Document:

Exhibit 10.9

Telecom     Suite 700                            LEASE AGREEMENT
Leasing     5945 KATHLEEN AVENUE                   Page 1 of 5
Canada      BURNABY, B.C. VSH 4LS
            TELEPHONE: (604) 439-5800
            FAX NO.: (604)439-5802

<TABLE>
<CAPTION>
                                                              SALES INC. NO.    LEASE AGREEMENT NO.
                                                              AP99              409847
<S>               <C>                                         <C>               <C>
LESSEE                                                        CONTACT
NAME              EPOST INNOVATIONS INC.                      NAME              LYNN/KAREE
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                                                              TELEPHONE
ADDRESS           9TH FLOOR 1281 WEST GEORGIA STREET          NUMBER   (604) 904-4422
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CITY AND                                                      POSTAL
PROVINCE          VANCOUVER, BC                               CODE              V6E 3J7
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                                                              Contact
Supplier Name     NATG                                        Name:             VITO
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                                                                                 Telephone
Address:  1919 SUMAS WAY, ABBOTSFORD, BC                                         Number:
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LOCATION OF EQUIPMENT
(if different than above)
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LESSEE          NAME AND ADDRESS OF LANDLORD IF EQUIPMENT IS TO BE PLACED IN RENTED       ESTIMATED
OWNS     |_|    PREMISES                                                                  DELIVERY DATE
PREMISES                          WICKLOW WEST HOLDINGS, 1199 W. HASTINGS VAN.
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                       EQUIPMENT DESCRIPTION (Including New/Used, Year, Model and Serial Nos.)
                               SEE SCHEDULE "A" ATTACHED TO AND FORMING PART HEREOF
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                           TERMS OF PAYMENT                              PRE-AUTHORIZED PAYMENT PLAN
TERM:                ADVANCE RENTAL            REMAINING RENTAL          Lessor is hereby authorized to periodically draw payment
                     PAYMENT(S)                PAYMENTS                  under its Pre-Authorized Payment Plan from the bank account
30 MONTHS            (NON-REFUNDABLE)                                    specified on the attached sample cheque to cover the Rental
                                                                         and other amounts due under this Agreement.

                     NO.     TOTAL             NO.   RENTAL                  /s/SANDRA L. CHAN
                             RENTAL                  PAYMENT             Signature(s) of Authorized Cheque Signer(s)
RENTALS                      PAYMENT(S)
PAYABLE:             1       $2,102.86         29    $227.86             Title(s)    Manager Off Serv.

|X|MONTHLY                   Plus Applicable         Plus Applicable     PLEASE ATTACH A VOID SAMPLE CHEQUE
                             Taxes                   Taxes

</TABLE>

          SEE ATTACHED PAGES 2 - 5 FOR ADDITIONAL TERMS AND CONDITIONS WHICH ARE
PART OF THIS AGREEMENT.

THE UNDERSIGNED AGREE TO ALL THE TERMS AND CONDITIONS SET FORTH ON THE FOLLOWING
PAGES, AND IN CONSIDERATION THEREOF HEREBY EXECUTE THIS LEASE. LESSEE
ACKNOWLEDGES RECEIPT OF AN EXECUTED COPY OF THIS LEASE AND WAIVES ALL RIGHTS TO
RECEIVE COPIES OF ANY FINANCING STATEMENT, FINANCING CHANGE STATEMENT AND
VERIFICATION STATEMENT REGISTERED AT OR ISSUED BY A PERSONAL PROPERTY REGISTRY
IN RELATION TO THIS LEASE. THE PARTIES HERETO AGREE THIS DOCUMENT MAY BE
EXECUTED BY FACSIMILE AND/OR PHOTOCOPY SIGNATURE AND A FACSIMILE TRANSMITTED
SIGNATURE SHALL BE DEEMED AN ORIGINAL SIGNATURE FOR ALL PURPOSES.

Date   x 5/1/2000      X          Legal Name of Lessee    EPOST INNOVATIONS INC.

LESSOR-TELECOM LEASING     The undersigned certifies that she/he is
CANADA (TLC) LIMITED       duly authorized to execute this LEASE
                           AGREEMENT on behalf of Lessee
                                                       NAME
                                                         &
BY:   /s/[illegible]       BY: /s/Sandra L. Chan       TITLE  /s/Sandra Chan,
   Authorized Signature        Authorized Signature            Mgr Off Serv
                                                             or Date of Birth if
                                                             individual
                                                             PLEASE PRINT

                                                        NAME
                                    By:               & TITLE
<PAGE>

                          TERMS AND CONDITIONS OF LEASE

For and in consideration of the covenants and agreements by Lessee to pay the
total rental payment herein provided for and to perform the terms, covenants and
conditions on Lessee's part herein contained, Lessor hereby leases and lets unto
Lessee, and Lessee hereby leases and takes from Lessor, each unit of equipment
described on the first page hereof and hereinafter referred to as the
"Equipment", for the term set forth on the first page hereof (commencing on the
date of the first delivery of any of the Equipment to Lessee) and upon and
subject to the covenants, conditions and provisions hereinafter set forth. In
the event that such first delivery represents partial delivery of the Equipment,
the term of this Lease shall be extended by the number of days from the date of
first delivery to the date of final delivery of the Equipment.

1.        RENTAL. For the use of the Equipment, Lessee shall pay to Lessor at
          Lessor's head office a total rental payment equal to the sum of the
          respective amounts of the total advance rental payment(s) and the
          remaining rental payments multiplied by the number of remaining rental
          payments, all as set out on the first page hereof. The total advance
          rental payment(s) shall become due upon the execution hereof by Lessee
          and subsequent payments throughout the Lease term in every calendar
          month, or other calendar period, after the month of delivery on any
          regular billing date of Lessor in such month or period. If more than
          one advance rental payment is payable, then one advance rental payment
          of an amount determined by Lessor shall be applied to the first rental
          period and the remaining advance rental Payment(s) shall be applied in
          reverse order of maturity. Rental payments hereunder are payable
          without abatement, whether or not Lessee has received any notice that
          such payments are due. An interim rental may be assessed on any
          partial delivery of the Equipment from time to time prior to the date
          of final delivery of the Equipment and such interim rental shall
          become payable on said date of final delivery. If final delivery of
          the Equipment occurs after 30 days from the date Lessee executes this
          Lease, Lessor may at its option adjust the remaining rental payments
          by 12 cents per $1,000 of the Equipment cost for each 1/4 of 1% change
          in the prime interest rate of the Royal Bank of Canada between the
          date Lessee executes this Lease and the final delivery date of the
          Equipment. Lessor is hereby authorized to make such adjustments to the
          rental payments as may be necessary upon final delivery of the
          Equipment. In the event Lessee desires to amend this Lease by adding
          additional equipment, Lessee may, with Lessor's consent, do so. In the
          event such additional equipment has a price of $5,000.00 or less, then
          Lessee shall not be required to execute a written amendment to this
          Lease. In such event, Lessee irrevocably appoints any authorized
          officer of Lessor as its lawful attorney to execute a written
          amendment to this Lease on Lessee's behalf with full power and
          authority to bind Lessee to the terms of such written amendment.
          Lessee shall be provided with a copy of such written amendment.

