Document:

<PAGE>   1
                                                                    EXHIBIT 10.1

                               SUBLEASE AGREEMENT

1. PARTIES.

        THIS SUBLEASE AGREEMENT (the "Sublease") is made and entered into as of
this 23 day of June, 2000, by and between BEA SYSTEMS, INC., a Delaware
corporation, ("Sublandlord") and WEBGAIN, INC., a Delaware corporation
("Subtenant").

2. FACTS.

        Sublandlord, as tenant, entered into a certain Lease dated April 3, 2000
(the "Master Lease") with Compaq Computer Corporation, as landlord ("Landlord")
for the leasing of a building commonly known and addressed as 5425 Stevens Creek
Blvd., Santa Clara, California 95051, as more particularly described in Section
3 and Exhibit A of the Master Lease (the "Premises").

        Sublandlord desires to sublet to Subtenant, and Subtenant desires to
sublease from Sublandlord a portion of the Premises (as more particularly
defined below), in accordance with the terms and conditions of this Sublease.

        In consideration of the covenants and agreements set forth herein, and
for other good and valuable consideration, the receipt and sufficiency of which
are hereby acknowledged, Sublandlord and Subtenant covenant and agree as set
forth below.

3. DEMISE AND TERM

        Sublandlord subleases to Subtenant, and Subtenant subleases from
Sublandlord, the area consisting of 28,786 rentable square feet shown on the
floor plan attached as Exhibit "A" attached hereto (the "Subleased Premises"),
which comprises the entirety of floors three (3) and four (4) and certain common
areas of the Building having a total rentable area of 59,367 square feet plus 94
square feet of Shared Area (the "Building"). For the purposes of this Sublease,
it is agreed that the rentable area of the Subleased Premises and the rentable
area of the Building shall be as stated in this Section 3(a) and no variation
between such stated rentable areas and the actual rentable areas of the
Subleased Premises and/or the Building shall alter or affect the rights and
obligations of Sublandlord and Subtenant under this Sublease.

        The term of this Sublease (the "Sublease Term") shall commence on June
26, 2000 (the "Commencement Date"). The Sublease Term shall end on the earliest
to occur of (a) 11:59 p.m. on March 31, 2003 , (the "Expiration Date"), (b) the
date the Sublease is sooner terminated pursuant to its terms, or (c) the date
the Master Lease is sooner terminated pursuant to its terms.

4. BASE RENT AND ADDITIONAL RENT

        Subtenant shall pay to Sublandlord base monthly rent ("Base Monthly
Rent") for the Subleased Premises in advance without prior notice, demand,
set-off, deduction or abatement in accordance with the following schedule:

                                       1
<PAGE>   2

<TABLE>
<CAPTION>
-----------------------------------------------------------------------------------
Period                       Monthly gross Rental rate per      Monthly Installment
                                 rentable square foot
<S>                          <C>                                <C>
-----------------------------------------------------------------------------------
Commencement through 3/31/01            $5.00                       $143,930.00
      4/1/01 through 3/31/02            $5.20                       $149,687.20
      4/1/02 through 3/31/03            $5.41                       $155,732.26
-----------------------------------------------------------------------------------
</TABLE>

        The sum of $143,930.00 shall be payable by Subtenant upon the execution
of this Sublease as Monthly Base Rent for the first full calendar month of the
Sublease Term. Except for the payment due upon execution of this Sublease,
Monthly Base Rent shall be due payable by Subtenant on or before the first day
of each calendar month during the Sublease Term and prorated for any partial
month.

        Commencing on the Commencement Date and through the remainder of the
Sublease Term, Subtenant shall pay Subtenant's Proportionate Share (as defined
below) of all costs and expenses payable by Sublandlord under the Master Lease.

        "Subtenant's Proportionate Share" shall be forty-eight and forty-five
one hundredths percent (48.45%). If during the Sublease Term there is a change
in the rentable area of either the Subleased Premises or the Premises, then
Subtenant's Proportionate Share shall be recalculated by dividing the revised
rentable area of the Subleased Premises by the revised rentable area of the
Premises.

