Document:

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                                                                   EXHIBIT 4.10

                               SECURITY AGREEMENT

            THIS SECURITY AGREEMENT (this "AGREEMENT") made this 14th day of
May, 2004 by and between Greenfield Commercial Credit (Canada) Inc. (referred to
herein as "PURCHASER"), 316-20 Queen Street West, Toronto, Ontario M5H 3R3 and
STEELBANK INC. (referred to herein as "SELLER"), with its principal place of
business at 5349 Maingate Drive, Mississauga, Ontario L4W 1G6.

                                   WITNESSETH:

            WHEREAS, the Seller is, or is about to become obligated to the
Purchaser;

            AND WHEREAS, as a condition to entering into the Factoring Agreement
(defined hereinafter), the Purchaser has required that the Seller grant security
interests in the Collateral (defined hereinafter) to the Purchaser as collateral
for the Liabilities as hereinafter defined;

            NOW, THEREFORE, in consideration of the foregoing and for other good
and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged by the Seller, the parties agree as follows:

1.    DEFINITIONS.

            "AFFILIATE" shall mean any Person directly or indirectly
controlling, controlled by or under common control with the Seller.

            "COLLATERAL" shall have the meaning set forth in paragraph 2 hereof.

            "FACTORING AGREEMENT" shall mean the Factoring and Security
Agreement dated the 14th day of May, 2004 between the Seller and the Purchaser
as it may be amended, supplemented, extended or restated from time to time.

            "LIABILITIES" shall mean the obligations of the Seller to the
Purchaser arising out of the Factoring Agreement.

            "OTHER AGREEMENTS" shall mean all agreements, instruments and
documents, including, without limitation, agreements, guarantees, mortgages,
trust deeds, pledges, powers of attorney, consents, assignments, contracts,
notices, security agreements, leases, financing statements and all other
writings heretofore, now or from time to time hereafter executed by or on behalf
of the Seller or any other Person and delivered to the Purchaser or to any
parent, affiliate or subsidiary of the Purchaser in connection with the
Liabilities or the transactions contemplated hereby.

            "PARENT" shall mean any Person now or at any time or times hereafter
owning or controlling (alone or with any other Person) at least a majority of
the issued and outstanding stock of the Seller.

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                                                                              2.

            "PERMITTED LIENS" shall mean (i) a security interest in all of the
Collateral in favour of Barry Seigel, Jeffrey Greenberg and Mark Madigan and
(ii) a security interest in all of the Collateral in favour of Joseph Gunnar &
Co., LLC and others, which security interests shall be subordinated to the
security interest in favour of the Purchaser granted under Section 6.1 hereof.

            "SUBSIDIARY" shall mean any corporation of which more than fifty
percent (50%) of the outstanding capital stock having ordinary voting power to
elect a majority of the board of directors of such corporation (irrespective of
whether at the time stock of any other class of such corporation shall have or
might have voting power by reason of the happening of any contingency) is at the
time, directly or indirectly, owned by the Seller or by any partnership or joint
venture of which more than fifty percent (50%) of the outstanding equity
interests are at the time, directly or indirectly, owned by the Seller.

            Unless otherwise defined in this Agreement, defined terms used
herein shall have the meaning set out in the Factoring Agreement.

2.    GRANT OF SECURITY INTEREST TO THE PURCHASER.

            As security for the payment or other satisfaction of all of the
Liabilities, the Seller hereby charges, mortgages and assigns to the Purchaser
and grants to the Purchaser a continuing security interest in all of the now
owned or hereafter acquired personal property and fixtures of the Seller,
including the following property of the Seller, whether now or hereafter owned,
existing, acquired or arising and wherever now or hereafter located
(collectively the "Collateral"): (a) all Accounts and all Goods whose sale,
lease or other disposition by the Seller has given rise to Accounts and have
been returned to or repossessed or stopped in transit by the Seller; (b) all
Chattel Paper, Instruments, Documents of Title, Securities, and Intangibles
(including, without limitation, all patents, patent applications, trademarks,
trademark applications, tradenames, trade secrets, goodwill, copyrights,
registrations, licenses, franchises, customer lists, tax refund claims, claims
against carriers and shippers, guarantee claims, contracts rights, security
interests, security deposits and any rights to indemnification); (c) all
Inventory; (d) all Goods (other than Inventory) including, without limitation,
Equipment, vehicles and other rolling stock and fixtures; (e) all Money
(including deposits and cash) and any other personal property of the Seller now
or hereafter in the possession, custody or control of the Purchaser or any agent
or any parent, affiliate or subsidiary of the Purchaser or any participant with
the Purchaser in the loans to the Seller for any purpose (whether for
safekeeping, deposit, collection, custody, pledge, transmission or otherwise);
and (f) all additions and accessions to, substitutions for, and replacements,
products and proceeds of the foregoing property including, without limitation,
proceeds of all insurance policies insuring the foregoing property, and all of
the Seller's books and records relating to any of the foregoing and to Seller's
business. For purposes hereof, "Accounts", "Goods", "Chattel Paper",
Instruments", "Documents of Title", "Securities", "Intangibles", "Inventory",
"Equipment" and "Money" shall have the meanings ascribed to such terms in the
Personal Property Security Act (Ontario).