Initials:  Lessee: /s/[illegible]       Lessor: /s/[illegible]            Page 2

<PAGE>

2.        EQUIPMENT DESCRIPTION. Lessee authorizes Lessor to complete the
          description of the Equipment on the first page hereof with the
          insertion of serial numbers and other details specifically identifying
          the Equipment, and to insert the Lease Agreement Number, after the
          execution hereof.

3.        REPRESENTATIONS AND WARRANTIES. Lessee acknowledges that each unit of
          the Equipment leased hereunder is of a size, design and capacity
          personally chosen and selected by Lessee for business (and not for
          personal or household) purposes without reliance on Lessor and Lessee
          is satisfied that the same is suitable for its purposes and Lessor has
          made no representation or warranty with respect to the suitability,
          durability or date-related compliance of any such unit for the
          purposes or uses of Lessee, or any other representation or warranty
          express or implied with respect thereto, and the Equipment has been
          purchased at Lessee's request from a supplier designated by Lessee.
          Consequently, Lessee has not relied and does not rely on Lessor in
          choosing and selecting the Equipment and Lessee takes full
          responsibility for the choosing, selection, durability and
          date-related compliance and will look only to the Supplier for
          warranty against latent defects or other matters, including
          uninterrupted or error-free operation, Lessor hereby conveying
          expressly and without reserve to Lessee all warranties, if any,
          resulting from the sale of the Equipment entered into with the
          supplier. Lessee renounces the right to any claim or defence against
          Lessor relating to the Equipment. In the event of any action brought
          by Lessor for default under the provisions of this Lease, Lessee
          waives all defences predicated on the failure of the Equipment to
          perform the function for which it was designed and further
          acknowledges and agrees that such failure shall not be deemed to be in
          breach of this Lease.

4.        GOVERNING LAW. This Lease shall be interpreted and enforced in
          accordance with the laws of the Province wherein the Equipment is to
          be located according to the terms hereof. Lessor and Lessee hereby
          acknowledge that they have required this Lease and all related
          documents to be drawn up in the English language. Le Locateur et le
          Locataire reconnaissent avoir exige que le present credit-bail et les
          documents que s'y rattachment soient redigees en anglais.

5.        EQUIPMENT OWNED BY LESSOR. This agreement is one of leasing only and
          Lessee shall not have or acquire any right, title or interest in or to
          the Equipment except the right of Lessee and its competent employees
          to use or operate the Equipment as provided herein. Lessee
          acknowledges that title to the Equipment has passed from the supplier
          to Lessor notwithstanding any invoicing practice of the supplier.

6.        LOSS OR DAMAGE TO EQUIPMENT. Lessee assumes the entire risk of loss or
          damage to the Equipment from any cause whatsoever. No loss or damage
          to the Equipment or any part thereof shall affect or impair the
          obligations of Lessee hereunder which shall continue in full force and
          effect. It is understood and agreed that this Lease shall not
          prejudice the subrogation rights of any insurance carrier.

7.        NO SUBLEASE OR ASSIGNMENT OF LEASE BY LESSEE. Lessee shall not
          encumber, transfer, part with possession of or sublet the Equipment
          and this Lease shall not be assignable by Lessee without prior written
          permission of Lessor, which permission shall not be unreasonably
          withheld. In the event of an assignment, Lessee agrees to pay an
          assignment fee to Lessor of $100.00 or Lessor's actual costs,
          whichever is greater. Nothing contained herein shall prevent Lessor
          from assigning, pledging,

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          mortgaging, transferring, encumbering or otherwise disposing, either
          in whole or in part, of Lessor's rights hereunder. Lessee shall not
          change its name without giving Lessor thirty (30) days prior written
          notice of same.

8.        MAINTENANCE AND INSPECTION OF EQUIPMENT. Lessee shall at all times and
          at Lessee's own expense keep the Equipment in good and efficient
          working order and repair, and maintained by the supplier or authorized
          agents of the supplier, and shall furnish any and all parts,
          mechanisms and devices required to keep the Equipment in good
          mechanical and working order. Lessor, its employees and/or agents
          shall at all times have access to the Equipment for the purpose of
          inspecting it. Lessee shall not, without the prior written consent of
          Lessor make any alterations, additions or improvements to the
          Equipment. All such alterations, additions or improvements so made
          shall belong to and remain the property of Lessor.

9.        COMPLIANCE BY LESSEE WITH ALL LAWS, ORDINANCES, ETC. Lessee shall
          comply with and conform to all laws, ordinances and regulations,
          present or future, in any way relating to the ownership, possession,
          use or maintenance of the Equipment throughout the term of this Lease
          and to the perfect exoneration from liability of Lessor.

10.       EQUIPMENT TO BE KEPT FREE OF LEVIES, PRIVILEGES, LIENS, CHARGES, ETC.
          Lessee shall keep the Equipment free of levies, privileges, liens and
          encumbrances and shall pay all licence fees, registration fees,
          assessments, charges and taxes (Municipal, Provincial and Federal),
          which may be levied or assessed, directly or indirectly, against or on
          account of this Lease or the Equipment or any interest therein or use
          thereof. If Lessee shall fail to pay such licence fees, registration
          fees, assessments, charges or taxes Lessor may pay such licence fees,
          registration fees, assessments, charges and taxes as the case may be
          in which event the cost thereof shall be forthwith duo and payable by
          Lessee.

11.       INDEMNIFICATION OF LESSOR BY LESSEE. Lessee shall indemnify Lessor
          against and hold Lessor harmless from any and all claims, actions,
          suits, proceedings, costs, expenses, damages and liabilities,
          including legal fees on a full indemnity solicitor and own client
          basis, arising out of, connected with, based on, or resulting from the
          Equipment, including, without limitation, the manufacture, selection,
          delivery, installation, possession, use, operation or return of the
          Equipment or otherwise on account of any personal injury or death or
          damage to property occasioned by the Equipment or the negligence of
          employees, servants or agents of Lessee, or on account of any
          infringement or alleged infringement of patent occasioned by the
          operation of the Equipment. The indemnities contained herein shall
          survive the termination of this Lease.

12.       INSURANCE. As and from the earlier of the date upon which Lessor
          acquires ownership of, or title to, the Equipment or the date on which
          Lessor may have any risk, responsibility or liability therefore, and
          thereafter throughout the term of this Lease, Lessee shall, at its
          sole expense, place and maintain, in a form and with coverage and
          terms acceptable to Lessor: (a) "all risks" insurance against the loss
          or theft of or

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<PAGE>

          damage to the Equipment, including earthquake damage, for the full
          replacement value thereof, naming Lessor as a loss payee; and (b)
          public liability and property damage insurance, naming Lessor as
          additional insured, covering any liability in respect of the use,
          operation, possession or ownership of the Equipment. Such insurance
          policies shall contain a provision prohibiting termination of the
          policy except upon 30 days notice by the insurer to Lessor. However,
          any insurance coverage acquired hereunder by Lessee shall in no manner
          restrict or limit the liabilities assumed by Lessee hereunder. Lessee
          shall furnish to Lessor certified copies or certificates of said
          insurance policies. If Lessee fails to maintain insurance as
          stipulated herein, Lessee agrees that Lessor may effect such insurance
          as it sees fit and at the expense of Lessee.

