenant under this paragraph. At the
end of the Term all changes, alterations, additions and improvements made to or
installed upon or in the Leased Premises and which in any manner are attached
in, to, or under the floors, walls or ceilings shall remain upon and be
surrendered to the Landlord with the Leased Premises as a part thereof, without
disturbance, molestation or injury and shall be and become the absolute property
of the Landlord without any payment or indemnity by the Landlord or any third
party to the Tenant.

10.02 PROHIBITIONS

The Tenant, or its employees, agents or representatives, is expressly prohibited
from entering upon the roof of the Shopping Centre, for any reason whatsoever.
Without limiting the foregoing, the Tenant shall not make any repairs, openings
or additions to any part of the exterior of the Leased Premises, nor place any
attachments, decorations, signs or displays in any mall or on the roof, without
the written consent of the Landlord, failing which the Tenant will be held fully
responsible for all ensuing costs and damages, whether to remove such items or
to effect repairs needed as a result of such acts.

10.03 TENANT INSTALLATIONS

a)    The Tenant shall not overload any floor of the Leased Premises nor shall
it hang or suspend from any wall or ceiling or roof or other part of the
Shopping Centre any of its equipment or fixtures.

b)    If the Tenant installs any electrical equipment which overloads the
electrical facilities, it shall at its own expense, make whatever changes are
necessary to comply with the requirements of the Governmental authorities having
jurisdiction and of the Insurers of the Shopping Centre, but not until it first
submits to the Landlord plans and specifications for the required work and
obtains the Landlord's written approval to perform same, such approval not to be
unreasonably withheld.

c)    The Tenant shall not erect, install, display, inscribe, paint or affix any
sign, lettering or advertising medium to, upon or above the exterior of the
Leased Premises nor to the interior glass surface of any show-window or door.

d)    The Tenant shall not install any exterior lighting or awnings or
decorations or painting or erect fences, nor shall the Tenant install any radio
or television antenna, loud speakers, or similar devices on the roof or exterior
walls of the Shopping Centre.

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                                 ARTICLE ELEVEN
                            HEATING, AIR CONDITIONING

11.01 LANDLORD TO HEAT AND AIR-CONDITION

a)    The Landlord shall heat the enclosed Mall during all hours when heat is
necessary. The Landlord shall supply adequate heating in such a manner as to
keep the Leased Premises reasonably warm when it is required and the Tenant
shall pay the utility costs for said heat for their Leased Premises, based on
Tenants hours of operation as outlined in Article 5.04 except during the making
of repairs; but should the Landlord make default in so doing, it shall not be
liable for indirect or consequential damage or damages for personal discomfort
or illness.

b)    The Landlord shall supply adequate cooling in such a manner as to keep
same reasonably cool during the months of May to September and the Tenant shall
pay the utility costs for said air-conditioning of the Leased Premises for all
hours when cooling is necessary based on Tenants hours of operation as outlined
in Article 5.04. The Landlord shall air condition the enclosed Mall, except
during the making of repairs; but should be Landlord make default in so doing,
it shall not be liable for indirect or consequential damage or damages for
personal discomfort or illness.

c)    Payment for the above services on the part of the Tenant shall be paid by
the Tenant to the appropriate providers of said services.

d)    Tenant's electricity and gas shall be separately metered from other
Shopping Centre Tenants. Tenant shall pay said electricity and gas costs, but
Landlord shall pay any costs associated with separately metering Tenant's Leased
Premises if said separate metering is not currently in place.

11.02 INSTALLATION OF SPECIAL EQUIPMENT

Any special or separate or additional ventilating systems and/or heating and/or
air-conditioning capacities required by the Tenant, because of its installations
and/or use of the Leased Premises, in addition to the Landlord's standard
ventilation, heating and air-conditioning systems and/or capacities, shall be
installed and/or paid for by the Tenant, with the design, location and method of
installation of such equipment being satisfactory to, subject to the prior
written approval of the Landlord, such approval not to be unreasonably withheld.
Tenant reserves the right, at their sole cost and expense, to install a
generator and/or UPS system outside of Tenant's Leased Premises; such space
shall be provided at the exterior perimeter of the building or within the
Shopping Centre's exterior parking lot by Landlord for such installation for the
Term of Tenant's Lease at no cost to Tenant.

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                                 ARTICLE TWELVE
                 UTILITIES, TENANT'S TAXES, REALTY TAX INCREASES

12.01 TENANT'S TAXES AND UTILITIES

a)    The Tenant shall pay for its electricity, gas and telephone and all
business taxes, water and garbage taxes, licenses, rates and other charges
levied or assessed on or in respect of or in relation to the business carried on
by and/or the assets of the Tenant within the Leased Premises, including
municipal and school taxes on improvements made by the Tenant to the Leased
Premises, whether such taxes or charges are charged to the Landlord or to the
Tenant. In the event of the Tenant failing to pay for such utilities and/or for
any such taxes, licenses, rates or charges which it has herein covenanted to pay
and which shall constitute a lien or charge upon the Leased Premises or the
contents, or the Shopping Centre, the Landlord, if such default is not cured
after giving ten (10) days notice to the Tenant, may pay all or any of the same
and all of such payments so made shall constitute rental forthwith payable with
interest at the rate of one percent (1%) per annum above the prime rate of Bank
Interest then in effect from the date of each such payment until fully paid;
provided, however, that where there is a bona fide dispute of the amount or
propriety of any payment alleged to be due from the Tenant, and forfeiture will
not result from non-payment, the Landlord shall not pay the same until such
dispute has been resolved by either agreement of the Tenant, or by the decision
of a competent authority whichever is earlier in date; whereupon such period of
ten (10) days will commence on the date of such agreement or decision.

ALLOCATION OF TAXES

b)    If a separate allocation of Taxes is not issued by the relevant Taxing
Authority with respect to any Tenant improvement of the Leased Premises, the
Landlord or the Tenant may from time to time apply to the Taxing Authority for a
determination of the Taxes attributable to such Tenant improvement, which
determination shall be conclusive for the purposes of this Article. In the event
that no such determination may be obtained from the Taxing Authority, the
Landlord shall establish the Taxes attributable to such Tenant improvement using
the then current established principles of assessment used by the Taxing
Authority, and if possible, retain for that purpose at its expense an official
of the Taxing Authority, which determination shall be conclusive and binding
between the parties hereto.

TENANT TO REIMBURSE

c)    The Tenant agrees to reimburse the Landlord for any of the utilities
and/or Tenant Taxes or share thereof which have been paid by the Landlord for
account or on behalf of the Tenant within then (10) days after being so notified
in writing.