            The last day of any term reserved by any lease, oral or written, or
any agreement therefor, now held or hereafter acquired by the Seller, and
whether falling within the general or particular description of the Collateral,
is hereby and shall be excepted out of the mortgages,

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                                                                              3.

charges and security interests hereby or by any other instrument created, but
the Seller shall stand possessed of the reversion of one day remaining in the
Seller in respect of any such term, for the time being demised, as aforesaid,
upon trust to assign and dispose of the same as any purchaser of such term shall
direct. There shall also be excluded from the security interests granted in this
Agreement any property of the Seller that constitutes consumer goods.

3.    PRESERVATION OF COLLATERAL AND PERFECTION OF SECURITY INTERESTS THEREIN.

            The Seller shall, at the Purchaser's request, at any time and from
time to time, execute and deliver to the Purchaser such financing statements,
documents and other agreements and instruments (and pay the cost of filing or
recording the same in all public offices deemed necessary or desirable by
Purchaser) and do such other acts and things as the Purchaser may deem necessary
or desirable in order to establish and maintain a valid, attached and perfected
security interest in the Collateral in favour of the Purchaser (free and clear
of all other liens, claims and rights of third parties whatsoever, whether
voluntarily or involuntarily created, except Permitted Liens) to secure payment
of the Obligations, and in order to facilitate the collection of the Collateral.
Seller shall make appropriate entries on its books and records disclosing the
Purchaser's security interests in the Collateral. Following the occurrence of an
Event of Default, upon the Purchaser's request, the Seller shall deliver to
Purchaser any other Collateral in its possession. The Seller irrevocably hereby
makes, constitutes and appoints the Purchaser (and all Persons designated by
Purchaser for that purpose) as the Seller's true and lawful attorney and
agent-in-fact to execute such financing statements, documents and other
agreements and instruments and do such other acts and things as may be necessary
to preserve and perfect the Purchaser's security interest in the Collateral.

4.    POSSESSION OF COLLATERAL AND RELATED MATTERS.

            Until an Event of Default has occurred, the Seller shall have the
right, except as otherwise provided in this Agreement, in the ordinary course of
the Seller's business, to (a) sell, lease or furnish under contracts of service
any of the Seller's Inventory normally held by the Seller for any such purpose,
and (b) use and consume any raw materials, work in process or other materials
normally held by the Seller for such purpose; provided, however, that a sale in
the ordinary course of business shall not include any transfer or sale in
satisfaction, partial or complete, of a debt owed by the Seller, or a transfer,
sale or other disposition to any Parent, Subsidiary, Affiliate, shareholder,
person in whom the Seller holds any interest or other related party, which is at
a price or on terms more favourable than would be given to an unrelated party.

5.    RELEASE OF SECURITY INTEREST.

            Upon satisfaction of all the Seller's Liabilities under the
Factoring Agreement, the Seller shall deliver to the Purchaser a release, in the
form of Exhibit A to the Factoring Agreement, of all obligations and liabilities
of the Purchaser and its officers, directors, employees, agents, parents,
subsidiaries and affiliates to the Seller. Upon payment in full of all
Liabilities outstanding under the Factoring Agreement and release of the
Seller's obligations, the Purchaser shall, at the Seller's sole cost and
expense, execute and deliver to the Seller all

<PAGE>

                                                                              4.

termination statements, assignments and other instruments as may be necessary or
proper to release any security interest the Purchaser may have in the Collateral
granted hereby.

6.    REMEDIES UPON AN EVENT OF DEFAULT.

            (1)   Upon the occurrence of an Event of Default under the Factoring
                  Agreement, all amounts outstanding under the Factoring
                  Agreement shall immediately and automatically become due and
                  payable, without notice of any kind. Upon the occurrence of an
                  Event of Default, the Purchaser may proceed to realize its
                  security hereunder and to enforce its rights by:

                  (i)   entry;

                  (ii)  the appointment by instrument in writing of a receiver
                        or receivers of the Collateral or any part thereof
                        (which receiver or receivers may be any person or
                        persons, whether an officer or officers or employee or
                        employees of the Purchaser or not and the Purchaser may
                        remove any receiver or receivers so appointed and
                        appoint another or others in his or their stead);

                  (iii) proceedings in any court of competent jurisdiction for
                        the appointment of a receiver or receivers or for sale
                        of the Collateral or any part thereof; or

                  (iv)  any other action, suit, remedy or proceeding authorized
                        or permitted hereby or by law or by equity.

            In addition, the Purchaser may file such proofs of claim and other
documents as may be necessary or advisable in order to have its claim lodged in
any bankruptcy, winding-up or other judicial proceedings relating to the Seller.

            Any receiver or receivers so appointed shall have power to, except
as otherwise restricted by applicable law:

            (1)   take possession of and to use the Collateral of any part
                  thereof;

            (2)   carry on the business of the Seller (including, but not
                  limited to, the taking or defending of any actions or legal
                  proceedings, and the doing or refraining form doing all other
                  things as to the receiver may seem necessary or desirable in
                  connection with the business, operations and affairs of the
                  Seller);

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                                                                              5.