13.       EQUIPMENT TO REMAIN PERSONAL PROPERTY. The Equipment shall at all
          times during the term of this Lease be and remain personal or moveable
          property, regardless of the manner in which it may be attached to any
          real estate. Lessee shall install the Equipment in a manner which will
          permit its removal without material injury to the place of
          installation. Lessee shall be responsible for any damage done to any
          real or immovable property, building or structure by the removal of
          the Equipment and shall indemnify and save harmless Lessor therefrom.

14.       DEFAULT. The occurrence of any of the following shall each constitute
          an event of default: (i) the failure of Lessee to pay any rental or
          other sum due under this Lease or any other agreement between the
          parties and such failure continues for a period of five (5) days after
          notice by Lessor; (ii) the breach of or failure to perform or observe
          any covenant, condition or agreement contained in this Lease and such
          failure continues for a period of fifteen (15) days after notice by
          Lessor; (iii) Lessor discovers that a representation or warranty made
          by Lessee is incorrect in any material respect as determined by Lessor
          in its sole determination; (iv) the subjecting of Equipment or any
          part thereof to seizure, attachment or similar process; (v) any
          assignment by Lessee for the benefit of creditors; (vi) the admission
          by Lessee of its inability to pay its debts generally as they become
          due; (vii) the appointment of a receiver, trustee, liquidator, interim
          receiver or similar official for Lessee or for any of its property;
          (viii) the filing by or against Lessee of a petition in bankruptcy or
          a petition for the reorganization or liquidation of Lessee; (ix) any
          act of bankruptcy by Lessee; or (x) Lessor in good faith believing
          that the prospect of payment or performance of the obligations of
          Lessee is or is about to be impaired or the Equipment is or is about
          to be placed in jeopardy. On the occurrence of any event of default,
          Lessor shall be entitled at its option (a) to demand the immediate
          return of the Equipment to Lessor, and (b) to take possession of the
          Equipment without demand or notice, wherever the same may be located,
          without any court order or other process of law, Lessee hereby waiving
          any and all damages occasioned by such taking of possession, and (c)
          to sell, lease or otherwise dispose of the Equipment for such
          consideration and on such terms and conditions as Lessor may
          reasonably deem fit, and (d) to recover from Lessee liquidated damages
          which liquidated damages shall be calculated as follows, namely (i) by
          calculating the entire amount of the then unpaid rental payments of
          the remainder of the term of this Lease, each such rental payment to
          be subject to a discount equal to interest at the rate of six percent
          (6%) per

Initials:  Lessee: /s/[illegible]       Lessor: /s/[illegible]            Page 5

<PAGE>

          annum calculated and compounded monthly over the period commencing on
          the earlier of the date of the aforesaid demand or the date of taking
          possession of the Equipment and ending on the date on which such
          rental payments would have become due and payable under the term of
          this Lease, and (ii) by adding to the sum calculated according to item
          (i) any amount due and unpaid pursuant to this Lease, and (iii) if
          Lessor has not structured this Lease to include an unrecovered capital
          balance, by deducting from the resulting sum the net proceeds of the
          sale, leasing or other disposition of the Equipment, and (iv) by
          adding to the then resulting sum all legal fees on a full indemnity
          solicitor and own client basis and other expenses incurred by Lessor
          in enforcing or attempting to enforce the provisions of this Lease or
          to recover damages for any breach thereof, including costs and
          expenses associated with the taking of possession, moving, storing,
          preparation for disposition and sale, lease or other disposition of
          the Equipment; and to proceed forthwith to the recovery of said
          liquidated damages which shall be conclusively deemed to be a genuine
          pre-estimate by (the parties of the damage suffered by Lessor in the
          circumstances and not a penalty.

15.       ASSIGNMENT BY LESSOR. Should Lessor assign the sums due and to become
          due hereunder to any bank, trust company or other lending agency (of
          which assignment Lessee hereby waives notice and signification),
          Lessee shall recognize such assignment and should Lessor default in
          the performance of any of the terms and conditions of this Lease,
          Lessee may not, as to such assignee, terminate this Lease or subject
          Lessee's obligations to pay money under this Lease to any diminution
          or right of set-off or compensation. Unless otherwise agreed in
          writing between the parties hereto, nothing herein contained shall
          release Lessor from its obligation to perform any duty, covenant or
          condition required to be performed by a lessor under the terms of this
          Lease should the same be so assigned.

16.       RETURN OF EQUIPMENT UPON TERMINATION. Upon the termination of this
          Lease for any reason, Lessee shall at its cost, return the Equipment
          to Lessor in good operating condition at a place designated by Lessor
          and if Lessee fails to do so, Lessor shall have the right to enter
          upon the premises where the Equipment may be and take possession of
          and remove it at Lessee's expense, all without legal process. Where
          the Equipment comprises communications equipment, installed cable and
          wiring may be substituted by Lessee with an equivalent amount or cost
          of new cable and wiring of then current manufacture and technology.
          Lessee shall at its expense cause the manufacturer or an authorized
          agent or dealer of the Equipment to supervise the dismantling,
          packing, crating and loading of the Equipment and shall use a carrier
          approved by Lessor. Lessee shall ensure that, upon return of the
          Equipment, the Equipment will be in such condition that the
          manufacturer thereof or an authorized agent or dealer will accept it
          for maintenance under such party's standard maintenance agreement. In
          the event that with or without the consent of Lessor, Lessee remains
          in possession of or uses the Equipment after the expiration of the
          term of this Lease or renewal thereof, all the provisions of this
          Lease shall apply thereto unless and until the same has been
          surrendered pursuant to the terms of this Clause, or Lessor has
          relieved Lessee from its obligations under this Lease

Initials:  Lessee: /s/[illegible]       Lessor: /s/[illegible]            Page 6

<PAGE>

          with respect to the Equipment. Nothing in this Clause shall have the
          effect of extending or renewing the term of this Lease.

17.       WAIVER BY LESSOR. No covenant or condition of this Lease can be waived
          except by the written consent of Lessor, and forbearance or indulgence
          by Lessor in any regard whatsoever shall not constitute a waiver of
          the covenant or condition to be performed by Lessee to which the same
          may apply, and, until complete performance by Lessee of said covenant
          or condition, Lessor shall be entitled to invoke any remedy available
          to Lessor under this Lease or by law, despite said forbearance or
          indulgence.

18.       LATE AND INTEREST CHARGES. Should Lessee fail to pay when due any
          rental payment or any sum required to be paid to Lessor, Lessee shall
          pay interest on such delinquent payment from the due date thereof
          until paid at the rate of 1 3/4% per month compounded monthly (23.14%
          annual equivalent) plus an administration charge of ten dollars ($10)
          for each month or part thereof for which such delinquent payment shall
          be outstanding. Should any payment made by Lessee under this Lease be
          returned to Lessor uncashed or unnegotiated because Lessee did not
          have sufficient funds in its bank or trust company account to cover
          such payments or because of any other reason whatsoever, Lessee shall
          pay to Lessor a charge of twenty-five dollars ($25) for each such
          payment returned to Lessor. This charge shall be subject to change
          without notice.

19.       TIME OF THE ESSENCE. Time is of the essence of this Lease and of each
          and all of its provisions.

20.       BINDING UPON SUCCESSORS, HEIRS AND ASSIGNS. This Lease shall enure to
          the benefit of and be binding upon the successors, heirs, and
          permitted assigns of the respective parties hereto, provided that
          nothing contained in this Clause shall impair any of the provisions
          herein set forth prohibiting transfer or subletting of the Equipment
          by Lessee or assignment of this Lease by Lessee.