12.02 TAXES

In this Lease, a) TAXES

"Taxes" mean all taxes imposed, levied or assessed upon or in respect of the
Shopping Centre or any portion thereof by any Taxing Authority, and include,
without any limitations, all municipal, school and special taxes, but exclude
the taxes payable by the Tenant pursuant to Article 12.01 hereof;

b) TAXATION YEAR

"Taxation Year" means the year used by each Taxing Authority for the purpose of
levying, imposing or assessing Taxes;

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12.03 PAYMENT OF TAXES BY LANDLORD

Subject as hereinafter provided, the Landlord shall be responsible, in each
Taxation Year, for the payment to the relevant Taxing Authorities of all Taxes
charged in respect of the Shopping Centre.

12.04 PAYMENT OF TAXES BY TENANT

a)    The Tenant shall pay to the Landlord a proportionate share of the amount
of Taxes applicable to the Shopping Centre in each Taxation Year, such
proportionate share being the proportion that the Area of Leased Premises bears
to the gross Leasable Area in the Shopping Centre.

b)    In the event the Leased Premises are separately assessed, then the Tenant
shall pay all Taxes thereon plus a proportionate share of the amount of Taxes
applicable to the Common Areas and Facilities in each Taxation Year, such
proportionate share being the proportion that the Area of the Leased Premises
bears to the gross Leasable Area in the Shopping Centre.

c)    Tenant's proportionate share shall be paid in 12 monthly installments in
advance in an amount and at a time to be established by the Landlord. The
monthly installment should not exceed 1/12th of the Tenant's share for the last
Taxation Year and the time of payment of the last installment should correspond
with the due date for payment of Taxes to the Taxing Authorities for the next
Taxation Year.

d)    Upon receipt of all Tax bills attributable to any Taxation Year during the
Term, the Landlord shall furnish the Tenant with a written statement of the
actual amount of the Tenant's proportionate share. If the amount paid by the
Tenant under this section for any Taxation Year shall be less than the actual
amount due from the Tenant for such year, then the Tenant shall pay to the
Landlord the difference between the amount paid and the actual amount due, such
deficiency to be paid within ten (10) days after demand therefor by the
Landlord. If the Total amount paid shall exceed such actual amount due, such
excess shall promptly be refunded by the Landlord to the Tenant.

e)    Should the Lease Year commence or expire or be terminated on a different
date than the Taxation Year, all the amounts payable under this Article shall be
apportioned on a per diem basis.

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                                ARTICLE THIRTEEN
                             EXCLUSION OF LIABILITY

13.01 PROPERTY OF TENANT

The Landlord, its agents, servants and employees shall not be liable for damage
or injury to any property of the Tenant which is entrusted to the care or
control of the Landlord, its agents, servants or employees, unless caused by
willful act or gross neglect of Landlord.

13.02 DAMAGES OR INJURY TO TENANT

The Landlord, its agents, servants and employees shall not be liable nor
responsible save for its or their own negligence, for any personal or
consequential injury of any nature whatsoever that may be suffered or sustained
by the Tenant or any employee, agent or customer of the Tenant or any other
person who may be upon the Leased Premises or for any loss or damage or injury
to any property belonging to the Tenant, or to its employees or to any other
person while such property is on the Leased Premises, and the Tenant shall
indemnify and save harmless the Landlord from and against any and all manner of
actions or causes of action, damages, loss, costs or expenses which the Landlord
may sustain, incur or be put to by reason of any personal or consequential
injury to any person as aforesaid who may be upon the Leased Premises or any
loss of or damage or injury to any property belonging to any person as aforesaid
while such property is on the Leased Premises, and in particular (but without
limiting the generality of the foregoing) the Landlord shall not be liable for
any damage or damages of any nature whatsoever to any such property caused by
the failure by reason of a breakdown or other cause, to supply adequate
drainage, snow or ice removal, or by reason of the interruption of any public
utility or service or in the event of steam, water, rain or snow which may leak
into, issue or flow from any part of the Shopping Centre or from any other place
or quarter or for any damage caused by anything done or omitted by any tenant,
unless caused by willful act or gross neglect of Landlord, but the Landlord
shall use all reasonable diligence to remedy such condition, failure or
interruption of service when not directly or indirectly attributable to the
Tenant, after notice of same, when it is within its power and obligation so to
do. Nor shall the Tenant be entitled to any abatement of rental in respect of
any such condition, failure or interruption of service.

13.03 DAMAGES FOR ENTRY BY LANDLORD

The Landlord, its agents, servants, employees or contractors shall not be liable
for any damage suffered to the Leased Premises or the contents thereof by reason
of the Landlord, its agents, servants, employees or contractors entering upon
the Leased Premises to undertake any examination thereof or any work therein or
in the case of any emergency, unless caused by willful act or gross neglect of
Landlord.

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                                ARTICLE FOURTEEN
                               LEGAL RELATIONSHIP

14.01 RELATIONSHIP OF PARTIES

It is understood and agreed that nothing contained in the Lease nor in any acts
of the parties hereto shall be deemed to create any relationship between the
parties hereto other than the relationship of Landlord, Tenant and, if
applicable, Guarantor.

14.02 SEVERAL TENANTS

Should the Tenant comprise two or more persons each of them, and not one for the
other or others, shall be jointly and severally bound with the other or others
for the due performance of the obligations of the Tenant hereunder, without the
benefits of division and discussion or compensation. Where required by the
context hereof the singular shall include the plural and the masculine gender
shall include either the feminine or neuter genders, as the case may be, and
vice-versa.

14.03 SUCCESSORS ASSIGN ETC.

Subject to the provision of the Lease respecting assignment by the Tenant, this
Lease shall enure to the benefit of and be binding upon the Landlord, its
successors and assigns and the heirs, executors, administrators and other
personal legal representatives, successors and assigns of the Tenant and
Guarantor, if any.

14.04 MANAGEMENT OF SHOPPING CENTRE

The Tenant acknowledges to the Landlord that the Shopping Centre may be managed
or operated by any party other than the Landlord as the Landlord may in writing
designate, and to all intents and purposes any manager of the Shopping Centre,
so designated, shall be the party at the Shopping Centre authorized to deal with
the Tenant. Should the Shopping Centre change ownership or management during the
term of Tenant's lease, this Lease remains in effect and binding to all new
parties to the ownership structure. Tenant shall be notified in writing at the
time of ownership transfer and shall be provided contact information for said
new ownership.