            (3)   borrow money required for the maintenance, preservation or
                  protection of the Collateral or any part thereof or the
                  carrying on of the business of the Seller;

            (4)   further charge the Collateral in priority to the security
                  interests of this Agreement as security for money so borrowed;
                  and

            (5)   sell, lease or otherwise dispose of the whole or any part of
                  the Collateral on such terms and conditions and in such manner
                  as the receiver shall determine.

            The Purchaser shall not be responsible for any actions or errors of
omission by the receiver of receivers in exercising any such powers.

            In addition, the Purchaser may enter upon, use, occupy and possess
the Collateral or any part thereof, free from all encumbrances, liens and
charges, except for Permitted Liens, without hindrance, interruption or denial
of the same by Seller or by any other person or persons save only a landlord
pursuant to its rights of reversion under any lease of real property on expiry
of its term, and may lease or sell the whole or any part or parts of the
Collateral. Any sale hereunder may be made by public auction, by public tender
or by private contract, with or without notice and with or without advertising
and without any other formality (except as required by law), all of which are
hereby waived by the Seller. Such sale shall be on such terms and conditions as
to credit or otherwise and as to upset or reserve bid or price as to the
Purchaser in its sole discretion may seem advantageous (except as otherwise
restricted by applicable law). Such sale may take place whether or not the
Purchaser has taken possession of the Collateral.

            No remedy for the realization of the security interests granted
herein or for the enforcement of the rights of the Purchaser shall be exclusive
of or dependent on any other such remedy, but any one or more of such remedies
may from time to time be exercised independently or in combination. The term
"receiver" as used in this Agreement includes a receiver and manager.

            At the Purchaser's request, the Seller shall, at the Seller's
expense, assemble the Collateral and make it available to Purchaser at one or
more places to be designated by the Purchaser and reasonably convenient to the
Purchaser and the Seller. The Seller recognizes that if the Seller fails to
perform, observe or discharge any of its Liabilities under this Agreement or the
Other Agreements, damages may not provide adequate relief to the Purchaser, and
agrees that the Purchaser shall be entitled to temporary and permanent
injunctive relief in any such case without the necessity of proving actual
damages. Any notification of intended disposition of any of the Collateral
required by law will be deemed reasonably and properly given if given at least
fifteen (15) calendar days before such disposition. Any proceeds of any
disposition by the Purchaser of any of the Collateral shall be applied by the
Purchaser to the payment of expenses and any borrowings in connection with the
Collateral and its realization including, without limitation, reasonable legal
fees and disbursements (on a solicitor-client basis) (both outside and
in-house), and any balance of such proceeds shall be applied by the Purchaser
toward the payment of such of the Liabilities, and in such order of application,
as the Purchaser may from time to time elect or re-elect.

<PAGE>

                                                                              6.

7.    INDEMNIFICATION.

            The Seller agrees to defend (with counsel satisfactory to the
Purchaser), protect, indemnify and hold harmless the Purchaser, each affiliate
or subsidiary of the Purchaser, and each of their respective officers,
directors, employees, attorneys and agents (each an "INDEMNIFIED PARTY") from
and against any and all liabilities, obligations, losses, damages, penalties,
actions, judgments, suits, claims, costs, expenses and disbursements of any kind
or nature (including, without limitation, the disbursements and the reasonable
fees (on a solicitor-client basis) of counsel for each Indemnified Party in
connection with any investigative, administrative or judicial proceeding,
whether or not the Indemnified Party shall be designated a party thereto), which
may be imposed on, incurred by, or asserted against, any Indemnified Party
(whether direct, indirect or consequential and whether based on any federal,
state, provincial or local laws or regulations, including, without limitation,
securities, environmental and commercial laws and regulations, under common law
or in equity, or based on contract or otherwise) in any manner relating to or
arising out of this Agreement or any Other Agreement, or any act, event or
transaction related or attendant thereto; provided, however, that Seller shall
not have any obligation hereunder to any Indemnified Party with respect to
matters caused by or resulting from the willful misconduct, gross negligence or
breach of the terms of this Agreement, the Factoring Agreement or any other
agreement between or among the parties of such Indemnified Party. To the extent
that the undertaking to indemnify set forth in the preceding sentence may be
unenforceable because it is violative of any law or public policy, Seller shall
satisfy such undertaking to the maximum extent permitted by applicable law. Any
liability, obligation, loss, damage, penalty, cost or expense covered by this
indemnity shall be paid to each Indemnified Party on demand, and, failing prompt
payment, shall, together with interest thereon at the highest rate then
applicable in respect of Seller's credit facilities with Purchaser from the date
incurred by each Indemnified Party until paid by Seller, be added to the
Liabilities of Seller and be secured by the Collateral. The provisions of this
paragraph 7 shall survive the satisfaction and payment of the other Liabilities
and the termination of this Agreement.

8.    RIGHTS OF THE SECURED PARTY.

            The Purchaser may pay and satisfy the whole or any part of any
liens, taxes, rates, charges or encumbrances now or hereafter existing in
respect of any of the Collateral and such payments together with all costs,
charges and expenses which may be incurred in connection with making such
payments shall form part of the Liabilities and shall be secured by the security
interests granted herein. In the event of the Purchaser satisfying any such
lien, charge or encumbrance, it shall be entitled to all the equities and
securities of the person or persons so paid and are hereby authorized to obtain
any discharge thereof and hold such discharge without registration for so long
as it may deem advisable to do so.