        Subtenant shall pay to Sublandlord, within ten (10) days after invoice
therefor by Sublandlord Subtenant's Proportionate Share of all costs and
expenses ("Expenses") payable by Sublandlord under the Master Lease. Sublandlord
shall have the right to estimate such Expenses from time to time, as reasonably
determined by Sublandlord and communicated to Subtenant, and Subtenant shall pay
to Sublandlord together with each payment of Monthly Base Rent, a sum equal to
one-twelfth (1/12th) of Subtenant's Proportionate Share of the then estimated
Expenses. If Sublandlord estimates such Expenses, then within one hundred twenty
(120) days after the end of each calendar year during the Sublease Term,
Sublandlord shall furnish Subtenant with a statement setting forth the actual
Expenses for such calendar year. If the actual Expenses for such calendar year
exceed the amount theretofore estimated, Subtenant shall pay to Sublandlord,
within twenty (20) days after Sublandlord has furnished Subtenant with the
statement described above, Subtenant's Proportionate Share of the excess of the
actual Expenses for such calendar year over and above the estimated Expenses.
Conversely, if the Expenses for such calendar year are less than the amount
theretofore estimated, Sublandlord shall (1) apply such excess to any amount
then owed by Subtenant to Sublandlord, or (2) credit the difference against the
next payment of Monthly Base Rent due under this Sublease, or (3) if the
Sublease Term has ended, pay such excess to Subtenant within twenty (20) days
after Sublandlord has furnished Subtenant with the statement described above.
Sublandlord may by notice to Subtenant change the estimated amount of Expenses,
in which case an appropriate payment or credit shall be made by one party to the
other within twenty (20) days after Sublandlord's notice of such change, so that
Tenant's estimated payments for the then current calendar year match Tenant's
Proportionate Share of the revised estimated Expenses for such year.

        Sublandlord will maintain accurate books and records necessary for the
determination and confirmation of the Expenses in accordance with normal
business practices, which records are to be kept for not less than two (2) years
after the calendar year to which they relate. Upon reasonable advance notice,
Subtenant shall be permitted to designate an independent certified public
accountant, reasonably approved by Sublandlord, to audit Sublandlord's books and
records. If such audit discloses any material discrepancy between Sublandlord's
prior statements of Expenses, appropriate adjustment shall be made in any
payments made by or due from Subtenant hereunder. No such audit may be conducted
with respect to a particular calendar

                                       2
<PAGE>   3

year more than six (6) months after delivery of Sublandlord's statement of
actual Expenses for such calendar year, unless Landlord thereafter delivers a
corrected statement of actual Expenses (in which case the deadline for
Subtenant's audit shall be extended to three (3) months after Sublandlord's
delivery of the corrected statement). No person conducting such audit shall be
compensated, in whole or part, based on the outcome of such audit.

        All amounts other than Monthly Base Rent which are payable by Subtenant
to Sublandlord pursuant to this Sublease shall be "Additional Rent," and
references in this Sublease to "Rent" shall mean both Monthly Base Rent and
Additional Rent. If any Rent due hereunder from Subtenant is not paid when due,
Subtenant shall be charged a late fee equal to five percent (5%) of the
delinquent amount. Said late fee shall be payable as Additional Rent and neither
Sublandlord's demand for nor collection of such late fee shall preclude
Sublandlord's exercise of all other rights and remedies arising on account of
such late payment. Subtenant acknowledges that the actual damages sustained by
virtue of late payment of Rent would be difficult or impractical to determine
and that the late fee provided above represents a reasonable estimate of such
damages.

        Subtenant shall pay before delinquency all taxes and assessments levied
against Subtenant's personal property and trade or business fixtures and all
fees and charges for utilities and services supplied to the Subleased Premises
in addition to the utilities and services provided under the Master Lease.