                                 ARTICLE FIFTEEN
                         LANDLORD'S REMEDIES AND RIGHTS

15.01 LANDLORD'S RIGHT TO RELET IN CASE OF VACANCY

In case the Leased Premises shall be deserted or vacated for a delay of NINETY
(90) days, then, the Landlord shall have the right, if it thinks fit and so long
as it complies with the laws of Ontario, to enter the same, as the agent of the
Tenant either by force or otherwise without being liable to any prosecution
therefore, and to relet the said premises as the agent and at the risk of the
said Tenant and to receive the rent therefor. Landlord to provide notice and
cure of any default before Landlord exercises its remedies by providing 30 days
written notice of Landlord's intent. Said notice shall go to STARTEK CANADA
SERVICES LTD. attn: VP of Real Estate 44 Cook Street Denver CO 80206 OFFICE:
(303)-399-2400 FAX: (303)- 388-9795. Landlord acknowledges that Tenant's
business may be cyclical with ramp-ups and ramp downs of business.

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15.02 REMEDIES OF LANDLORD

If and when the rent hereby reserved shall not be paid on the day appointed for
payment thereof, or in case of non-payment of any other sums which the Tenant,
under any provision hereof has agreed to pay, or in case the said premises shall
be vacated or become vacant or remain unoccupied, or be not used for the
purposes herein permitted, or in case this Lease, or any goods and equipment of
the Tenant, shall be taken in execution or in attachment, or if a writ of
execution shall issue against the goods or equipment of the Tenant; or if the
Tenant shall make an assignment for the benefit of its creditors, or become
bankrupt or insolvent, or take the benefit of any Act that may be in force for
bankrupt or insolvent debtors, or make a proposal, or shall not observe, perform
and keep all and every of the covenants, agreements, provisions, stipulations
and conditions, herein contained, to be observed, performed and kept by the
Tenant or attempt to move its belongings out of the Leased Premises, the full
amount of the current month's rent and the next three (3) months rent shall
immediately become due and payable and the Landlord may immediately distrain for
same together with any arrears then unpaid and this Lease shall immediately, at
the option of the Landlord, become forfeited and determined, and the Landlord,
may, without notice or any form of legal process, forthwith re-enter upon and
take possession of the Leased Premises and remove the Tenant's effects
therefrom, any statute or law to the contrary notwithstanding; the whole without
prejudice to, and under reserve of, all other rights and recourses of the
Landlord to claim any and all losses and damages sustained by the Landlord by
reason of or arising from any default of the Tenant. Landlord to provide notice
and cure of any default before Landlord exercises its remedies.

15.03 PAYMENT OF LANDLORD'S EXPENSES

If at any time an action is brought for recovery of possession of the Leased
Premises, for the recovery of rental or any other amount due under the
provisions of this Lease, or because of a breach by act or omission of any other
covenant herein contained on the part of the Tenant, and a breach is
established, the Tenant shall pay to the Landlord all expenses incurred
therefore, including Attorney's fees.

15.04 RIGHT OF LANDLORD TO PERFORM TENANT COVENANT

a)    All covenants and terms herein contained to be performed by the Tenant
shall be performed by it at its expense and if the Landlord shall pay any sum of
money or do any act which requires the payment of money by reason of the
failure, neglect or refusal of the Tenant to perform such covenant or term, or
if the Tenant fails to pay any moneys due by it to the Landlord hereunder, the
sum or sums of money so paid by or owing to the Landlord shall be considered as
Additional Rental and shall be payable by the Tenant to the Landlord on the
first day of the month next succeeding such payment.

b)    All sums, in addition to the Minimum Rental payable hereunder by the
Tenant are hereby deemed and declared to be Additional Rental under the terms of
this Lease. If the Tenant shall fail to pay, when the same is due and payable,
any Rent or any Additional Rent, the Landlord shall have the right to charge the
amount due plus interest at an annual percentage rate of 10% for as long as the
overdue account remains outstanding. The foregoing shall not relieve the Tenant
from its obligation to pay the rent and other charges on the respective due
date, nor does it constitute a waiver of any of Landlord's rights and remedies
under the Lease.

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15.05 NO WAIVER BY LANDLORD

a)    The subsequent acceptance of rent hereunder by the Landlord shall not be
deemed a waiver of any preceeding breach of any obligation hereunder by the
Tenant other than the failure to pay the particular rent so accepted. The waiver
of any breach of any covenant, term or condition by the Landlord herein shall
not constitute a waiver of any other breach regardless of the knowledge thereof.

b)    No covenant, term or condition of this Lease shall be waived except by
written consent of the Landlord and the forbearance or indulgence by the
Landlord in any regard whatsoever shall not constitute a waiver of the covenant,
term or condition to be performed by the Tenant of the said covenant, term or
condition, the Landlord shall be entitled to invoke any remedy available under
this Lease or by law despite such forbearance or indulgence.

c)    Any condoning excusing or overlooking by the Landlord of any default,
breach or non-performance by the Tenant at any time or times in respect of any
payment, covenant, agreement, provisions or conditions contained in the Lease
shall not operate as a waiver of the Landlord's rights in respect of any
subsequent and/or continuing default, breach or non-performance nor so as to
defeat or affect in any way the rights of the Landlord herein in respect of any
such subsequent default, breach or non-performance at all times. Time shall be
of and continue to be of the essence of the Lease and of all the covenants,
agreements, provisions or conditions contained in the Lease.

15.06 LANDLORD'S RIGHT OF SEIZURE

Landlord waives any right to a Landlord's lien on the Tenant's property or right
to distrain or otherwise seize said property of Tenant's.

15.07 SERVICE OF PROCESS

Notwithstanding Article 20.01, the Tenant hereby elects domicile at the Leased
Premises for the purpose of service or formal receipt of any writs of summons or
other legal documents in any action or proceeding whatsoever by the Landlord to
enforce its rights hereunder, or any of them.

                                 ARTICLE SIXTEEN
                             MORTGAGES, ENCUMBRANCES

16.01 LANDLORD'S RIGHT TO MORTGAGE

The rights of the Landlord under this Lease may be hypothecated, mortgaged,
pledged, ceded, charged, transferred or assigned to a purchaser or to an
hypothecary creditor or trustee for bond holders and the Tenant agrees that in
the event of a sale or of a default by the Landlord under any hypothec,
mortgage, trust deed or trust indenture and the purchaser, hypothecary,
creditor, mortgagee or trustee, as the case may be, duly entering into
possession of the Shopping Centre or the Leased Premises, the Tenant agrees to
attorn to and become the Tenant of such purchaser, hypothecary creditor,
mortgagee or trustee under the terms of this Lease. The Tenant requires a
subordination, non-disturbance and attornment agreement form Landlord's existing
lender and any new lender to the property and the Tenant undertakes to pay for
all costs related to said subordination.