21.       HEADINGS. The headings in this Lease are for convenience of reference
          only and shall not affect the interpretation thereof.

22.       INTERPRETATION. It is hereby agreed by and between the parties hereto
          that whenever the context of this Lease so requires, the singular
          number shall include the plural and vice versa, and that words
          importing the masculine gender shall include the feminine and neuter
          genders, and that in case more than one lessee is named as Lessee, the
          liability of such lessees shall be joint and several.

23.       NON-CANCELABLE LEASE. This Lease cannot be canceled or terminated
          except as expressly provided herein and will remain in force for the
          full term indicated herein.

24.       LEGAL AND COLLECTION EXPENSES. If this Lease is placed in the hands of
          a lawyer or agency for collection or enforcement, Lessee agrees to pay
          all costs, charges and expenses incurred by Lessor as well as legal
          fees on a full indemnity solicitor and

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<PAGE>

          own client basis and other expenses which Lessor may be obliged to pay
          such lawyer or agency.

25.       LOCATION AND USE OF EQUIPMENT. The Equipment shall be located and used
          at the place of business of Lessee or as designated on the first page
          hereof and shall not be removed therefrom without the prior written
          consent of Lessor.

26.       WAIVER OF LESSEE. Lessee hereby expressly waives any waiveable
          protection under any provisions applicable legislation restricting
          Lessor's remedies in the event of a default under this Lease.

27.       EXPIRY OF LEASE TERM. At expiration of the Lease term herein, provided
          this Lease is then in force and the terms hereof have not been altered
          by agreement between the parties or otherwise and provided Lessee is
          not then in default hereunder, Lessee shall either (a) purchase the
          Equipment on a "where-is as-is" basis at the market value of the
          Equipment as determined by Lessor; or (b) renew this Lease for a term
          and at rental payments as mutually agreed upon by the parties; or (c)
          upgrade the Equipment for a value as determined by supplier and Lessor
          for other equipment supplied by said supplier; or (d) return the
          Equipment at Lessee's own expense to Lessor, in good operating
          condition (see Clause 8). Where the Equipment comprises communications
          equipment, at Lessee's option installed cable and wiring may be
          substituted with an equivalent amount or cost of new cable and wiring
          of then current manufacture and technology. If Lessee fails to so
          elect then at the option of Lessor the Lease term shall be
          automatically renewed on a month-to-month basis and all the terms and
          conditions of this Lease shall continue in force and effect including
          Lessee's obligation to remit the rental payments as shown on the face
          of this Lease.

28.       CREDIT INVESTIGATION. Lessee hereby consents to Lessor conducting an
          investigation or credit check upon Lessee subject to applicable
          legislation.

29.       LIMITATION OF LIABILITY. Notwithstanding any express or implied law,
          or other term contained in this Lease to the contrary, Lessor's
          exposure to Lessee under this Lease is limited to direct loss or
          damage not exceeding, in aggregate, the price paid for the equipment
          by Lessee. Lessor shall not be liable for any special, indirect, or
          consequential damages whatsoever to Lessee arising out of or in
          connection with this Lease.

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<PAGE>

SCHEDULE "A" MADE TO AND FORMING PART OF LEASE AGREEMENT No. 409847 BETWEEN
EPOST INNOVATIONS INC. ("LESSEE"), AND TELECOM LEASING CANADA (TLC) LIMITED
("LESSOR").

----------------------------------------------------------- --------------------
LESSEE NAME                                                 LEASE NO.

EPOST INNOVATIONS INC.                                      409847
----------------------------------------------------------- --------------------
QUANTITY          DESCRIPTION
----------------- --------------------------------------------------------------

                  INSTALLATION OF NORSTAR NAM VOICE MAIL SYSTEM C/W

1                 NORTHERN APPLICATIONS MODULE 4 PORT

                  TRAINING

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

AGREED TO BY TELECOM LEASING                    AGREED TO BY LESSEE
 CANADA (TLC) LIMITED

   MAY 4/2000                                      APRIL 5, 2000
DATE                                            DATE

   DAVID CARD, Accounting Manager                  ROBERT SENDOH
NAME (Please Print or Type)                     NAME (Please Print or Type)

                                                   CHAIRMAN
TITLE                                           TITLE

  x  /s/[illegible]                               x  /s/[illegible]
SIGNATURE OF AUTHORIZED OFFICIAL                SIGNATURE OF AUTHORIZED OFFICIALExhibit 10.10

[LOGO:  HELLER FINANCIAL]

                             MASTER LEASE AGREEMENT
                                   No. 595784

                                     PART I

         This Master Lease Agreement between the undersigned Lessor and the
undersigned Lessee, is in consideration of the mutual covenants, terms and
conditions herein contained and shall apply to certain property, together with
all components, parts, additions and attachments now or hereafter incorporated
therein and substitutions therefor (hereinafter collectively, "Equipment")
described in the schedule(s) to be executed pursuant hereto (each a "Schedule").
Each Schedule shall be deemed to incorporate by reference all terms and
conditions of this Master Lease Agreement. This Master Lease Agreement, together
with every Schedule, shall be referred to as the "Lease," and shall be subject
to the additional terms and conditions set forth in the Schedules. All Schedules
held by the same Lessor shall constitute one lease. The Lease shall be effective
with respect to each Schedule from and after the date said Schedule is fully
executed. The term of this Lease with respect to any item of Equipment shall
commence at Lessor's discretion on either the date the Equipment is accepted by
Lessee or the date the Schedule is fully executed. The term shall be set forth
in the applicable Schedule. Payments shall be made in the amounts specified in
each Schedule along with such amounts specified in this Master Lease Agreement.
Lessee must notify Lessor of Equipment to be included in any proposed Schedule
and Lessor reserves the right to acceptor reject such Equipment. Lessor's
acceptance of each Schedule shall be evidenced by Lessor's execution of such
Schedule at its office indicated below. Lessor may refuse to pay for Equipment,
whether or not the Equipment has been delivered to Lessee, if (a) Lessee fails
to execute or cause to be executed, or fails to release or cause to be released,
any documents, instruments or agreements, including but not limited to releases,
subordination, PPSA registrations, and landlord's/mortgagee's waivers, as
reasonably required by Lessor, or (b) there shall be in Lessor's reasonable
judgment a material adverse change in the financial condition or credit standing
of Lessee, any guarantor, or any other party deemed material to the transaction
by Lessor. To facilitate the lease, merit, or hire transaction on a global basis
between Lessor or its Affiliate and Lessee or its Affiliate ("Affiliate" shall
include all enterprises in which Lessor or Lessee, or their respective parent
companies, owns directly or indirectly, now or at any time hereafter, majority
voting stock or other controlling interest) on an ongoing basis, Lessor and
Lessee agree that any Schedule may be supplemented or amended by special written
terms and conditions set forth in such Schedule for that particular transaction
and country only and may be executed by any two authorized signatories of both
Lessor (or Affiliate of Lessor) and Lessee (or Affiliate of Lessee). The Lessee
shall, without notice, be jointly and severally liable for the due performance
of the obligations of its

                                       1
<PAGE>
Affiliates under all Schedules including, without limitation, all special terms
and conditions negotiated by such Affiliates.