        Subtenant shall reimburse Sublandlord for Subtenant's Proportionate
Share of Sublandlord's costs of improving the Building, including, without
limitation, painting and patching of walls and doors, installation of security
system and related doors and electrical work, installation of telephone and data
cabling and any other costs reasonably related to making the Building ready for
occupancy for Subtenant. Such reimbursement shall be payable by Subtenant to
Sublandlord within thirty (30) days after invoice to Subtenant.

5. INCORPORATION OF MASTER LEASE PROVISIONS

        This Sublease is and shall remain subject and subordinate to the Master
Lease. Sublandlord and Subtenant shall not commit or permit to be committed on
the Subleased Premises any act or omission which shall violate any term or
condition of the Master Lease. Subtenant hereby expressly assumes and agrees to
observe, perform and otherwise comply with all covenants and obligations of the
Master Lease which pertain to the Subleased Premises (other than the obligation
to pay Rent) which are assumed by Subtenant hereunder the Sublease Term.

        Subject to the exclusions, limitations and modifications herein below
set forth, the terms, covenants and conditions of the Master Lease are
incorporated in this Sublease by reference so that, except to the extent that
they are excluded, limited or otherwise modified by the provisions of this
Sublease for the purpose of incorporation by reference, each and every term,
covenant and condition of the Master Lease binding or inuring to the benefit of
the Landlord thereunder shall, in respect of this Sublease, bind or inure to the
benefit of Sublandlord, and each and every term, covenant and condition of the
Master Lease binding or inuring to the benefit of the tenant thereunder shall,
in respect of this Sublease, bind or inure to the benefit of Subtenant, with the
same force and effect as if such terms, covenants and conditions were completely
set forth in this Sublease, and as if the words "Landlord" and "Tenant," or
words of similar import, wherever the same appear in the Master Lease, were
construed to mean, respectively, "Sublandlord" and "Subtenant" in this Sublease,
and as if the word "Premises," or words of similar import, wherever the same
appear in the Master Lease, were construed to mean "Subleased Premises" in this
Sublease, and as if the word "Lease;" or words of similar import, wherever the
same appear in the Master Lease, were construed to mean this "Sublease."
Subtenant represents that it has examined, read and is thoroughly familiar with
the terms, covenants and conditions of the Master

                                       3
<PAGE>   4

Lease, and accepts those terms, covenants and conditions and obligations thereof
which have been incorporated herein.

        The following sections of the Master Lease are not incorporated as a
part of this Sublease and are expressly excluded herefrom (except insofar as
the same may be referenced elsewhere in this Sublease for purposes of
identification or definition of certain matters): 1; 3.1; 3.4; 4.1; 4.3; 4.4; 5;
6; the first sentence of 7.1; the first sentence of 7.2; 7.3; 18; 32; 38; and
Exhibit H.

        The following limitations shall apply to the interpretation and
enforcement of the incorporated terms, covenants and conditions of the Master
Lease:

        The time limits contained in the Master Lease for the giving of notices,
making of demands or performing of any act, condition or covenant on the part of
the Tenant thereunder, or for the exercise by the Tenant thereunder of any
right, remedy or option, are changed for the purposes of incorporation herein by
reference by shortening the same in each instance by two (2) business days, so
that in each instance Subtenant shall have two (2) business days less time to
observe or perform hereunder than Sublandlord has as the Tenant under the Master
Lease.

        Any non-liability, release, indemnity or hold harmless provision, and
any provisions pertaining to waiver of subrogation rights and or the naming of a
party under an insurance policy, in the Master Lease for the benefit of
Landlord, that is incorporated herein by reference, shall be deemed to inure to
the benefit of Sublandlord and Landlord for the purpose of incorporation by
reference in this Sublease.