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16.02 TENANT MAY NOT ENCUMBER

The Tenant covenants that it will not permit, do, nor cause anything to be done
to the Leased Premises which would allow any privilege, lien, hypothec,
mortgage, pledge, charge or encumbrance of any nature whatsoever to be imposed
or to remain upon the Leased Premises or the Shopping Centre. Notwithstanding
anything herein contained, the Tenant shall not perform, or cause to be
performed, any alterations in the premises, or any repairs thereto, until it has
first received waivers of lien from all contractors, sub-contractors and
suppliers and submitted same to the Landlord.

                               ARTICLE SEVENTEEN
                                  MISCELLANEOUS

17.01 CAPTIONS

Any captions appearing in the margin of this Lease have been inserted as a
matter of convenience and reference only and in no way define, limit or enlarge
the scope or meaning of this Lease or any provision hereof.

17.02 GOVERNING LAWS

The Lease shall be construed and governed by the laws of the Province in which
the Building is situated. Should any provisions of the Lease and/or of its
conditions be or become illegal or not enforceable under the laws of such
Province, it or they shall be considered separate and severable from the Lease
and its remaining provisions and conditions shall remain in force and be binding
upon the parties hereto though the said provision or provisions or conditions
had never been included.

17.03 EXECUTION OF LEASE

The Landlord shall not be deemed to have made an offer to the Tenant by
furnishing to the Tenant a copy of this Lease with particulars inserted;
notwithstanding that the first installment of minimum rental may be received by
the Landlord when this Lease is received by it for signature, no contractual or
other rights shall exist or be created between the Landlord and Tenant until
such time as all parties to this Lease have executed the same.

17.04 REPRESENTATION BY LANDLORD

The Tenant acknowledges that there have been no representations made by the
Landlord which are not set out in the Lease, and that the Lease constitutes the
entire agreement between the Landlord and the Tenant and may be modified except
as herein explicitly provided or except by subsequent agreement in writing duly
signed by the Landlord and the Tenant and, if applicable, the Guarantor.

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17.05 REGISTRATION OF LEASE

It is an essential condition of this Lease, without which this Lease would not
have been executed by the Landlord, that this Lease shall not be registered at
length but only by memorial and then only after the form and terms of such
memorial have been approved by the Landlord or by its legal counsel. The Tenant
shall pay all costs and expenses involved in the registering of this Lease by
memorial, including the cost of providing the Landlord with a registered copy of
such memorial.

                                ARTICLE EIGHTEEN

18.01 LANDLORD'S RIGHT TO RELET

The Landlord may at any time within one hundred and twenty (120) days before the
end of the Term enter the Leased Premises and bring others at all reasonable
hours for the purpose of offering the same for rent, and for that purpose the
Landlord may, during such period, place or affix in and upon the Leased Premises
such notices, placards or other advertising materials as the Landlord may deem
suitable.

                                ARTICLE NINETEEN

19.01 OVERHOLDING TENANT

In the event the Tenant remains in possession of the Leased Premises after the
end of the Term and without the execution and delivery of a new lease, there
shall be no tacit renewal of this Lease and of the Term hereby granted and the
Tenant shall be deemed to be occupying the Leased Premises as a tenant from
month-to-month, subject to a 30-day notice of termination by the Landlord, at a
monthly rent payable in advance on the first day of each month equal to the sum
of (i) the monthly Minimum Rental payable during the last month of the Term of
the Lease and (ii) the Additional Rental herein specified; and otherwise upon
the same terms, conditions and provisions as are set forth in this Lease insofar
as the same are applicable to a month-to-month tenancy.

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                                 ARTICLE TWENTY

20.01 NOTICES AND ADDRESSES

Any notice, demand, request or consent required or contemplated by any provision
of this Lease to be given or made shall be given or made in writing and
delivered or mailed in the case of the Landlord at 8300, Pie-IX, Montreal,
Province of Quebec, H1Z 4E8, or to such address as the Landlord shall designate
from time to time; and delivered, or mailed as aforesaid, in the case of the
Tenant at the address of the Leased Premises. Any such notice, demand, request
or consent shall be conclusively deemed to have been given or made on the day on
which such notice, demand, request or consent is delivered or, if mailed, then
on the next business day following the date of the mailing, as the case may be.
Either party may at any time give notice in writing to the other of any change
of address of the party giving such 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 hereunder. All payments required to be made by
this Lease shall be addressed as provided for in this section unless otherwise
directed by the Landlord. All Tenant correspondence shall be directed to:
STARTEK CANADA SERVICES LTD. attn: VP of Real Estate 44 Cook Street Denver CO
80206 OFFICE: (303)-399-2400 FAX: (303)- 388-9795

                               ARTICLE TWENTY ONE
                              RULES AND REGULATIONS

21.01 CONDITION OF PREMISES

At the sole cost and expense of the Tenant, the Leased Premises shall be kept in
a clean and sanitary condition in accordance with the laws of the Municipality
and in accordance with all directions, rules and regulations of the health
officer, fire marshal, building inspector or other proper officers of the
Municipality, other agencies having jurisdiction or the insurers of the
Landlord; in the event that the Tenant fails to comply with the foregoing
provisions the Landlord may rectify the situation and collect the expense for
such work from the Tenant in the same manner as provided for in Article 6.02 for
omitted repairs.

21.02 NO NUISANCE

The Tenant shall not use or permit any part of the Leased Premises to be used in
such manner as to cause a nuisance nor to cause or permit annoying noises or
vibrations or offensive odors. The Tenant agrees that the Landlord shall
determine in its own discretion if any such state or condition exists.

21.03 REMOVED/Retail Verbiage

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21.04 OTHER RULES AND REGULATIONS

The Landlord reserves the right to make any such reasonable rules and
regulations as in its judgment may, from time to time, be necessary for the
proper and successful operation of the Shopping Centre as a whole, for the
safety, care and cleanliness of the buildings and for the comfort and
convenience of the tenants thereof and for the preservation and good order in
the building. Such rules and regulations, however, shall not be inconsistent
with the proper enjoyment by the Tenant of the Leased Premises, or with the
terms of the present Lease. They shall be mailed by the Landlord to the Tenant
for Tenant's review prior to Lease execution and shall be deemed to form part of
the present Lease as if recited at length herein and shall be binding upon the
parties thereto.