            The Purchaser, without exonerating in whole or in part the Seller,
may grant time, renewals, extensions, indulgences, releases and discharges to,
may take securities from and give the same and any or all existing securities up
to, may abstain from taking securities from or from

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                                                                              7.

perfecting securities of, may accept compositions from, and may otherwise deal
with the Seller and all other persons and securities as the Purchaser may see
fit.

            Nothing herein shall obligate the Purchaser to extend or amend any
credit to the Seller or to any other Person.

9.    NOTICE.

            All written notices and other written communications with respect to
this Agreement shall be sent by ordinary or registered mail, by telecopy or
delivered in person, and in the case of the Purchaser shall be sent to it at the
address on the first page hereof and if by telecopy, to telecopy number
(416)-581-0020, with a copy to telecopy number (248)-723-6050, attention Credit
Manager, and in the case of the Seller shall be sent to it at its principal
place of business set forth on the first page of this Agreement (if by telecopy
to telecopy number 905-212-1289. The notice or other communication so sent shall
be deemed to be received on the day of personal delivery or telecopy.

10.   CHOICE OF GOVERNING LAW; CONSTRUCTION; FORUM SELECTION.

            THIS AGREEMENT AND THE OTHER AGREEMENTS SHALL BE GOVERNED AND
CONTROLLED BY THE LAWS OF THE PROVINCE OF ONTARIO AND THE LAWS OF CANADA
APPLICABLE THEREIN AS TO INTERPRETATION, ENFORCEMENT, VALIDITY, CONSTRUCTION,
EFFECT, AND IN ALL OTHER RESPECTS, INCLUDING, WITHOUT LIMITATION, THE LEGALITY
OF THE INTEREST RATE AND OTHER CHARGES, BUT EXCLUDING PERFECTION OF THE SECURITY
INTERESTS IN THE COLLATERAL, WHICH SHALL BE GOVERNED AND CONTROLLED BY THE LAWS
OF THE RELEVANT JURISDICTION. If any provision of this Agreement shall be held
to be prohibited by or invalid under applicable law, such provision shall be
ineffective only to the extent of such prohibition or invalidity, without
invalidating the remainder of such provision or remaining provisions of this
Agreement.

            To induce the Purchaser to accept this Agreement, the Seller
irrevocably agrees that, subject to the Purchaser's sole and absolute election,
ALL ACTIONS OR PROCEEDINGS IN ANY WAY, MANNER OR RESPECT, ARISING OUT OF OR FROM
OR RELATED TO THIS AGREEMENT, THE OTHER AGREEMENTS OR THE COLLATERAL SHALL BE
LITIGATED IN COURTS HAVING SITUS WITHIN THE CITY OF TORONTO, PROVINCE OF
ONTARIO. THE SELLER HEREBY CONSENTS AND SUBMITS TO THE JURISDICTION OF ANY
LOCAL, PROVINCIAL OR FEDERAL COURTS LOCATED WITHIN SAID CITY AND PROVINCE. THE
SELLER HEREBY WAIVES ANY RIGHT IT MAY HAVE TO TRANSFER OR CHANGE THE VENUE OF
ANY LITIGATION BROUGHT AGAINST THE SELLER BY THE PURCHASER IN ACCORDANCE WITH
THIS PARAGRAPH.

11.   MODIFICATION AND BENEFIT OF AGREEMENT.

            This Agreement and the Other Agreements may not be modified, altered
or amended except by an agreement in writing signed by the Seller and the
Purchaser. The Seller

<PAGE>

                                                                              8.

may not sell, assign or transfer this Agreement, or the Other Agreements or any
portion thereof, including, without limitation, the Seller's right, title,
interest, remedies, powers or duties thereunder. The Seller hereby consents to
the Purchaser's sale, assignment, transfer or other disposition, at any time and
from time to time hereafter, of this Agreement, or the Other Agreements, or of
any portion thereof, or participation therein, including, without limitation,
the Purchaser's right, title, interest, remedies, powers and/or duties and
agrees that it shall execute and deliver such documents as Purchaser may request
in connection with any such sale, assignment, transfer or other disposition.

12.   HEADINGS OF SUBDIVISIONS.

            The headings of subdivisions in this Agreement are for convenience
of reference only, and shall not govern the interpretation of any of the
provisions of this Agreement.

13.   POWER OF ATTORNEY.

            The Seller acknowledges and agrees that its appointment of the
Purchaser as its attorney and agent-in-fact for the purposes specified in this
Agreement is an appointment coupled with an interest and shall be irrevocable
until all of the Liabilities are paid in full and this Agreement is terminated.

14.   WAIVER OF JURY TRIAL; OTHER WAIVERS.

            (1)   THE PURCHASER AND THE SELLER HEREBY WAIVE ALL RIGHTS TO TRIAL
                  BY JURY IN ANY ACTION OR PROCEEDING WHICH PERTAINS DIRECTLY OR
                  INDIRECTLY TO THIS AGREEMENT, ANY OF THE OTHER AGREEMENTS, THE
                  LIABILITIES, THE COLLATERAL, ANY ALLEGED TORTIOUS CONDUCT BY
                  THE SELLER OR THE PURCHASER OR WHICH, IN ANY WAY, DIRECTLY OR
                  INDIRECTLY, ARISES OUT OF OR RELATES TO THE RELATIONSHIP
                  BETWEEN THE SELLER AND THE PURCHASER. IN NO EVENT SHALL THE
                  PURCHASER BE LIABLE FOR LOST PROFITS OR OTHER SPECIAL OR
                  CONSEQUENTIAL DAMAGES.