        Any right of the Landlord or access or inspection and any right of the
Landlord under the Master Lease to do work in the Subleased Premises under the
Master Lease or in the Premises and any right of the Landlord in respect of
rules and regulations shall be deemed to inure to the benefit of Sublandlord and
the Landlord, for the purpose of incorporation by reference in this Sublease.

        If any of the express provisions of this Sublease shall conflict with
any of the provisions incorporated by reference, such conflict shall be resolved
in every instance in favor of the express provisions of this Sublease. If any
incorporated provision of the Master Lease cross-references a provision of the
Master Lease, which is not incorporated in this Sublease, such cross-referenced
Master Lease provision shall be disregarded except to the extent required for a
fair and equitable interpretation of the incorporated Master Lease provision.

        Any obligation of Sublandlord which is contained in this Sublease by the
incorporation by reference of the provisions of the Master Lease shall be
observed or performed by Sublandlord using reasonable good faith efforts to
cause the Landlord under the Master Lease to observe and/or perform the same,
and Sublandlord shall have a reasonable time to enforce its rights to cause such
observance or performance. Sublandlord shall not be required to furnish, supply
or install anything under any provision of the Master Lease. Subtenant shall not
in any event have any rights in respect of the Subleased Premises greater than
Sublandlord's rights under the Master Lease, and notwithstanding any provision
to the contrary, as to obligations that pertain to the Subleased Premises and
are contained in this Sublease by the incorporation by reference of the
provisions of the Master Lease, Sublandlord shall not be required to make any
payment or perform any obligation, and Sublandlord shall have no liability to
Subtenant for any matter whatsoever, except for Sublandlord's obligation to pay
the rent and additional rent due under the Master Lease and for Sublandlord's
obligation to use reasonable good faith efforts, upon request of Subtenant, to
cause the Landlord under the Master Lease to observe and/or perform Landlord's
obligations under the Master Lease. Sublandlord shall not be responsible for any
failure or interruption, for any reason whatsoever, of the services or
facilities that may be appurtenant to or supplied at the Premises by the
Landlord.

                                       4
<PAGE>   5

        With respect to any approval or consent required to be obtained from
Landlord under the Master Lease, such approval or consent must be obtained from
both Landlord and Sublandlord, and the approval of Sublandlord may be withheld
if Landlord's approval or consent is not obtained.

        Notwithstanding the incorporation of specific terms, covenants and
conditions of the Master Lease into this Sublease, such incorporated terms,
covenants and conditions have in instances been further modified or amended as
more particularly stated within the terms of this Sublease, including, without
limitation, the following modifications:

        The remedies available to Sublandlord in case of Subtenant's default, as
set forth in Section 19 of the Master Lease, shall include (without limitation)
those provided in California Civil Code Sections 1951.2 and 1951.4. Furthermore,
the notice and cure periods set forth in Section 19.1 of the Master Lease shall
reduced from five (5) business days and thirty (30) days, respectively, to three
(3) business days and fifteen (15) days.

        If the Subleased Premises are not surrendered at the Expiration Date or
sooner termination of this Sublease in the condition required by the Master
Lease, Subtenant shall be deemed in a holdover tenancy pursuant to this Section
and Subtenant shall indemnify, defend, and hold Landlord and Sublandlord
harmless against loss or liability resulting from delay by Subtenant in so
surrendering the Subleased Premises including, without limitation, any claims
made by any succeeding tenant founded on such delay and costs incurred by
Landlord and Sublandlord in returning the Premises and the Subleased Premises to
the required condition, plus interest. Any holding over after the termination or
Expiration Date with Sublandlord's express written consent, shall be construed
as month-to-month tenancy, terminable on thirty (30) days written notice from
either party, and Subtenant shall pay as Base Monthly Rent to Sublandlord a rate
equal to one hundred fifty percent (150%) of the Base Monthly Rent due in the
month preceding the termination or Expiration Date, plus all other amounts
payable by Subtenant under this Sublease. Any holding over shall otherwise be on
the terms and conditions herein specified, except those provisions relating to
the Master Lease and this Sublease. If Subtenant remains in possession of the
Subleased Premises after the Expiration Date or sooner termination of this
Sublease without Sublandlord's consent, Subtenant's continued possession shall
be on the basis of a tenancy at sufferance and Tenant shall pay as rent during
the holdover period an amount equal to two hundred percent (200%) of the Base
Monthly Rent due in the month preceding the termination or Expiration Date, plus
all other amounts payable by Subtenant under this Sublease. This provision shall
survive the termination or expiration of the Master Lease and this Sublease.