                                     PART II

IMPORTANT: NO SUPPLIER OR ANY SALESPERSON IS AN AGENT OF LESSOR NOR ARE THEY
AUTHORIZED TO WAIVE OR ALTER THE LEASE. THEIR REPRESENTATIONS OR ASSURANCES OF
CURE SHALL IN NO WAY AFFECT THE RIGHTS OR OBLIGATIONS OF LESSOR.

          1. TERMS AND CONDITIONS. In consideration of Lessor's purchase of the
Equipment selected by Lessee, Lessee leases from Lessor the Equipment identified
on each Schedule pursuant to the terms and conditions set forth herein. Lessee
authorizes Lessor to insert in each Schedule serial numbers and other
identification data when determined. THIS LEASE CONSTITUTES THE FULL AND
COMPLETE AGREEMENT between the Lessor and Lessee in connection with the
Equipment and MERGES ANY OTHER UNDERSTANDING. In no case shall the Lessees or
Supplier's transactional documentation (e.g., order forms and invoices) be
deemed to apply to Lessor. Lessee agrees to pay Lessor a documentation fee to be
billed with the first lease payment of each Schedule to cover account setup and
administrative costs.

          2. LESSEE'S WARRANTIES AND COVENANTS. Lessee represents, warrants, and
covenants upon execution of this Master Lease Agreement and each Schedule that:
a) Lessee has read and understood each part of the Lease before it is signed; b)
Lessee selects and is fully satisfied with both the Equipment and the Supplier
and is advised of Lessee's right to contact Supplier for a copy of Supplier's
contract; c) Lessee will authorize Lessor to pay for the Equipment only after
Lessee receives and accepts the Equipment as fully operable for Lessee's
purposes; d) financial information and other statements provided to Lessor are
accurate and complete and will be updated consistent with past practices upon
Lessor's request during the Lease terms; e) Lessee is currently meeting all
debts as such come due; f) the Equipment is leased exclusively for Lessee's
established business purposes and not for starting a new business or for
personal, family or household purposes; g) Lessee has unrestricted power to
enter into the Lease, has duly authorized the person executing it, and certifies
that all signatures are authentic; h) Lessee will pay all costs connected with
the Equipment, including taxes, insurance, repairs, shipping, credit fees,
filing fees, termination fees, collection costs (including reasonable lawyer
fees), licenses and other expenses normally paid in a net lease and, to the
extent Lessor pays any of the same, will reimburse Lessor therefore promptly
upon demand; and i) Lessee has made an assessment of the microchip and
computer-based systems and the software used in its business and based upon such
assessment believes that it will be "Year 2000 Compliant" by January 1, 2000.
For purposes of this subsection, "Year 2000 Compliant' means that all software,
embedded microchips and other processing capabilities utilized by, and material
to the business operations or financial condition of Lessee are able to
interpret, store, transmit, receive and manipulate data involving all calendar
dates correctly and without

                                       2
<PAGE>

causing any abnormal ending scenarios in relation to dates on and after the Year
2000. From time to time, at the request of Lessor, Lessee shall provide to
Lessor such updated information as is requested regarding the status of all
efforts to become Year 2000 Compliant

          3. LESSEE'S WAIVER OF DAMAGES, REMEDIES AND WARRANTIES FROM LESSOR;
QUIET ENJOYMENT. a) Lessee leases the Equipment from Lessor "AS IS/WHERE IS." So
long as no Event of Default exists, Lessor shall not interfere with Lessee's
quiet enjoyment and use of the Equipment during the Lease term. LESSOR MAKES
ABSOLUTELY NO WARRANTIES, EXPRESSED OR IMPLIED, INCLUDING ANY WARRANTY OF
MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE. b) IF THE EQUIPMENT DOES
NOT OPERATE AS REPRESENTED OR WARRANTED BY SUPPLIER OR IS UNSATISFACTORY FOR ANY
REASON WHATSOEVER, LESSEE HEREBY WAIVES ANY CLAIM ON ACCOUNT THEREOF AGAINST
LESSOR, ITS AFFILIATES AND EMPLOYEES/AGENTS, BUT RESERVES SUCH CLAIMS AGAINST
SUPPLIER. Lessor hereby grants Lessee the non-exclusive right to exercise, at
Lessee's expense for the term of the Lease, all promises and warranties from
Supplier to Lessor. In no case shall Lessor have any duty to enforce such
warranties. c) IN NO CASE SHALL LESSOR BE LIABLE TO LESSEE FOR SPECIAL,
INDIRECT, INCIDENTAL, CONSEQUENTIAL OR PUNITIVE DAMAGES. d)To the extent
permitted by applicable law, Lessee hereby waives Lessees rights to: 1) cancel
or repudiate this Lease; 2) revoke acceptance of or reject the Equipment; 3)
claim a security interest in the Equipment; 4) accept partial delivery of the
Equipment; 5) sell or dispose of the Equipment upon rejection or revocation; 6)
seek cover in substitution for the Lease from Lessor; and 7) claim an agency
relationship between Supplier and Lessor.

          4. PAYMENTS. Lessee agrees to make lease payments in advance and to
pay per diem interim rent (at 1/30th of monthly rent per day) from date of
Equipment acceptance until the first regular payment and to pay such other
charges as provided herein. THE LEASE PAYMENTS MAY BE ADJUSTED PROPORTIONATELY
UPWARD OR DOWNWARD BY UP TO TWENTY (20%) PERCENT IF THE ACTUAL COST OF THE
EQUIPMENT VARIES FROM THE APPLICATION ESTIMATE. Unless Lessor gives written
notice of a new address all payments under this Lease shall be sent to Lessor at
the address provided below or in the Schedule. Each payment received, at
Lessor's discretion, will be applied first to the oldest charge due under the
Lease. LESSEE AGREES THAT TIME IS OF THE ESSENCE; AND TO MAKE PAYMENTS
REGARDLESS OF ANY PROBLEMS LESSEE MIGHT HAVE WITH THE EQUIPMENT, INCLUDING ITS
OPERATION, CAPABILITY, INSTALLATION, OR REPAIR REGARDLESS OF ANY CLAIM, SETOFF,
COUNTERCLAIM OR DEFENSE LESSEE MIGHT HAVE AGAINST THE VENDOR, DISTRIBUTOR, OR
MANUFACTURER ("SUPPLIER"), AND ANY SALESPERSON OR OTHER THIRD PARTY. In the
event Lessee fails to pay any amounts due hereunder or to perform any of its
other obligations under this Lease,

                                       3
<PAGE>

Lessor may, at its option, pay such amounts or perform such obligations, and
Lessee shall reimburse Lessor the amount of such payment or cost of such
performance upon demand, together with interest pursuant to Section 12. Without
Lessor's prior written consent, any payment to Lessor's bank lock box of a
smaller sum than due at any time under the Lease shall not constitute a release
or an accord and satisfaction for any greater sum due, or to become due,
regardless of any endorsement restriction, unless otherwise agreed by both
parties in a signed writing. Advance payments and security deposits shall not
bear interest and may be commingled with other funds. Unless the application is
rejected by Lessor, if the applicable Schedule is never finalized, any advance
payment will be retained by Lessor in liquidation of documentation and
processing expenses.