            (2)   The Seller hereby waives demand, presentment, protest and
                  notice of nonpayment, and further waives the benefit of all
                  valuation, appraisal and exemption laws.

            (3)   EXCEPT AS OTHERWISE RESTRICTED BY LAW, THE SELLER HEREBY
                  WAIVES ALL RIGHTS TO NOTICE AND HEARING OF ANY KIND PRIOR TO
                  THE EXERCISE BY THE PURCHASER OF ITS RIGHTS TO REPOSSESS THE
                  COLLATERAL OF THE SELLER WITHOUT JUDICIAL PROCESS OR TO
                  REPLEVY, ATTACH OR LEVY UPON SUCH COLLATERAL WITHOUT PRIOR
                  NOTICE OR HEARING.

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                                                                              9.

            (4)   The Purchaser's failure, at any time or times hereafter, to
                  require strict performance by the Seller of any provision of
                  this Agreement or any of the Other Agreements shall not waive,
                  affect or diminish any right of the Purchaser thereafter to
                  demand strict compliance and performance therewith. Any
                  suspension or waiver by the Purchaser of an Event of Default
                  under this Agreement or any default under any of the Other
                  Agreements shall not suspend, waive or affect any other Event
                  of Default under this Agreement or any other default under any
                  of the Other Agreements, whether the same is prior or
                  subsequent thereto and whether of the same or of a different
                  kind or character. No delay on the part of the Purchaser in
                  the exercise of any right or remedy under this Agreement or
                  any Other Agreement shall preclude other or further exercise
                  thereof or the exercise of any right or remedy. None of the
                  undertakings, agreements, warranties, covenants and
                  representations of the Seller contained in this Agreement or
                  any of the Other Agreements and no Event of Default under this
                  Agreement or default under any of the Other Agreements shall
                  be deemed to have been suspended or waived by the Purchaser
                  unless such suspension or waiver is in writing, signed by a
                  duly authorized officer of the Purchaser and directed to the
                  Seller specifying such suspension or waiver.

            IN WITNESS WHEREOF, the parties hereto have duly executed this
Agreement as of the date set out on the first page hereof.

                                   GREENFIELD COMMERCIAL CREDIT
                                   (CANADA), INC.

                                   By /s/ H. Brock Bundy
                                       ----------------------------------
                                   Name: H. Brock Bundy
                                   Title: Chief Financial Officer

                                   STEELBANK INC.

                                   By /s/ Barry Seigel
                                      -----------------------------------
                                   Name: Barry Seigel  (without personal
                                   Title: President    liability whatsoever)<PAGE>
                                                                   EXHIBIT 4.11

                                    GUARANTEE

                            Dated as of May 14, 2004

GREENFIELD COMMERCIAL CREDIT (CANADA), INC.

      THIS GUARANTEE, effective as of the date accepted by you, sets forth the
terms and conditions upon which the undersigned (whether one or more in number,
referred to herein as "we," "us" or "our" and whom, if two or more in number,
shall be jointly and severally bound) agree to Guarantee certain loans made by
you:

      1.    UNDERLYING FACTS.

            (a) You have agreed to extend financing facilities to STEELBANK INC.
(the "Seller") as evidenced by a Factoring and Security Agreement dated May 14,
2004 (the "Factoring Agreement") and documents executed therewith (the "Finance
Facilities").

            (b) You require as a condition of entering into the Finance
Facilities that we execute and deliver this Guarantee.

      2.    AMOUNT OF GUARANTEE. In order to induce you to enter into the
Finance Facilities, we absolutely and unconditionally guarantee to you the due
and prompt payment and performance of any and all indebtedness, liabilities and
obligations of Seller to you whether now existing or hereinafter purchased or
incurred, direct or indirect, absolute or contingent, secured or unsecured,
matured or unmatured, joint or several, including without limitation, all
indebtedness evidenced by the Finance Facilities, whether for principal,
interest, fees, expenses, costs of enforcement, including reasonable attorneys'
fees, or otherwise (the "Obligations"). In addition, we shall pay you all costs
incurred, including reasonable legal fees, in enforcing payment and performance
of this Guarantee.