        Any notice by Subtenant of a failure by Sublandlord to perform its
obligations under this Sublease shall be delivered both to any party requested
by Sublandlord in writing, and also to Landlord.

6. UTILITIES AND SERVICES

        Subtenant shall not, except with Sublandlord's prior written consent,
which consent may be withheld in Sublandlord's sole discretion, either: (i) use
any apparatus or device in the Subleased Premises which will increase the amount
of cooling, ventilation, electricity or water supplied to the Subleased Premises
beyond that usually supplied for general office use; or (ii) connect with
electric current or water pipes any device or apparatus for the purpose of using
electrical current or water, except as such connections now exist. If
Sublandlord consents to the use and/or connection of any apparatus or device
described in clauses (i) and (ii) above, Sublandlord may install meters or
similar monitoring devices to measure the amount of utilities consumed by such
apparatus or devices and Subtenant shall pay for the cost of all work and
materials required for the installation, maintenance and use of such meters and
monitoring devices. If Sublandlord elects not to install a special meter or
monitoring device, Sublandlord shall

                                       5
<PAGE>   6

determine the amount of additional utilities and resources consumed by such
apparatus or device based upon Sublandlord's reasonable estimates and best
judgment, and such determination, made in good faith by Sublandlord, shall be
conclusive on Subtenant. Subtenant shall pay to Sublandlord promptly upon demand
the cost of any excess use of utilities and resources based on the rates charged
by the local public utility company or other supplier furnishing same, plus any
additional expense incurred by Sublandlord in keeping account of the foregoing
and administering same.

        Sublandlord shall not be in default under this Sublease or liable for
any damages directly or indirectly arising from, nor shall the rent be abated by
reason of, any failure to provide or any reduction in any of the above services
or utilities if such failure or reduction is caused by the making of repairs or
improvements to the Premises or the Building, the installation of equipment,
acts of God or the elements, labor disturbances of any character, or any other
events or conditions whatsoever beyond the reasonable control of Sublandlord, or
rationing or restrictions on the use of said services and utilities due to
energy shortages or other causes, whether or not any of the above result from
acts or omissions of Sublandlord. Furthermore, Sublandlord shall be entitled to
cooperate voluntarily in a reasonable manner with the efforts of national, state
or local governmental bodies or utilities suppliers in reducing energy or other
resources consumption. The failure of Sublandlord to provide the utilities and
services specified in this Section shall not constitute a constructive or other
eviction of Subtenant.

        Subtenant shall pay prior to delinquency for all telephone and all other
materials and services not expressly required to be provided by Sublandlord,
which may be furnished to or used in, on or about the Subleased Premises during
the Sublease Term.

        7. USE AND CONDITION OF PREMISES

        Subtenant shall use the Subleased Premises exclusively for general
purposes, research and development not involving regulated hazardous materials,
marketing, ancillary storage and other incidental uses, and Subtenant shall not
use, or permit or suffer the Subleased Premises to be used, for any other use or
purpose without first obtaining Sublandlord's written approval of any change in
Subtenant's use. Sublandlord makes no representation, warranty or other
assurance to Subtenant that such use of the Subleased Premises as is authorized
by this Sublease is permitted under applicable zoning and other laws, and
Subtenant assumes all risk pertaining thereto.