21.05 PUBLIC ORDER

The Tenant shall at all times abide by all laws, rules, regulations, ordinances,
provisions and requirements, relating to the Shopping Centre or to the Leased
Premises, and shall make a good faith effort to keep the Leased Premises, its
employees and clients under its control so as to prevent the performance of any
acts or the carrying on of any practices which could damage the Shopping Centre
or the Leased Premises or could injure or annoy the other tenants in the
Shopping Centre, their employees or the public.

21.06 RECEIVING OF SUPPLIES

All loading and unloading of supplies, fixtures, equipment and furniture shall
be made at such hours and in accordance with such rules as the Landlord may
prescribe. If the Leased Premises have a rear service door leading to a common
truck receiving area, all loading and unloading of merchandise, etc., shall be
made only through that rear access.

21.07 REFUSE REMOVAL

The Tenant shall not place or leave or permit to be placed or left in or upon
any part of the Shopping Centre outside of the Leased Premises any debris or
refuse except as allowed by the Landlord at specific times of pick up and then
deposited in areas indicated by the Landlord in proper receptacles provided and
placed for that purpose by the Tenant. The Tenant shall pay for the cost of any
garbage and refuse removal service required in addition to that provided by the
Municipality. Furthermore, any litter, debris or refuse placed or left or
dropped in or upon any part of the Shopping Centre outside the Leased Premises
by the Tenant or the customers of the Tenant, or as a result of any of the
merchandising activities of the Tenant, shall be picked and cleaned up by the
Tenant daily, or more often, and in such manner as the Landlord shall determine,
failing which the Landlord may do so at the Tenant's expense.

21.08 HANDLING OF GARBAGE

The Tenant shall keep within its premises, in covered fire-proof and
vermin-proof containers, all trash and garbage until the appointed day for
removal of such, and the Tenant shall not burn or otherwise dispose of any trash
or garbage in or about the Leased Premises or anywhere else within the confines
of the Shopping Centre.

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21.09 PEST EXTERMINATION

The Landlord shall hire and include such cost as additional rent to the Tenant
such pest extermination contractor as the Landlord may direct and at such
intervals as the Landlord may reasonably require.

                               ARTICLE TWENTY TWO

22.01 EXPROPRIATION

The Landlord shall not be liable for any damage which may be caused to the
Tenant if any part of the Shopping Centre, or of the Leased Premises, is
expropriated or requisitioned for purposes of public utility, or for any other
reason.

                              ARTICLE TWENTY THREE

23.01 QUIET ENJOYMENT

If the Tenant pays the rent hereby reserved and performs the covenants herein on
his part contained, it shall and may peaceably possess and enjoy the Leased
Premises for the Term hereby granted without any interruption or disturbance
from the Landlord or any other person or persons lawfully claiming by, or from
under it.

                               ARTICLE TWENTY FOUR

24.01 CADASTRAL DESCRIPTION

WHEREAS the Landlord is the owner of certain lands situated at the intersection
of Spence Avenue and Cartier Boulevard, in the Town of Hawkesbury, Province of
Ontario, which lands are more particularly described as being Parcel 11-8 on
Plan M-18, Town of Hawkesbury, namely that part of Lot 11 as shown on Plan M-18
(Town of Hawkesbury) registered in the Office of Land Titles at l'Orignal and
designated as Part 1 on a plan of survey of record in the said Office as Plan
46R-452, and are herein called the Landlord's lands.

                               ARTICLE TWENTY FIVE
                        CONDITION OF THE LEASED PREMISES

25.01 The Tenant represents that it will conduct Leasehold Improvements to the
Premises according to Article 27.

25.01.The Tenant represents that it has examined and viewed the Leased Premises
and declares being satisfied therewith and accepts same in their present
condition. The Landlord does not have any work to be done to the Leased
Premises.

25.02 To Landlord's knowledge there are no hazardous materials or asbestos in or
      around the building, not any hazardous materials in the soil. Should any
      hazardous materials or asbestos be present, Landlord agrees to remediate
      at Landlord's sole cost and expense.

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25.03 To Landlord's knowledge, the Landlord declares that it has not received
      any notice of non compliance with respect to the Shopping Center and that
      the building is in compliance with all laws with respect to Disabilities
      access to the building or similar applicable Canadian laws and Landlord
      shall be solely responsible for bringing the building up to compliance
      standards with disabilities access to the building.

                               ARTICLE TWENTY SIX
                              ADDITIONAL CONDITION

26.01 Provided that this Lease is duly executed by both parties on or before
      December 23rd, 2005 and that the Tenant has complied with all provision
      hereof, the Tenant shall have access to the Leased Premises on the
      Possession Date of February 1st, 2006 for Tenant's Leasehold Improvements.

26.02 REFERRAL FEE: As compensation to Tenant's Representative, Liberty
      Greenfield, LLLP (LGF), the Landlord shall pay LGF a referral fee of
      C$3.25 per square foot for 41,019 SF, fifty percent (50%) upon the
      execution of this present Lease by all parties and the other fifty percent
      (50%) upon receipt by the Landlord of the first month's rent.

                              ARTICLE TWENTY SEVEN
                                   WORK LETTER

27.01 Preliminary Plans/Working Drawings.

      (a)   Landlord and Tenant designate IA, Interior Architects (the
"Architect") as the architect for the construction of the Tenant Improvements
(as herein defined). Tenant shall be entitled to select the contractor,
subcontractors, suppliers and other contractors in connection with the
construction of the Tenant Improvements; provided, however, Landlord, in its
reasonable discretion, shall be entitled to approve all such selections.

      (b)   Landlord and Tenant shall consult and cooperate with each other as
necessary to reach agreement regarding schematic designs, performance
requirements and preliminary plans for the Tenant Improvements ("Preliminary
Plans"). The Architect shall prepare the Preliminary Plans and provide the
Preliminary Plans to Landlord and Tenant for approval. Upon receipt of the
Preliminary Plans by Landlord, Landlord and Tenant shall review the Preliminary
Plans and provide written notice to the Architect and the other party of any
objection to the Preliminary Plans, specifying any changes required for such
party's approval. If Landlord or Tenant do not provide written notice of
objection within five (5) days after receipt of the Preliminary Plans, such
party shall be deemed to have approved the Preliminary Plans. Landlord's
objections, if any, must be commercially reasonable.