      3.    YOUR AUTHORITY. You may from time to time without notice to us
and/or without our consent and upon such terms and conditions as you may deem
advisable without affecting this Guarantee:

            (a)   release the Seller, any maker, guarantor, surety or other
                  person liable for payment of all or any part of the
                  Obligations;

            (b)   make any agreement extending or otherwise altering the time
                  for or the terms of payment of all or any part of the
                  Obligations;

            (c)   modify, waive, forbear, compromise, release, subordinate,
                  resort to, exercise or refrain from exercising any right you
                  may have hereunder, or under any of the Finance Facilities;

            (d)   accept or decline additional security or guarantees of any
                  kind;

            (e)   endorse, transfer or assign any promissory note or any other
                  security to any other party;

            (f)   accept partial payment or payments on account of the
                  Obligations;

<PAGE>

            (g)   make further or additional loans or give or extend credit to
                  or for the benefit of the Seller;

            (h)   release, settle or compromise any of your claims against the
                  Seller or any other person, firm, corporation, guarantor, or
                  account debtor whose obligation is held by you as collateral
                  security for the Obligations;

            (i)   release or substitute collateral, guaranties or guarantors;
                  and/or

            (j)   amend the Finance Facilities, whether or not such amendment
                  increases the likelihood of our liability under this
                  Guarantee.

      4.    OUR WAIVERS. We unconditionally and absolutely waive:

            (a)   any obligation you may have to protect, secure or insure any
                  of the collateral given to secure the payment of the
                  Obligations or to ensure the Seller's compliance with any such
                  obligation imposed on the Seller under the Finance Facilities;

            (b)   any right to participate in any of the collateral given as
                  security for the payment of the Finance Facilities;

            (c)   notice of your acceptance of this Guarantee;

            (d)   any right to notice of presentment, notice of demand for
                  payment, notice of non-performance, protest, notice of
                  protest and notice of dishonor, notice of non-payment and
                  notice of partial payment;

            (e)   any right to notice of any default under any of the Finance
                  Facilities or in the performance of any of the covenants and
                  agreements contained therein or in any instrument given as
                  security therefor;

            (f)   any defense, offset or claim the Seller may have against you;

            (g)   any limitation or exculpation of liability on the part of the
                  Seller whether contained in the Finance Facilities or
                  otherwise;

            (h)   the right to notice and the right to consent or object to the
                  transfer or sale by the Seller of any collateral or any
                  diminution in value of any collateral or any release of any
                  collateral;

            (i)   any defense, offset or claim of lack of commercial
                  reasonableness in the method, manner, time, place and terms of
                  the disposition of collateral given as security for the
                  Obligations;

            (j)   any failure, neglect or omission on your part to realize upon
                  or protect the Obligations or any collateral given as security
                  therefor;

            (k)   any right to insist that you prosecute collection of the
                  Obligations or resort to any collateral given as security for
                  the Obligations or to proceed against the Seller or against
                  any other guarantor or surety prior to enforcing this
                  Guarantee; provided,

<PAGE>

                  however, in your sole discretion you may, either in a separate
                  action or in an action pursuant to this Guarantee, pursue your
                  remedies against the Seller or any other guarantor or surety,
                  without affecting your rights under this Guarantee;

            (l)   any right to participate in or direct such action or
                  proceeding in 4(k) above;

            (m)   any right to notice of advances made to Seller under the
                  Finance Facilities;

            (n)   any right relating to notice or any order, method or manner of
                  application of any payments on the Obligations; and/or

            (o)   any right to insist that you disburse the full principal
                  amount of the Finance Facilities to Seller or the order,
                  method, manner or amounts disbursed under the Finance
                  Facilities.

      5.    OUR REVOCATION. This Guarantee shall remain in full force and effect
and be binding upon us and shall inure to your benefit until thirty (30) days
after the date this Guarantee is expressly terminated by notice in writing
delivered personally to or received by registered mail by you at 316 - 20 Queen
Street West, Toronto, Ontario M5H 3R3, attention the Chief Financial Officer,
with a copy to 300 E. Long Lake Rd., Suite 180, Bloomfield Hills, Michigan
48304, attention the Credit Manager, or such other address you specify in
writing to us; provided, however, that this Guarantee shall remain in full force
and effect regardless of such termination with respect to all Obligations in
existence on the date of such termination (including any subsequent extension,
renewal, modification, amendment or compromise thereof and all subsequently
accruing interest and other charges thereon) until all such Obligations are
fully satisfied and paid to you. In the absence of any termination of this
Guarantee in accordance with the provisions of this Section 5, we agree that
until all Obligations and our obligations under this Guarantee are satisfied,
this Guarantee shall remain in full force and effect notwithstanding that from
time to time the Seller may be free from all Obligations.

      6.    ADDITIONAL WAIVERS. We will not assert against you and do hereby
unconditionally and absolutely waive all defenses of the Seller and any defenses
we may have against you, including, but not limited to, defenses of waiver,
release, discharge, bankruptcy, statute of limitations, res judicata, statute of
frauds, anti-deficiency statute, fraud, fraudulent conveyance, insolvency, lack
of consideration, merger of claims under this Guarantee with the Obligations,
ultra vires acts, usury, illegality or unenforceability, any defense which,
under principles of Guarantee, suretyship or other applicable law, would operate
to impair or diminish our liability under this Guarantee, any setoff available
against you by Seller whether or not on account of a related transaction, and we
shall be and remain liable for any deficiency remaining after foreclosure of any
mortgage or any security interest securing the Obligations notwithstanding any
provisions of law that may prevent you from enforcing such deficiency against
the Seller.