        Subtenant shall be permitted during the Sublease Term to use up to
eighty-eight (88) parking spaces in the Building Common Area designated by
Sublandlord and Landlord as serving the Building. Such parking shall be on a
non-exclusive basis unless Sublandlord elects to designate specific parking
areas for use by Sublandlord, Subtenant and other subtenants or occupants of the
Building.

        Subtenant shall at all times observe and comply with the rules and
regulations for the Building as set forth in the Master Lease and in this
Sublease. Sublandlord shall not be liable to Subtenant for the failure of any
other occupant of the Building to observe and comply with such rules and
regulations.

8. ASSIGNMENT AND FURTHER SUBLETTING

        Subtenant shall not sell, assign, mortgage, pledge, hypothecate,
encumber or otherwise transfer this Sublease or any interest therein, and shall
not sub-sublet the Subleased Premises or any part thereof, or suffer or permit
the Subleased Premises or any part thereof to be occupied by any other person
(the employees of Subtenant excepted), without the prior written consent of
Sublandlord and Landlord in each instance; and any attempt to do so without such
consent shall

                                       6
<PAGE>   7

be voidable and, at Sublandlord's election, shall constitute a noncurable
default under this Sublease. No interest of Subtenant in this Sublease or the
Subleased Premises shall be assignable by operation of law. Subject to the terms
and conditions contained in this section, Sublandlord shall not unreasonably
withhold its consent to a voluntary assignment of this Sublease or a subletting
of the Subleased Premises.

        If Subtenant desires at any time to assign this Sublease or to sublet
the Subleased Premises or any portion thereof, Subtenant shall submit to
Sublandlord at least thirty (30) days prior to the proposed effective date of
the assignment or sub-sublease, in writing: (i) a notice of intent to assign or
sub-sublease, setting forth the proposed effective date thereof; (ii) the name
of the proposed assignee or sub-subtenant; (iii) the nature of the proposed
assignee's or subsubtenant's business to be carried on in the Subleased
Premises; (iv) the terms and provisions of the proposed assignment or
sub-sublease; and (v) such financial information as Sublandlord and Landlord may
request concerning the proposed assignee or sub-subtenant, including recent
financial statements and bank references.

        All assignment or sub-sublease agreements shall (i) contain such terms
as are described in Subtenant's notice under this Section or as otherwise agreed
by Sublandlord, (ii) prohibit further assignments or sub-subleases except with
Sublandlord's written consent, (iii) impose the same obligations and conditions
on the assignee or sublessee as are imposed on Subtenant by this Sublease
(except as to rent and term or as otherwise agreed by Sublandlord), (iv) be
expressly subject and subordinate to each and every provision of this Sublease,
(v) have a term that expires on or before the Expiration Date or upon earlier
termination of this Sublease for any reason, (vi) provide that Subtenant and/or
the assignee or sub-sublessee shall pay Sublandlord the amount of any additional
costs or expenses incurred by Sublandlord for repairs, maintenance or otherwise
as a result of any change in the nature of occupancy caused by the assignment or
sub-sublease, and (vii) if a portion of the Subleased Premises are being
sub-subleased, provide for a legally divisible sub-sublease premises.

        Sublandlord shall be entitled to receive all Bonus Rent payable in
connection with any assignment or sub-sublease (subject to payment by
Sublandlord to Landlord of the percentage of such Bonus Rent as deemed to be
Excess Rent under the Master Lease. Within fifteen (15) days after written
request by Sublandlord, Subtenant shall provide and certify to Sublandlord all
financial information required for the calculation of Bonus Rent. "Bonus Rent"
means all sums received by Subtenant in consideration for the assignment or
sub-sublease (including the fair market value, measured in dollars, of any
non-cash consideration) in excess of the Rent payable under this Sublease
(prorated in case of a partial sub-sublease).

        If Sublandlord or Landlord retains the services of an attorney to review
any aspect of the proposed assignment or sub-sublease transaction, Subtenant
shall pay to Sublandlord and/or Landlord all attorneys' fees reasonably incurred
by them in connection therewith. Subtenant shall pay such attorneys' fees to
Sublandlord and/or Landlord within thirty (30) days after written request
therefor.