      (c)   Upon approval of the Preliminary Plans, Landlord and Tenant shall
consult and cooperate with each other as necessary to reach agreement regarding
the complete construction and engineering plans and specifications for the
construction of the Tenant Improvements (the "Working Drawings"), including,
without limitation, an estimated budget for the cost of the construction of the
Tenant Improvements. The Working Drawings shall be prepared by the Architect and
shall be an evolution and incorporation of the Preliminary Plans. The Architect
shall provide the Working Drawings to the Landlord and Tenant for approval. Upon
receipt of the Working Drawings by Landlord, Landlord and Tenant shall review
the Working Drawings and provide written notice to the Architect and the other
party of any objection to the Working Drawings, specifying any changes required
for such party's approval of the Working Drawings. If Landlord or Tenant do not
provide written notice of objection within five (5) days after receipt of the
Working Drawings, such party shall be deemed to have approved the Working
Drawings. Landlord's objections, if any, must be commercially reasonable.

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      (d)   In the event either party provides written notice of objection to
the Preliminary Plans or the Working Drawings, then Landlord, Tenant and the
Architect shall cooperate as necessary to reach agreement regarding any
outstanding changes. The Architect shall prepare a revised draft of the
Preliminary Plans or the Working Drawings, as the case may be, as soon as
reasonably possible and submit a revised draft thereof to Landlord and Tenant
for approval. The same procedures and deadlines for review and approval by
Landlord and Tenant shall apply to the revised draft. Landlord's approval of the
Preliminary Plans or the Working Drawings shall not constitute any opinion or
agreement by Landlord or impose any present or future liability or
responsibility on Landlord, except as expressly herein set forth.

27.02. Building Permit. After approval by Landlord of the Working Drawings,
Tenant shall submit the drawings to the appropriate governmental authority for
plan review and issuance of a building permit and any other applicable
governmental approvals. All permit and processing fees shall be paid by Tenant,
subject to reimbursement from the Tenant Improvement Allowances. Tenant shall
diligently pursue obtaining all such approvals and shall provide written updates
to Landlord upon request from Landlord. Landlord will provide at Tenant's
expense all assistance reasonably requested by Tenant to obtain proper permits
and approvals.

27.03 Tenant Improvement Allowance. Except for the Tenant Improvement Allowance,
Tenant shall be responsible, as to both cost and performance, for the Tenant
Improvements. Landlord shall pay up to SIX HUNDRED AND FIFTY THOUSAND
($650,000.00) Canadian Dollars ("Tenant Improvement Allowance") for the costs of
the Tenant Improvements. In the event that the costs of the Tenant Improvements
are less than the Tenant Improvement Allowance, the cost savings shall belong to
Landlord and Tenant shall not be entitled to any payment, refund, credit or
reduction in Basic Rent or other charges due under the Lease.

27.04. Disbursements.

      (a)   Tenant shall be entitled to disbursements from Landlord from time to
time from the Tenant Improvement Allowance for payment of actual costs incurred
by Tenant for the Tenant Improvements. Tenant shall provide written notice to
Landlord at least twenty-one (21) days prior to the requested date of each such
disbursement, which notice shall include a certified statement by the Architect,
the general contractor and Tenant indicating the proposed date of such
disbursement, the proposed amount of such disbursement and a list of the
contractors, subcontractors and suppliers and the amounts to be paid to such
persons from such disbursement, and a description of the work and supplies which
have been furnished and completed by such persons for such disbursement and
copies of all invoices from such contractors, subcontractors and suppliers or
work and supplies to the Leased Premises. Such certified statement shall be in
the form of an Application for Payment (AIA Forms G702 and G703), said forms to
be provided to Landlord, and shall contain such additional information as may be
required by Landlord. Landlord shall be entitled to make all or part of any
disbursement directly to the Tenant. The Tenant shall be responsible for all
payments to be made to any and all respective contractors, subcontractors and
suppliers of the work and/or suppliers, to the complete exoneration of the
Landlord.

      (b)   As a condition precedent to each disbursement, there shall have been
no uncured Default by Tenant under the Lease and there shall have been no
mechanic's lien recorded or asserted against Tenant or the Demised Premises with
respect to the Tenant Improvements. As a condition precedent to each
disbursement, Tenant shall furnish to Landlord, at least seven (7) days prior to
such disbursement, mechanic's lien waivers from the contractors, subcontractors
and suppliers as to the payment, work and supplies relating to such
disbursements made hereunder in a form and substance satisfactory to Landlord.

                                                              Initials
                                                      --------------------------
                                                        Landlord       Tenant

                                       29
<PAGE>

      (c)   Upon full satisfaction by Tenant of all conditions required under
this Work Letter for each disbursement and approval thereof by Landlord,
Landlord shall pay to Tenant ninety percent (90%) of the amount of the completed
Tenant Improvements for such disbursement and the remaining balance thereof
shall be held by Landlord until the Final Disbursement (as herein defined).
Tenant shall be responsible for any amounts owed for the Tenant Improvements in
excess of the Tenant Improvement Allowance and any such excess shall first be
paid by Tenant before Landlord shall be obligated to disburse any funds from the
Tenant Improvement Allowance pursuant to any draw requests made hereunder.

      (d)   The Tenant Improvement Allowance shall not include reimbursement of
any of Tenant's trade fixtures, other fixtures not permanently attached to the
Demised Premises, and other portable machinery and equipment, furniture,
furnishings, merchandise and other miscellaneous movable personal property
placed or installed by Tenant in the Demised Premises.

27.05. Final Disbursement. At such time as Landlord determines that Tenant has
satisfied the following requirements, the remaining balance of the Tenant
Improvement Allowance shall be disbursed by Landlord (the "Final Disbursement"):
(a) the Tenant Improvements have been fully completed by Tenant in accordance
with Section 13 of this Work Letter (including, with limitation, obtaining a
final certificate of occupancy); (b) there are no outstanding amounts owed for
the Tenant Improvements, other than as contained in the final draw request
submitted by Tenant; (c) Tenant has fully completed all punch list items in
accordance with Section 15 of this Work Letter; (d) Tenant has assigned and
delivered to Landlord all warranties, (e) Tenant has delivered to Landlord a
copy of all maintenance and operating manuals; (f) Tenant has delivered to
Landlord a set of field record drawings and specifications reflecting as-built
conditions; and (g) Tenant has otherwise complied with all other conditions
precedent to draws under Section 4 and otherwise under this Work Letter.