      7.    EFFECT OF BANKRUPTCY. Our liability shall not be affected nor
impaired by any voluntary or involuntary dissolution, sale or other disposition
of all or substantially all of the collateral or assets of Seller, receivership,
insolvency proceeding, bankruptcy, assignment for the benefit of creditors,
reorganization proceeding, arrangement, composition or readjustment of, or other
similar event or proceeding affecting the Seller or any of its assets and that
upon the institution of any of the above actions, at your sole discretion and
without notice thereof or demand therefor, our obligations hereunder shall
become due and payable and enforceable against us, whether or not the
Obligations are then due and payable.

<PAGE>

      8.    MARSHALING OF ASSETS. We waive any defense or claim relating to any
obligation you may have to marshal the collateral or other assets of the Seller
for our benefit, and we agree that you shall be under no duty to marshal the
assets of the Seller for our benefit or any third party.

      9.    ABSOLUTE AND UNCONDITIONAL. No act or thing, except for payment in
full, which but for this provision might or could in law or in equity act as a
release of our liabilities, shall in any way affect or impair this Guarantee.
This shall be a continuing, absolute and unconditional Guarantee, and our
liability on this Guarantee shall be immediate. You may have immediate recourse
against us for full and immediate payment and performance of the Obligations, or
any part thereof, at any time after the Obligations have not been paid or
performed when due (whether by acceleration or otherwise). Subject to Section 5
hereof, this Guarantee shall remain in full force and effect until the
Obligations have been paid in full notwithstanding any change or modification of
our relationship with the Seller which exists as of the date hereof.

      10.   SUBORDINATION AND REPRESENTATIONS AND WARRANTIES. All indebtedness
and liability now or at any time or times hereafter owing to us by the Seller is
hereby subordinated to the Obligations and any payment of indebtedness or
liabilities of the Seller to us shall be held by us in trust for you, segregated
from other funds, and shall, immediately upon our receipt, be turned over to you
in the exact form received by us (duly endorsed to you, if required), to be
applied against the Obligations, whether matured or unmatured, in such order as
you may determine.

      11.   SUBROGATION. We waive any claim or other right which we may now have
or may hereafter acquire against the Seller or any other person that is
primarily or contingently liable on the obligations that arise from the
existence or performance of our obligations under this Guarantee, including,
without limitation, any right of subrogation, reimbursement, exoneration,
contribution, indemnification, any right to participate in any claim or remedy
you may have against the Seiler or any collateral security therefor, which you
now have or hereafter acquire, whether or not such claim, remedy or right arises
in equity, or under contract, statute or common law, save and except upon
execution and delivery of a General Release pursuant to Section 18 of the
Factoring Agreement. If any amount shall be paid to us contrary to the terms of
this Section 11, such amount shall be held by us in trust for you, segregated
from our other funds, and shall, immediately upon receipt by us, be turned over
to you in the exact form received by us (duly endorsed to you, if required), to
be applied against the Obligations, whether matured or unmatured, in such order
as you may determine.

      12.   SETOFF. Upon the occurrence and continuation of a Default (as
defined in the Finance Facilities), we hereby authorize you at any time and from
time to time to set off and apply any deposit held and any other indebtedness at
any time owing by you to us or for our account against our Obligations and
liabilities to you.

      13.   REINSTATEMENT. This Guarantee shall continue to be effective or be
reinstated, as the case may be, if at any time any payment of all or any part of
the Obligations is rescinded or must otherwise be returned by you upon the
insolvency, bankruptcy, reorganization, liquidation or dissolution of the Seller
or otherwise, all as if such payment had not been made. We hereby indemnify and
hold you harmless from and against all costs and expenses you may incur,
including reasonable legal fees, in connection with the defense of a bankruptcy
preference action, fraudulent conveyance action, lien avoidance action, or other
action relating to your right to retain amounts previously paid to you in
respect of the Obligations, and for all costs and expenses you may incur
relating to the Obligations or the security therefor during any applicable
redemption period following the foreclosure of any mortgage or security interest
in any collateral, including but not limited to, taxes and insurance costs in
respect of such collateral, whether or not the Seller would be liable to you for
such costs and expenses.

<PAGE>

      14.   YOUR RELIANCE. We acknowledge that this Guarantee is executed in
order to induce you to extend the financing facilities with the intent that you
will rely upon it in making and disbursing the Finance Facilities with the
knowledge that you would not do so but for execution of this Guarantee.
Disbursement of any part of the Finance Facilities, without any further action
or notice, shall constitute conclusive evidence of your reliance hereon.

      15.   REPRESENTATIONS AND COVENANTS. Each of the undersigned hereby
represent and agree as follows:

            (a)   we are meeting our current liabilities as they mature; our
                  financial statements furnished to you fairly present our
                  assets, liabilities and financial condition; since the date of
                  such financial statements, there have been no material adverse
                  change in our financial condition; there are not now pending
                  any material court or administrative proceedings or any
                  undischarged judgments against us, and no federal, provincial
                  state or other tax liens have been filed or threatened against
                  us, nor are we in default or claimed default under any
                  agreement for borrowed money which has not been waived. A
                  description of any waived defaults is disclosed on Schedule A.

            (b)   we agree to immediately give you written notice of any
                  material adverse change in our financial condition, including
                  but not limited to litigation commenced, tax liens filed,
                  defaults claimed under our indebtedness for borrowed money or
                  bankruptcy proceedings commenced by or against us. Upon your
                  request, we agree to deliver to you timely annual financial
                  statements for the preceding year and supporting federal,
                  provincial state or other tax returns, and at such reasonable
                  time as you request, to furnish our current financial
                  statement.