          5. TAXES, ASSESSMENTS AND FEES. Lessee agrees to pay all licensing,
filing and registration fees; to keep the Equipment free of all liens and
encumbrances; TO SHOW THE EQUIPMENT AS "LEASED EQUIPMENT" ON TAX RETURNS; TO PAY
ALL TAXES ASSESSED AGAINST THE EQUIPMENT; to pay all other taxes, assessments,
fees and penalties which may be levied or assessed in respect to the Equipment,
its use or any interest therein, or any lease payments, including but not
limited to all federal, provincial, and local taxes, however designated, levied
or assessed, whether upon Lessee or Lessor or the Equipment or upon the sale,
ownership, use or operation, excepting only income taxes levied on the Lessor.
Lessor may, at its option, pay on Lessee's behalf such taxes and other amounts,
file applicable returns, and collect full reimbursement plus reasonable costs
incurred in collecting taxes, assessments, or fees for which Lessee is liable.
Lessee agrees that Lessor is entitled to all tax benefits resulting from
ownership of the Equipment. Lessee agrees that, should any such tax benefits be
disallowed, Lessee shall indemnify Lessor for such loss by paying Lessor an
amount equal to the value of the lost benefits. LESSOR MAKES NO WARRANTY,
EXPRESS OR IMPLIED, REGARDING LESSEE'S TAX OR ACCOUNTING TREATMENT OF THE LEASE.

          6. NOTICE. Any notices required to be given hereunder shall be given
in writing by either (a) hand delivery, (b) overnight courier, (c) certified
mail, or (d) facsimile, and directed to the address of each party set forth in
the Lease or to such other address as either party may substitute by written
notice from time to time. In any legal action, Lessee waives personal service
and agrees to service of process by certified or registered mail, return receipt
requested, postage prepaid, at Lessee's address for notice purposes, which
service shall be deemed complete five (5) days after posting.

                                       4
<PAGE>

         THIS LEASE CANNOT BE CANCELED OR TERMINATED except as provided herein,
is a binding contract consisting of all terms on the front and reverse hereof,
AND CANNOT BE MODIFIED OR TERMINATED EXCEPT BY MUTUALLY SIGNED WRITTEN
AGREEMENT.

NETROVER INC.

LESSEE (Complete Legal name)

93 SKYWAY AVENUE, SUITE 105
Billing Address

ETOBICOKE,                                ON                         M9W 6N6
City                   County             Province                   Postal Code

                                          5-3-00
Phone                  Fax                Date

By: /s/Sandra L. Chan                               Manager
   -------------------------                ----------------------------------
         Authorized Signature                                     Title

Accepted by:  HELLER FINANCIAL CANADA, LTD., Lessor, at Oakville, Ont.

By:
   -----------------------------------
         Authorized Signature

Date:
     ---------------------------------

Address

City                    County              Province                 Postal Code

Phone                   Fax

LEASE NO: 595784

                                       5
<PAGE>

[LOGO] Heller Financial

                        EQUIPMENT SCHEDULE NUMBER 595784
             FORMING A PART OF MASTER LEASE AGREEMENT NUMBER 595784

This Equipment Schedule forms a part of a certain Master Lease Agreement
referenced above and is subject to the terms and conditions set forth therein.
The equipment described herein is leased pursuant to the terms and conditions of
this Equipment Schedule and the Master Lease Agreement.

The undersigned hereby certifies that all property described below and leased to
the undersigned pursuant to the terms of the Master Lease Agreement and this
Equipment Schedule between HELLER FINANCIAL CANADA, LTD. and the undersigned
Lessee has been furnished, that delivery and installation has been fully
completed as required, and that the equipment is accepted as satisfactory in all
respects by the undersigned.

FOUNDRY NETWORKS                          Conrad Guziewicz
------------------------------------      -----------------------------------
Vendor                                    Contact

2100 GOLD STREET                          408-586-1903
------------------------------------      -----------------------------------
Address                                   Phone

SAN JOSE        CA          95802-1700
----------------------------------------
City          State          Zip Code

<TABLE>
<CAPTION>
------------ ----------------------------------------------- --------------- -------------- --------------------------------------
   QTY.          DESCRIPTION OF LEASED EQUIPMENT                MODEL NO.     SERIAL NO.
------------ ----------------------------------------------- --------------- -------------- --------------------------------------
<S>          <C>                                             <C>             <C>            <C>
             PER FOUNDRY NETWORKS SALES ORDER 010702 DATED                                  Neither Vendor nor any 03/03/00
                                                                                            salesperson is an agent of Lessor nor
                                                                                            are they authorized to waive or alter
                                                                                            the terms of this Lease. Their
                                                                                            representations shall in no way affect
                                                                                            Lessee or Lessor's rights or obligations
                                                                                            as herein set forth.

----------------------------------------------------------------------------------------------------------------------------------
EQUIPMENT LOCATION:  IF DIFFERENT FROM BILLING ADDRESS
Street Address:                                      City:                   Province:               Postal Code:
----------------------------------------------------------------------------------------------------------------------------------
</TABLE>

------------------------------------------------------------------------------
                                                    LEASE PAYMENT

   INITIAL TERM      |X|Monthly
                     |_|Quarterly                    $ 1,290.00
                                                -----------------------
       36            |_|Other_____
   ------------
   No. of Months                               EXCLUSIVE of applicable
                                               taxes

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

NETROVER INC.
------------------------------------------------------------------------------
LESSEE (Complete Legal Name)

93 SKYWAY AVENUE, SUITE 105
------------------------------------------------------------------------------
Billing Address

ETOBICOKE                  ON               M9W 6N6
------------------------------------------------------------------------------
City                 Province          Postal Code

                     5-31-00
------------------------------------------------------------------------------
Phone                 Date

--------------------------------------------------------------------------------
By:      /s/ Sandra L. Chan [illegible]
         ---------------------------------------------------------
                           Authorized Signature
--------------------------------------------------------------------------------

                        ADVANCE PAYMENT

     Cheque for this amount must accompany Lease Documents
     -----------------------------------------------------

  |X|one payment in advance           |_|security deposit

  |_|first and last payments          |_|other

  INCLUSIVE of applicable taxes  $1,483.50
  -------------------------------------------------------------

                 THIS LEASE IS NON-CANCELLABLE

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

  Accepted By:

  HELLER FINANCIAL CANADA, LTD., Lessor

  Date:__________________________________

  By:____________________________________
                    Authorized Signature

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

<PAGE>

[LOGO:  HELLER FINANCIAL]

                             SUBORDINATION AGREEMENT

In consideration of the financial accommodations given, to be given, or
continued HELLER FINANCIAL CANADA, LTD. (hereinafter called "HELLER") to
NETROVER INC. (hereinafter called "Lessee") the undersigned hereby agrees as
follows:

1.   The undersigned hereby postpones and subordinates any and all indebtedness
     of Lessee to the Undersigned to any and all indebtedness of Lessee to
     Heller, and agrees that no payment of or on account of the indebtedness so
     subordinated shall be made, or any security therefore given, unless and
     until all indebtedness of Lessee to Heller has been paid in full, and
     further agrees not to demand, receive or accept any such payment or
     security. The term "indebtedness" as used herein includes any and all
     obligations and liabilities of Lessee, including interest thereon, whether
     now or hereafter existing, absolute or contingent, secured or unsecured,
     due or not due, joint or several and however arising.