27.06. General Conditions. Tenant's construction of the Tenant Improvements
shall comply with the following general requirements, all of which shall be
conditions to each disbursement:

      (a)   All costs for labor, services and supplies for the Tenant
Improvements shall be at market rates. Tenant shall disclose all costs paid to
affiliates of Tenant.

      (b)   Tenant and its contractors shall maintain liability, builder's risk,
worker's compensation and such other insurance coverage as reasonably required
by Landlord and Landlord shall be named as an additional insured.

      (c)   The construction of the Tenant Improvements shall comply in all
respects with all applicable federal, state and local laws, ordinances and
codes. Tenant shall be responsible for all compliance with the Americans With
Disabilities Act (the "ADA") or (International equivalent) relating to or
arising as a result of the Tenant Improvements (which shall be addressed in the
Working Drawings for the Tenant Improvements). Tenant shall also be responsible
for all ADA (or International equivalent) compliance relating to or arising as a
result of any alterations or improvements constructed by Tenant, any specific
uses of the property made by Tenant, any employee of Tenant or any other matter
not required solely in connection with the Base Building, Core and Shell.

                                                              Initials
                                                      --------------------------
                                                        Landlord       Tenant

                                       30
<PAGE>

      (d)   Tenant shall cause its contractors, subcontractors and suppliers to
provide warranties for a period of not less than one (1) year against defects
and workmanship, materials or supplies. Tenant shall promptly assign to
Landlord, on a non-exclusive basis in common with Tenant, all manufacturers' or
other warranties obtained as a part of the Tenant Improvements. Notwithstanding
any provisions to the contrary in the Lease and/or in any Exhibit attached
thereto, the Tenant shall maintain and repair any and all Tenant Improvements
made to the Demised Premises and/or the Leased Premises during the term of this
Lease and any renewal thereof.

      (e)   Tenant shall maintain the Demised Premises and all surrounding areas
in a clean and orderly condition during the construction of the Tenant
Improvements. Tenant shall not drain or discharge water onto or divert water
from any portion of the Property or any adjacent lands.

      (f)   Tenant shall coordinate its construction activities with Landlord
and Landlord's contractors to avoid disruption to any other construction on the
Property or the utility and other operations serving the Property. Storage of
Tenant's contractor's construction materials, tools, equipment and debris shall
be confined to the Demised Premises and to any areas which may be designated for
such purpose by Landlord. No work will be done to the exterior of the Demised
Premises without Landlord's prior written approval. Landlord's objections, if
any, shall be commercially reasonable.

      (g)   Tenant shall provide and pay for all temporary utility facilities
and the removal of debris as necessary and required in connection with the
construction of the Tenant Improvements. Tenant shall not enter into any
contract or agreement with any governmental or quasi-governmental authority with
reference to any utilities, sewer lines, water lines, street improvements or
similar matters, without the prior written consent of Landlord, which consent
shall not be unreasonably withheld.

      (h)   Tenant will not be responsible for the removal of any of the Tenant
Improvements at or prior to the expiration of the Lease Term. Tenant will have
the right at Lease expiration to remove all of its furniture, fixtures and
equipment including, but not limited to, computer equipment, telephone
equipment, and generator/UPS both within the Leased Premises and as per Section
11.02 of this Lease. All other items permanently attached to the Premises shall
remain in place at Lease expiration, the whole without compensation or indemnity
to the Tenant by the Landlord.

      (i)   At the expiry of the Term of the Lease, the value of the Leased
Premises shall not, as a result of any of the Tenant's work proposed to be
carried out by the Tenant, be less than the value of the Leased Premises.

27.07. Inspection. Landlord and its supervisory personnel and contractors shall
be entitled to enter the Demised Premises from time to time, with reasonable
verbal notice to Tenant, to inspect the construction of the Tenant Improvements.
Landlord's review of the Tenant Improvements shall be limited to a determination
of Tenant's compliance with its obligations under this Work Letter and shall not
constitute a review of the quality, completeness, safety or legal compliance of
the Tenant Improvements. Neither Landlord's approval of the Preliminary Plans,
the Working Drawings or any application for payment, nor Landlord's inspection
of the Tenant Improvements shall constitute any representation or warranty, or
an assumption of responsibility by Landlord for the accuracy, sufficiency or
condition of the Tenant Improvements. Tenant acknowledges that Tenant shall be
solely and entirely responsible for ensuring that the Preliminary Plans and the
Working Drawings are in conformity with applicable governmental codes,
regulations, rules and other laws, and that the Tenant Improvements will be
suitable for Tenant's intended purpose. Tenant shall be solely responsible for
the accuracy, sufficiency and condition of the Tenant Improvements.

                                                              Initials
                                                      --------------------------
                                                        Landlord       Tenant

                                       31
<PAGE>

27.08. Commencement of Construction. Tenant shall construct the Tenant
Improvements for the Demised Premises in accordance with the Working Drawings
(the "Tenant Improvements"). Tenant shall commence construction of the Tenant
Improvements upon the occurrence of the following events: approval of the
Working Drawings by Landlord and Tenant; issuance of the building permit and all
other government approvals required for the construction of the Tenant
Improvements. Tenant shall complete construction of the Tenant Improvements on
or before the Commencement Date of the Lease Term; subject, however, to delays
beyond Tenant's control. Landlord shall pay up to the amount of the Tenant
Improvement Allowance and Tenant shall pay all costs of the Tenant Improvements
in excess thereof.

27.09. Delays. If Tenant shall cause any delay in the construction of the Tenant
Improvements which results in an increase of the cost of the Tenant
Improvements, Tenant shall pay such additional cost. If any changes are required
by any governmental authority which results in an increase in the cost of the
Tenant Improvements in excess of the Tenant Improvement Allowance, then Tenant
shall provide written notice thereof to Landlord. Tenant at its discretion shall
either: (a) modify the Tenant Improvements to eliminate such governmental
requirement or cost overrun, subject to Landlord's approval of such
modification; or (b) Tenant shall pay the additional cost thereof; subject to
Landlord's reasonable approval.

27.10. Change Orders. Tenant may request changes in the Tenant Improvements but
if Landlord incurs any additional costs as a result of such change order which
causes the cost of the Tenant Improvements to exceed the Tenant Improvement
Allowance, Tenant shall pay all such additional costs.

27.11. Governmental Requirements. If any changes to the Tenant Improvements are
required by any applicable governmental authority including, without limitation,
any county or municipal planning or building department, then Landlord and
Tenant agree to modify the Working Drawings and the Tenant Improvements to
either eliminate or comply with the government requirement, in any case, the
Tenant shall pay all such additional costs.