            (c)   we are fully aware of the financial condition of the Seller
                  and deliver this Guarantee based solely upon our own
                  independent investigation and in no part upon any
                  representation or statement made by you with respect thereto.
                  We are in a position to and hereby assume full responsibility
                  for obtaining any additional information concerning the
                  Seller's financial condition as we may deem material to our
                  obligations hereunder. We are not relying upon nor expecting
                  you to furnish us any information in your possession
                  concerning the Seller's financial condition.

            (d)   neither the Seller nor the Guarantors is in default under any
                  material agreement, contract, lease or other instrument to
                  which the Seller or the Guarantors is a party and no event has
                  occurred which, with the giving of notice or the passage of
                  time or both, will become an event of default thereunder.

            (e)   there is no litigation or proceeding pending or threatened
                  before any court, agency, tribunal, arbitration board or any
                  other body which has or could have a material adverse effect
                  upon the condition, either financial or otherwise, of the
                  Seller or the Guarantors Principal or the ability of the
                  Sellers and the Guarantors to perform its or their obligations
                  under any of the Factoring Agreement or any of the documents
                  executed and delivered in respect thereof.

<PAGE>

      16.   SECURITY. The performance of our obligations under this Guarantee is
unsecured.

      17.   MISCELLANEOUS.

            (a)   No right or remedy conferred upon or reserved to you under
this Guarantee is intended to be exclusive of any other available remedy or
remedies but each and every remedy shall be cumulative and shall be in addition
to every other remedy given under this Guarantee, or the Finance Facilities, or
as may now or hereafter exist at law or in equity. No waiver, amendment, release
or modification of this Guarantee shall be established by conduct, custom or
course of dealing, but only by an instrument in writing duly executed by you.

            (b)   Whenever the context requires or permits the singular shall
include the plural, the plural shall include the singular and the masculine,
feminine and neuter shall be freely interchangeable.

            (c)   This Guarantee is delivered in and made in, is executed with
respect to and shall in all respects be construed pursuant to and governed by
the laws of the Province of Ontario.

            (d)   This Guarantee and each and every part hereof, shall be
binding us and our heirs, administrators, representatives and executors and
shall inure to your benefit, and your successors and assigns, including each and
every assignee of any part or all of the Finance Facilities.

            (e)   This Guarantee may be executed by one or more of the parties
hereto on any number of separate counterparts and all of the counterparts taken
together shall constitute one and the same instrument.

            (f)   This Guarantee constitutes the joint and several obligation of
each guarantor of the Obligations, including the undersigned, and shall be fully
binding upon and enforceable against any or all of such parties or persons and
their sole and separate estates. Neither the death nor release of any guarantor
of the Obligations shall affect or release the joint and several liability of
any other person or party. You may at your option enforce this Guarantee against
one or more or all of the guarantors of the Obligations; provided you shall not
be required to resort to enforcement against each and every guarantor of the
Obligations and the failure to proceed against or join each and every of the
guarantors of the Obligations shall not affect the joint and several liability
of each of the guarantors of the Obligations.

            (g)   This Guarantee is intended by us as a final expression of our
agreement and is intended as a complete statement of the terms and conditions to
which we are bound.

      18.   WAIVER OF JURY TRIAL. OUR LEGAL COUNSEL HAS ADVISED US THAT (a)
THERE MAY BE A RIGHT TO A JURY TRIAL IN CONNECTION WITH ANY CLAIM, DISPUTE OR
LAWSUIT ARISING OUT OF THIS GUARANTEE, AND (b) SUCH RIGHT MAY BE WAIVED. AFTER
CONSULTATION WITH OUR COUNSEL (WHICH HAS INCLUDED OUR COUNSEL'S REVIEW OF THIS
GUARANTEE), WE BELIEVE THAT IT IS IN OUR BEST INTEREST IN THIS COMMERCIAL
TRANSACTION TO WAIVE SUCH RIGHT. ACCORDINGLY, WE HEREBY WAIVE OUR RIGHT TO A
JURY TRIAL AND FURTHER AGREE THAT THE BEST FORUM FOR HEARING ANY CLAIM, DISPUTE
OR LAWSUIT, IF ANY, ARISING IN CONNECTION WITH THIS GUARANTEE OR OUR
RELATIONSHIP WITH YOU, SHALL BE A COURT OF COMPETENT JURISDICTION SITTING
WITHOUT A JURY.

      WE GIVE THIS GUARANTEE FREELY AND VOLUNTARILY TO YOU WITHOUT ANY DURESS OR
COERCION. WE HAVE CONSULTED WITH COUNSEL AND WE HAVE CAREFULLY AND COMPLETELY
READ ALL OF THE TERMS AND PROVISIONS OF THIS GUARANTEE.

<PAGE>

                                                BST ACQUISITION LTD.

                                                /s/ Charles A. Vanella
                                                -------------------------------
                                                Name
                                                President

                                                TARPON INDUSTRIES, INC.

                                                /s/ Charles A. Vanella
                                                -------------------------------
                                                Name
                                                President

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