2.   Should any payment, distribution or security or proceeds thereof be
     received by the Undersigned upon or with respect to any indebtedness of
     Lessee to the Undersigned prior to the satisfaction of all indebtedness of
     Lessee to Heller, the Undersigned shall forthwith deliver the same to
     Heller in the form received (except for endorsement or assignment by the
     Undersigned where required by Heller), for application on any indebtedness
     of Lessee to Heller, and, until so delivered, the same shall be held in
     trust by the Undersigned for the benefit of Heller.

3.   In the event of any receivership, insolvency, bankruptcy, assignment for
     the benefit of creditors, readjustment of indebtedness, composition,
     reorganization, whether or not pursuant to bankruptcy laws, sale of all or
     substantially all of the assets, dissolution, winding up, liquidation, or
     any other marshalling of the assets and liabilities of Lessee, any payment
     or distribution of assets of Lessee of any kind or character, whether in
     cash, securities or other property, which would otherwise be payable to or
     deliverable upon or with respect to any or all indebtedness of Lessee to
     the Undersigned shall be paid or delivered directly to Heller for
     application on any indebtedness of Lessee to Heller until such indebtedness
     shall have been fully paid and satisfied. Heller shall have the right to
     enforce, collect and receive every such payment or distribution and give
     acquittance therefore, and Heller is hereby authorized, as attorney-in-fact
     for the Undersigned, to vote and prove the indebtedness of Lessee to the
     Undersigned in any of the above described proceedings or in any meeting of
     creditors of Lessee relating thereto.

4.   Without the written consent of Heller, the Undersigned shall not assign,
     transfer, hypothecate or dispose of any claim it has or may have against
     Lessee while any indebtedness of Lessee to Heller remains unpaid.

5.   The Undersigned shall, promptly upon receipt, endorse and deliver to Heller
     all notes or other instruments now or hereafter issued which evidence any
     indebtedness of Lessee to the Undersigned.

6.   This agreement shall constitute a continuing agreement of subordination,
     and Heller may, without notice to the Undersigned, lend monies, extend
     credit and make other financial accommodations to or for the account of
     Lessee on the faith hereof until written notice of revocation of the
     agreement as to future

<PAGE>

[LOGO:  HELLER FINANCIAL]

                        ASSIGNMENT OF RIGHTS TO PURCHASE

                      Lessor: HELLER FINANCIAL CANADA, LTD.

                               Lease No.(s) 595784

         For value received, the undersigned ("Assignor") hereby absolutely
assigns to Lessor all its right, title and interest in and to a certain invoice
referenced below and attached hereto ("Invoice") and all its right, title, and
interest to acquire equipment covered by said Invoice. The rights assigned to
Lessor are to be exercised at Lessor's sole discretion and, without limiting the
foregoing, this assignment is subject to and contingent upon Lessor's receipt of
both written and verbal document/equipment verifications, and upon Lessor's
acceptance of form, content and execution of all the lease or loan agreements
and related documents required by Lessor. Assignor shall at all times remain
solely and separately liable and responsible to the Invoice Issuer for all
duties and obligations arising out of the transaction which forms the basis for
the issuing of said Invoice. This Assignment can be amended only by a written
instrument signed by both Assignor and Lessor. This Assignment shall be governed
by the laws of the Province of Ontario. It is the express wish of the parties
that this agreement and any related documents be drawn up and executed in
English. Il est la volonte expresse des parties que cette convention et tous les
documents s'y rattachant soient rediges et signes en anglais.

         This assignment is dated this 31st day of May, 2000.

Invoice Issuer FOUNDRY NETWORKS

Invoice No 010702 dated 03/03/00

                               Assignor:  (print name of lessee below)

                               NETROVER INC.

                               By:       /s/ Sandra L. Chan
                                  -------------------------------------------

                               Print Title:  Manager Office & Corporate Affairs

                               Print Name:   SANDRA CHAN
                                          ---------------------------------

<PAGE>

[LOGO] Heller Financial

                        EQUIPMENT SCHEDULE NUMBER 604779
             FORMING A PART OF MASTER LEASE AGREEMENT NUMBER 595784

This Equipment Schedule forms a part of a certain Master Lease Agreement
referenced above and is subject to the terms and conditions set forth therein.
The equipment described herein is leased pursuant to the terms and conditions of
this Equipment Schedule and the Master Lease Agreement.

The undersigned hereby certifies that all property described below and leased to
the undersigned pursuant to the terms of the Master Lease Agreement and this
Equipment Schedule between HELLER FINANCIAL CANADA, LTD. and the undersigned
Lessee has been furnished, that delivery and installation has been fully
completed as required, and that the equipment is accepted as satisfactory in all
respects by the undersigned.

FOUNDRY NETWORKS                          Conrad Guziewicz
------------------------------------      -----------------------------------
Vendor                                    Contact

2100 GOLD STREET                          408-586-1903
------------------------------------      -----------------------------------
Address                                   Phone

SAN JOSE        CA          95802-1700
----------------------------------------
City          State          Zip Code

<TABLE>
<CAPTION>
------------ ----------------------------------------------- --------------- -------------- --------------------------------------
   QTY.          DESCRIPTION OF LEASED EQUIPMENT                MODEL NO.     SERIAL NO.
------------ ----------------------------------------------- --------------- -------------- --------------------------------------
<S>          <C>                                             <C>             <C>            <C>
             PER FOUNDRY NETWORKS INVOICE 13689 DATED                                       Neither Vendor nor any salesperson is an
             03/31/200                                                                      agent of Lessor nor are they authorized
                                                                                            to waive or alter the terms of this
             PER FOUNDRY NETWORKS INVOICE 13817 DATED                                       Lease. Their representations shall in no
             APRIL 4/2000                                                                   way affect Lessee or Lessor's rights or
                                                                                            obligations as herein set forth.

------------------------------------------------------------------------------------------------------------------------------------
EQUIPMENT LOCATION:  IF DIFFERENT FROM BILLING ADDRESS
Street Address:                                   City:                   Province:               Postal Code:

------------------------------------------------------------------------------------------------------------------------------------
</TABLE>

                                         LEASE PAYMENT

   INITIAL TERM      |X|Monthly
       36            |_|Quarterly        $       799.37
-----------------    |_|Other_____       --------------------------
   No. of Months
                                          EXCLUSIVE of applicable
                                           taxes

------------------------------------------------------------------
NETROVER, INC.
------------------------------------------------------------------
LESSEE (Complete Legal Name)

93 SKYWAY AVENUE, SUITE 105
------------------------------------------------------------------
Billing Address

ETOBICOKE                  ON               M9W 6N6
-------------------- ----------------- ---------------------------
City                 Province          Postal Code

                     May 31, 2000
-------------------- ----------------- ---------------------------
Phone                Date

-------- ---------------------------------------------------------
By:      /s/ Sandra L. Chan
         ---------------------------------------------------------
                           Authorized Signature
------------------------------------------------------------------

                       ADVANCE PAYMENT

    Cheque for this amount must accompany Lease Documents
    -----------------------------------------------------

 |X|one payment in advance           |_|security deposit

 |_|first and last payments          |_|other

 INCLUSIVE of applicable taxes $ 919.28
 -------------------------------------------------------------

                THIS LEASE IS NON-CANCELLABLE

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

 Accepted By:

 HELLER FINANCIAL CANADA, LTD., Lessor

 Date:__________________________________

 By:____________________________________
                   Authorized Signature

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

<PAGE>

[LOGO] Heller Financial

                        ASSIGNMENT OF RIGHTS TO PURCHASE

                      Lessor: HELLER FINANCIAL CANADA, LTD.