        No consent of Sublandlord to any assignment or sub-subletting by,
Subtenant shall relieve Subtenant of the obligations to be performed by
Subtenant under this Sublease, whether accruing before or after such assignment
or sub-subletting, and notwithstanding any subsequent modification, extension or
renewal of this Sublease made with or without Subtenant's consent. The consent
by Sublandlord and Landlord to any transfer or sub-subletting shall not relieve
Subtenant from the obligations to obtain Sublandlord's and Landlord's express
prior written consent to any other transfer or sub-subletting. The acceptance by
Sublandlord of payment from any other person shall not be deemed to be a waiver
by Sublandlord of any provision of this Sublease or to be a consent to any
transfer or sub-sublease, or to be a release of Subtenant from any obligation
under this Sublease. If this Sublease is assigned, or if the Subleased Premises
or

                                       7
<PAGE>   8

any part thereof is sub-sublet or occupied by any person other than Subtenant,
Sublandlord may, after default by Subtenant, collect the rent from any such
assignee, transferee, sub-subtenant or occupant and apply the net amount
collected to the Rent reserved herein, and no such action by Sublandlord shall
be deemed a consent to such assignment, transfer, sub-sublease or occupancy.

        Each assignee of Subtenant shall assume all obligations of Subtenant
under this Sublease and shall be and remain liable jointly and severally with
Subtenant for the payment of the Rent and the performance of all the terms,
covenants, conditions and agreements herein contained on Subtenant's part to be
performed for the Sublease Term. No assignment shall be binding on Sublandlord
unless the assignee or Subtenant delivers to Sublandlord a counterpart of the
assignment instrument in recordable form which contains a covenant of assumption
by the transferee satisfactory in substance and form to Sublandlord, consistent
with the requirements of this section. The failure or refusal of any assignee to
execute such instrument of assumption shall not release or discharge the
assignee from its liability to Sublandlord hereunder. Sublandlord shall have no
obligation whatsoever to perform any duty to or respond to any request from any
sub-sublessee, it being the obligation of Subtenant to administer the terms of
its subleases.

        If Subtenant is a privately held corporation, or is an unincorporated
association, limited liability company or partnership, the transfer, assignment
or hypothecation of any stock or interest in such corporation, association,
limited liability company or partnership in the aggregate from the date of this
Sublease in excess of fifty percent (50%) shall be deemed an assignment or
transfer within the meaning of this section. However, nothing in this section
shall prohibit Subtenant from assigning this Sublease or sub-subletting the
Subleased Premises or any part thereof to any of the following: (a) a
subsidiary, affiliate, division or corporation controlling, controlled by or
under common control with Tenant; (b) a successor corporation related to Tenant
by merger, consolidation, or non-bankruptcy reorganization, (c) a purchaser of
substantially all of Tenant's assets located at the Premises, or (d) in the case
of a public offering of the stock of Tenant, the purchasers of Tenant's capital
stock ("AFFILIATE"). For purposes of the preceding sentence, the term "CONTROL"
means owning directly or indirectly fifty percent (50%) or more of the
beneficial interest in such entity, or having the direct or indirect power to
control the management policies of each person or entity, whether through
ownership, by contract or otherwise. Subtenant agrees to inform Sublandlord in
writing within thirty (30) days of any assignment or other transfer permitted
under this paragraph, and such subletting or assignment shall not release or
discharge Subtenant from any liability under this Sublease.

