Document:

<PAGE>

                                  EXHIBIT 4.22

LAND TITLE ACT
FORM B
(Section 219.1)

Province of
British Columbia
MORTGAGE - PART 1    (This area for Land Title Office Use)    Page 1 of 4 pages
________________________________________________________________________________

1.      APPLICATION: (Name, address, phone number and signature of applicant,
        applicant's solicitor or agent)
        BULL, HOUSSER & TUPPER, Barristers & Solicitors, 3000 - 1055 West
        Georgia Street, Vancouver, British Columbia, V6E 3R3 687-6575

        Per: "Melanie Markowsky"
             _______________________________________
             Melanie Markowsky, Paralegal
________________________________________________________________________________
2.      PARCEL IDENTIFIER(S) AND LEGAL DESCRIPTION(S) OF THE MORTGAGED LAND:*
        (PID) (LEGAL DESCRIPTION)

        SEE SCHEDULE
________________________________________________________________________________
3.      BORROWER(S) [MORTGAGOR(S)]: (including postal address(es) and postal
        codes(s))*

        THE ANSWER GARDEN PRODUCTS LTD. (Incorporation No. 310431) of Box 11130
        Royal Centre, 3000 - 1055 West Georgia Street, Vancouver, British
        Columbia, V6E 3R3
________________________________________________________________________________
4.      LENDER(S) [MORTGAGEE(S)]: (including occupations(s), postal address(es)
        and postal code(s))*

        JAMES EDWARD HARGRAVES DARBY, Businessman of 550 Lowry Lane, North
        Vancouver, British Columbia, V7G 1R3
________________________________________________________________________________

5.      PAYMENT PROVISIONS:**

<TABLE>
______________________________________________________________________________________________________________
<S>                                   <C>                                   <C>
(a) Principal Amount:                 (b)  Interest Rate:                   (c) Interest Adjustment   Y  M  D
$2,160,680.98                         Prime plus three and one-half per     Date:
                                      centum (3-1/2%) per annum             N/A
______________________________________________________________________________________________________________

(d) Interest Calculation Period:      (e) Payment Dates:                    (f) First Payment Dates:
Monthly (calculated on                ON DEMAND                             ON DEMAND
outstanding daily balances)
______________________________________________________________________________________________________________

(g) Amount of each periodic payment:  (h) Interest Act (Canada) Statement:  (i)Last Payment  Date:
N/A                                   N/A                                   ON DEMAND
______________________________________________________________________________________________________________

(j) Assignment of Rents which the     (k) Place of Payment:                 (l) Balance Due
applicant wants registered?                                                 Date:
                                      POSTAL ADDRESS IN                     ON DEMAND
YES [ ]                  NO [X]       ITEM 4

if YES page & paragraph number:
______________________________________________________________________________________________________________
</TABLE>

* If space insufficient, enter "SEE SCHEDULE" and attach schedule in Form E.

** If space in any box insufficient, enter "SEE SCHEDULE" and attach schedule in
Form E.

<PAGE>

MORTGAGE - PART 1                                                         Page 2
________________________________________________________________________________

6.      MORTGAGE contains floating charge on land?

           YES [ ]                    NO  [X]

7.      Mortgage secures a current or running account?

           YES [X]                    NO  [ ]
________________________________________________________________________________

8.      INTEREST MORTGAGED:

          Freehold        [X]
          Other (specify) [ ]*

9.      MORTGAGE TERMS:
        Part 2 of this mortgage consists of (select one only):

         (a)  Prescribed Standard Mortgage Terms [ ]

         (b) Filed Standard Mortgage Terms       [X] D.F. Number: MT900315

         (c) Express Mortgage Terms              [ ] (annexed to this mortgage
                                                      as Part 2)

        A selection of (a) or (b) includes any additional or modified terms
        referred to in Item 10 or in a schedule annexed to this mortgage.
________________________________________________________________________________

10.     ADDITIONAL OR MODIFIED TERMS:*
        SEE SCHEDULE
________________________________________________________________________________

11.     PRIOR ENCUMBRANCES PERMITTED BY LENDER:*
        N/A
________________________________________________________________________________

12.     EXECUTION(S):**This mortgage charges the Borrower's interest in the land
        mortgaged as security for payment of all money due and performance of
        all obligations in accordance with the mortgage terms referred to in
        Item 9 and the Borrower(s) and every other signatory agree(s) to be
        bound by, and acknowledge(s) receipt of a true copy of, those terms.

        Officer Signature(s)      EXECUTION DATE   Borrower(s) Signature(s)

                                    Y    M    D    THE ANSWER GARDEN
                                                   PRODUCTS LTD. by its
                                                   authorized signatory:

    "James Sutcliffe"              2004  2    10   "Doug Halward"
________________________________                   _____________________________
                                                   Douglas R. Halward

OFFICER CERTIFICATION:
Your signature constitutes a representation that you are a solicitor, notary
public or other person authorized by the Evidence Act, R.S.B.C. 1979, c. 116, to
take affidavits for use in British Columbia and certifies the matters set out in
Part 5 of the Land Title Act as they pertain to the execution of this
instrument.