                              Lease No.(s): 595784

         For value received, the undersigned ("Assignor") hereby absolutely
assigns to Lessor all its right, title and interest in and to a certain invoice
referenced below and attached hereto ("Invoice") and all its right, title, and
interest to acquire equipment covered by said Invoice. The rights assigned to
Lessor are to be exercised at Lessor's sole discretion and, without limiting the
foregoing, this assignment is subject to and contingent upon Lessor's receipt of
both written and verbal document/equipment verifications, and upon Lessor's
acceptance of form, content and execution of all the lease or loan agreements
and related documents required by Lessor. Assignor shall at all times remain
solely and separately liable and responsible to the Invoice Issuer for all
duties and obligations arising out of the transaction which forms the basis for
the issuing of said Invoice. This Assignment can be amended only by a written
instrument signed by both Assignor and Lessor. This Assignment shall be governed
by the laws of the Province of Ontario. It is the express wish of the parties
that this agreement and any related documents be drawn up and executed in
English. Il est la volonte expresse des parties que cette convention et tous les
documents s'y rattachant soient redige et signes en anglais.

         This assignment is dated this 31st day of May, 2000.

Invoice Issuer  FOUNDRY NETWORKS

Invoice No 13689 dated March 30, 2000 and Invoice 13817 dated April 4, 2000

                                   Assignor:  (print name of lessee below)

                                   NETROVER INC.

                                   By: X  /s/ Sandra L. Chan
                                        ----------------------------------------
                                                     Signature

                                   Print Title: Manager, Office & Corp Affairs
                                               ---------------------------------

                                   Print Name:  SANDRA CHAN
                                              ----------------------------------

<PAGE>

[LOGO] Heller Financial

                        EQUIPMENT SCHEDULE NUMBER 604779
             FORMING A PART OF MASTER LEASE AGREEMENT NUMBER 595784

This Equipment Schedule forms a part of a certain Master Lease Agreement
referenced above and is subject to the terms and conditions set forth therein.
The equipment described herein is leased pursuant to the terms and conditions of
this Equipment Schedule and the Master Lease Agreement.

The undersigned hereby certifies that all property described below and leased to
the undersigned pursuant to the terms of the Master Lease Agreement and this
Equipment Schedule between HELLER FINANCIAL CANADA, LTD. and the undersigned
Lessee has been furnished, that delivery and installation has been fully
completed as required, and that the equipment is accepted as satisfactory in all
respects by the undersigned.

FOUNDRY NETWORKS                          Conrad Guziewicz
------------------------------------      -----------------------------------
Vendor                                    Contact

2100 GOLD STREET                          408-586-1903
------------------------------------      -----------------------------------
Address                                   Phone

SAN JOSE        CA          95802-1700
----------------------------------------
City          State          Zip Code

<TABLE>
<CAPTION>
------------ ----------------------------------------------- --------------- -------------- --------------------------------------
   QTY.          DESCRIPTION OF LEASED EQUIPMENT                MODEL NO.     SERIAL NO.
------------ ----------------------------------------------- --------------- -------------- --------------------------------------
<S>          <C>                                             <C>             <C>            <C>
             PER FOUNDRY NETWORKS INVOICE 13689 DATED                                       Neither Vendor nor any
             03/31/2000                                                                     salesperson is an agent of Lessor
                                                                                            nor are they authorized to waive
             PER FOUNDRY NETWORKS INVOICE 13817 DATED                                       or alter the terms of this
             APRIL 4/2000                                                                   Lease.  Their representations
                                                                                            shall in no way affect Lessee or
                                                                                            Lessor's rights or obligations as
                                                                                            herein set forth.

----------------------------------------------------------------------------------------------------------------------------------
EQUIPMENT LOCATION:  IF DIFFERENT FROM BILLING ADDRESS
Street Address:                                            City:                   Province:               Postal Code:

----------------------------------------------------------------------------------------------------------------------------------
</TABLE>

--------------------------------------------------------------------------------
                                         LEASE PAYMENT

   INITIAL TERM      |X|Monthly
                     |_|Quarterly        $    799.37
                     |_|Other_____       ----------------
        36
      ------
   No. of Months                         EXCLUSIVE of applicable
                                         taxes

--------------------------------------------------------------------------------
NETROVER INC.
------------------------------------------------------------------
LESSEE (Complete Legal Name)

93 SKYWAY AVENUE, SUITE 105
------------------------------------------------------------------
Billing Address

ETOBICOKE            ON                M9W 6N6
------------------------------------------------------------------
City                 Province          Postal Code

                     May 31st, 2000
------------------------------------------------------------------
Phone                Date

--------------------------------------------------------------------------------
By:       /s/Sandra L. Chan
         ---------------------------------------------------------
                           Authorized Signature
--------------------------------------------------------------------------------

                       ADVANCE PAYMENT

    Cheque for this amount must accompany Lease Documents
    -----------------------------------------------------

 |X|one payment in advance           |_|security deposit

 |_|first and last payments          |_|other

 INCLUSIVE of applicable taxes  $919.28
 -------------------------------------------------------------

                THIS LEASE IS NON-CANCELLABLE

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

 Accepted By:

 HELLER FINANCIAL CANADA, LTD., Lessor

 Date:__________________________________

 By:____________________________________
                   Authorized Signature
--------------------------------------------------------------------------------

<PAGE>

LOGO [HELLER FINANCIAL]

                        ASSIGNMENT OF RIGHTS TO PURCHASE

                      Lessor: HELLER FINANCIAL CANADA, LTD.

                              Lease No.(s): 595784

         For value received, the undersigned ("Assignor") hereby absolutely
assigns to Lessor all its right, title and interest in and to a certain invoice
referenced below and attached hereto ("Invoice") and all its right, title, and
interest to acquire equipment covered by said Invoice. The rights assigned to
Lessor are to be exercised at Lessor's sole discretion and, without limiting the
foregoing, this assignment is subject to and contingent upon Lessor's receipt of
both written and verbal document/equipment verifications, and upon Lessor's
acceptance of form, content and execution of all the lease or loan agreements
and related documents required by Lessor. Assignor shall at all times remain
solely and separately liable and responsible to the Invoice Issuer for all
duties and obligations arising out of the transaction which forms the basis for
the issuing of said Invoice. This Assignment can be amended only by a written
instrument signed by both Assignor and Lessor. This Assignment shall be governed
by the laws of the Province of Ontario. It is the express wish of the parties
that this agreement and any related documents be drawn up and executed in
English. Il est la volonte expresse des parties que cette convention et tous les
documents s'y rattachant soient rediges et signes en anglais.

         This assignment is dated this 31st day of May, 2000.

Invoice Issuer FOUNDRY NETWORKS

Invoice No 13689 dated March 30, 2000 and Invoice 13817 dated April 4, 2000

                                     Assignor:  (print name of lessee below)

                                     NETROVER INC.

                                     By:   /s/Sandra L. Chan
                                        ----------------------------------------

                                     Print Title: Manager, Office & Corp Affairs

                                     Print Name:  SANDRA CHAN
                                                ----------------------------

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