27.12. Construction Fee. Landlord shall not charge a construction fee for the
administering of Landlord's obligations in connection with construction of the
Tenant Improvements. All costs for space planning design, architectural and
engineering services for the Tenant Improvements (including without limitation,
the Preliminary Plans and the Working Drawings) shall be included in the costs
of the Tenant Improvements and may be disbursed by Landlord from the Tenant
Improvement Allowance.

27.13. Completion of Tenant Improvements. A statement from the Architect
certifying the date upon which the Tenant Improvements have been fully completed
shall be conclusive evidence of the completion thereof. The Tenant Improvements
shall be deemed to have been complete when (i) the Tenant Improvements are fully
complete and properly operable (except for customary punch list items) by
execution of Certificate of Completion (AIA Form G704), such form to be provided
to Landlord, certified by the Architect, the general contractor and Tenant, and
approved by Landlord, and (ii) Tenant has obtained a final certificate of
occupancy from the applicable governmental authority. The Lease Term and
Tenant's obligation to pay rentals due under the Lease shall commence upon the
commencement date of the Lease Term which is April 1st, 2006 irrespective of
whether or not the Tenant Improvements are complete, except as a result of any
Landlord delay such as Landlord's non-payment of taxes or utilities or any
liens, mortgages and encumbrances with Landlord not in compliance prior to
February 1, 2006. In no event shall the Lease Term be delayed if there is any
delay in the completion of the Tenant Improvements as a result of any special
equipment, fixtures or materials, changes, alterations, or additions requested
by Tenant, any delay of Tenant in submitting information necessary for the
preparation of the Working Drawings, the failure of Tenant to timely approve or
agree to any matter required for the completion of the Tenant Improvements, any
delay caused by force majeure, any delay caused by any governmental or
quasi-governmental authority, associations or other third-parties, any delay
caused by Tenant, the Architect or any contractors, subcontractors or suppliers,
or any other act or omission of Tenant (collectively the "Tenant Delay").

                                                              Initials
                                                      --------------------------
                                                        Landlord       Tenant

                                       32
<PAGE>

27.14. Assumption of Risk. All materials, work, equipment, supplies and Tenant
Improvements of any nature whatsoever brought on or installed in the Demised
Premises hereunder shall be at Tenant's sole risk. Neither Landlord nor any
party acting on behalf of Landlord shall be responsible for any damage thereto
or loss or destruction thereof due to any reason or cause whatsoever, except as
a result of Landlord's gross negligence or willful misconduct.

27.15. Punch List. Notwithstanding substantial completion of the Tenant
Improvements by Tenant, Landlord shall be entitled to provide Tenant with
written notice within thirty (30) days after the commencement date of the Lease
Term of a punch list of minor items which are required for completion of the
Tenant Improvements. Tenant shall complete all such punch list items within
sixty (60) days after receipt of Landlord's notice.

27.16. Tenant's Representative. Tenant has designated Grant Lomas as the sole
representative of Tenant with respect to all approvals, consents and other
matters set forth in this Work Letter. Tenant represents and warrants that such
representative shall have full authority and responsibility to act on behalf of
Tenant as required in this Work Letter. Tenant shall not change such
representative except upon prior written notice and approval by Landlord, which
approval shall not be unreasonably withheld.

27.17. BUILDING AND PREMISES MEASUREMENT STANDARDS

      The following standards shall be used to determine the area of the
Building and the Premises subject to this Lease:

Usable Area

      The Usable Area of the Premises shall be determined by measuring to the
outside of the finished surface of the Premises at the permanent outer walls of
the Building, corridor walls, and other permanent walls and to the center of
tenant demising walls separating the Premises from adjacent tenant space.
Outside balconies or patios included within the structure of the Building and
accessed solely from the Premises shall be included in the Usable Area of the
Premises. No deductions shall be made for vestibules inside the Building line
(drip line) or for columns and projections accessory to the Building. No
deductions shall be made for vertical penetrations including stairways, elevator
shafts or mechanical chases.

      The Usable Area of the Building shall be equal to the sum of all Usable
Areas for all tenants in the Building.

Rentable Area

      The Rentable Area of the Building shall be determined by measuring to the
outside of the finished surface of the permanent outer Building wall for each
floor of the Building. Outside balconies and patios included within the
structure of the Building shall be included in the Rentable Area of the
Building. No deductions shall be made for vestibules inside the Building line
(drip line) or for columns and projections accessory to the Building.

                                                              Initials
                                                      --------------------------
                                                        Landlord       Tenant

                                       33
<PAGE>

      The Rentable Area of the Premises is the Tenant's pro-rata share of the
Building. It shall include the Tenant's Usable Area plus the Tenant's pro-rata
share of all common areas such as restroom facilities, lobbies, corridors,
stairways, mechanical rooms and balconies or patios included within the
structure of the Building. The Rentable Area of the Premises shall be determined
by multiplying the Usable Area of the Premises by the quotient of the division
of the Rentable Area of the Building by the Usable Area of the Building,
resulting in the Rentable/Usable Ratio ("R/U Ratio").

Conversion Formulas

            Rentable Area / Usable Area = Rentable/Usable Ration ("R/U Ratio")
            Usable Area x R/U Ratio = Rentable Area
            Rentable Area / R/U Ratio = Usable Area

IN WITNESS WHEREOF the Parties have executed this Lease at the place and as of
the date hereinabove first written.

                                                AGERS HOLDINGS LTD.
                                                (Landlord)

-------------------                             --------------------------
Witness                                         Per: Mr. Jordan Aberman

-------------------                             --------------------------
Witness

                                                STARTEK CANADA SERVICES LTD.
                                                (Tenant)

-------------------                             --------------------------
Witness                                         Per:

-------------------
Witness

                                                              Initials
                                                      --------------------------
                                                        Landlord       Tenant

                                       34
<PAGE>

                                   EXHIBIT "A"
                           PLAN OF THE LEASED PREMISES

                                                              Initials
                                                      --------------------------
                                                        Landlord       Tenant

                                       35
<PAGE>

                                  EXHIBIT "A-1"

                         PLAN OF THE TEMPORARY PREMISES

                                  [FLOOR PLAN]

                                                              Initials
                                                      --------------------------
                                                        Landlord       Tenant

                                       36
<PAGE>

                                   EXHIBIT "B"
                       PLAN OF THE DESIGNATED PARKING AREA

                                                              Initials
                                                      --------------------------
                                                        Landlord       Tenant

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