* If space insufficient, enter "SEE SCHEDULE" and attach schedule in Form E.
** If space insufficient, continue executions on additional page(s) in Form D.

<PAGE>

LAND TITLE ACT
FORM E

SCHEDULE                                                                  Page 3
________________________________________________________________________________

Enter the required information in the same order as the information must appear
on the Freehold Transfer Form, Mortgage Form or General Instrument Form.

2.      PARCEL IDENTIFIER(S) AND LEGAL DESCRIPTION(S) OF THE MORTGAGED LAND:*
        (PID)                (LEGAL DESCRIPTION)

        013-038-362           Lot "A" Section 8 Township 13 New Westminster
                              District Plan 80444, City of Abbotsford

        015-918-793           Lot "B" Section 8 Township 13 New Westminster
                              District Plan 85083, City of Abbotsford

        009-831-991           Lot 5 Section 8 Township 13 New Westminster
                              District Plan 13540, City of Abbotsford

10.     ADDITIONAL OR MODIFIED TERMS:

A.      COLLATERAL SECURITY

        This Mortgage is granted for valuable consideration (the receipt and
        sufficiency of which are hereby acknowledged by the Mortgagor) as
        general and continuing collateral security for payment and satisfaction
        of all debts, liabilities and obligations, present or future, direct or
        indirect, absolute or contingent, matured or not, extended or renewed,
        of whatsoever nature and kind and howsoever arising, at any time and
        from time to time owing or payable by the Mortgagor and Consolidated
        Envirowaste Industries Inc. ("Consolidated") or either of them to the
        Mortgagee, all as may be more fully set forth in the Filed Standard
        Mortgage Terms (referred to in Item 9 of Form B) which form part of this
        Mortgage and Defeasance Option #4 under Section 3 of the said Filed
        Standard Mortgage Terms applies to this Mortgage.

B.      The following definition of "Prime" is added to Section 1 of the said
        Filed Standard Mortgage Terms:

        "Prime" means the annual rate of interest announced from time to time by
        Royal Bank of Canada as a reference rate then in effect for determining
        interest rates on Canadian dollar commercial loans in Canada;"

C.      The following shall be added immediately following Section 8 of the said
        Filed Standard Mortgage Terms:

        "8A. PROHIBITIONS

        Without the prior written consent of the Mortgagee, the Mortgagor shall
        not and shall not have the power to:

        (a)     grant, create or permit to be created any mortgage, charge or
                security interest in, encumbrance or lien over, or claim against
                the Mortgaged Land or any part thereof which ranks or could in
                any event rank in priority to or pari passu with the charge of
                this Mortgage; or

<PAGE>

LAND TITLE ACT
FORM E

SCHEDULE                                                                  Page 4
________________________________________________________________________________

Enter the required information in the same order as the information must appear
on the Freehold Transfer Form, Mortgage Form or General Instrument Form.

        (b)     issue or have outstanding at any time any secured or unsecured
                bonds, debentures, debenture stock or other evidences of
                indebtedness of the Mortgagor or of any predecessor in title of
                the Mortgagor issued under a trust deed or other instrument
                running in favour of a trustee."

D.      The following shall be added immediately following Section 17 of the
        said Filed Standard Mortgage Terms:

        "17A. IMMEDIATE PAYMENT AND PREPAYMENT

        The Mortgagee may exercise its rights and remedies hereunder immediately
        upon default, and the Mortgagor hereby confirms that except as may be
        expressly otherwise provided herein or in any other written agreement
        between the Mortgagor and the Mortgagee contemplating the granting of
        this Mortgage, the Mortgagee has not given any covenant, express or
        implied, and is under no obligation to allow the Mortgagor any period of
        time to remedy any default prior to the Mortgagee exercising its rights
        and remedies hereunder."

E.      Section 39 of the said Filed Standard Mortgage Terms shall be amended by
        deleting the first sentence thereof and substituting the following
        therefor:

                "For the purposes of these provisions, the "Condominium Act"
                means the Strata Property Act, S.B.C. 1998, c. 43 as amended by
                the Strata Property Amendment Act, 1999, S.B.C. 1999, c. 21 and
                any amendments thereto or replacements thereof in effect from
                time to time.".

                                 END OF DOCUMENT<PAGE>

                                  EXHIBIT 4.23

                                 ACKNOWLEDGEMENT

The undersigned and each of them (if more than one), being the Mortgagor under a
mortgage (the "Mortgage") bearing the date(s) of execution indicated below
granted to JAMES E. H. DARBY in the principal amount of $2,160,680.98 hereby
acknowledge(s) receipt at or before the time of execution of the Mortgage of:

(1)     a true copy of the set of standard mortgage terms filed under no.
        MT900315 and referred to in item 9 of Form B of the Mortgage;
        and

(2)     a copy of Part 1 of the Mortgage and any schedules thereto including a
        statement of any modifications (by way of additions, amendments or
        deletions) to such filed set of standard mortgage terms.

        DATE OF SIGNATURE                 MORTGAGOR

         Y    M    D                      THE ANSWER GARDEN
                                          PRODUCTS LTD.

       2004  02    10                      "Doug Halward"
                                         -----------------------------------
                                         Douglas R. Halward

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