        Sublandlord reserves the option, to be exercised by giving notice to
Subtenant within fifteen (15) days after receipt of Subtenant's notice of intent
to assign or sub-sublease to a third party other than an Affiliate (it being
agreed that no revocation or withdrawal by Subtenant of such notice of intent to
assign or sub-sublease shall affect Sublandlord's option) to recapture the
portion of the Subleased Premises described in Subtenant's notice for the
remainder of the Term, and to terminate this Sublease with respect to such
recaptured Subleased Premises. The effective date of such recapture and
termination shall be as specified in Sublandlord's notice of exercise of its
recapture option, but shall not be less than thirty (30) days nor more than
sixty (60) days after the delivery of such notice. The option to recapture
reserved to Sublandlord hereunder shall also arise in the event Subtenant shall,
voluntarily or involuntarily, sell, assign, mortgage, pledge, encumber or
otherwise transfer this Sublease or any interest herein, or sub-sublet the
Subleased Premises or any portion thereof, or suffer or permit the Subleased
Premises to be occupied by any third person (the employees of Subtenant
excepted), without first obtaining the written consent of Sublandlord; and in
such event the recapture option shall apply to the entire Subleased Premises and
be exercisable by Sublandlord at any time after the occurrence of the event for
which Sublandlord's consent was required by not obtained by Subtenant. If this
Sublease is terminated pursuant to Sublandlord's recapture option with respect
to only a portion of the Subleased Premises, the Monthly Base Rent required
under this Sublease and Subtenant's

                                       8
<PAGE>   9
 Proportionate Share of Expenses shall be adjusted proportionately based on the
rentable square footage retained by Subtenant and the rentable square footage of
the Subleased Premises immediately prior to such recapture and cancellation, and
Sublandlord and Subtenant shall thereupon execute an amendment of this Sublease
in accordance therewith. If Sublandlord so recaptures a portion of the Subleased
Premises, it shall construct and erect at its sole cost such partitions as may
be required to sever the space retained by Subtenant from the space recaptured
by Sublandlord; provided, however, that Subtenant shall bear the cost of
painting, covering or otherwise decorating the surfaces of such partitions which
face the remaining Subleased Premises. Sublandlord may, without limitation,
Sublease the recaptured portion of the Subleased Premises to the proposed
sub-subtenant or assignee, on the same or different terms as were proposed by
Subtenant, without liability to Subtenant.

        Subtenant's sole remedy in case of Sublandlord's failure to act
reasonably in regard to consenting to an assignment or further subletting shall
be specific performance and/or injunctive relief; and Subtenant waives any claim
to damages or defense to enforcement of this Sublease by virtue of Sublandlord's
failure to act reasonably in regard to a proposed assignment or further
subletting. Without limiting the grounds upon which Sublandlord reasonably may
withhold consent to an assignment or further subletting, Subtenant agrees it
will be reasonable for Sublandlord to withhold consent where:

            The proposed assignee or sub-subtenant is a governmental agency or
authority, or is a direct competitor of Sublandlord;

            The proposed assignee or sub-subtenant is a business competitor of
Landlord as determined by Landlord in its sole and absolute discretion;

            The proposed assignee or sub-subtenant currently is an occupant of
the Building, or is someone with whom Sublandlord is negotiating to sublease
part of the Building;

            The proposed assignee or sub-subtenant has a tangible net worth
which is less than the tangible net worth of Subtenant as of the date of this
Sublease.

9. SECURITY DEPOSIT

        Sublandlord hereby acknowledges receipt from Subtenant the sum of Two
hundred ninety-seven thousand seventy and no/100 Dollars ($297,070.00), which
Sublandlord shall retain as security for performance by Subtenant of each of its
obligations hereunder. If Subtenant fails at any time to perform its obligations
hereunder, Sublandlord may at its option apply the Security Deposit, or so much
thereof as is required, to cure Subtenant's default, but if prior to the
expiration or termination of this Master Lease, Sublandlord depletes the
Security Deposit in whole or in part, Subtenant shall immediately restore the
amount so used by Sublandlord. The Security Deposit shall not bear interest for
the benefit of Subtenant and may be commingled with the funds of Sublandlord,
and unless Sublandlord uses the same to cure a default of Subtenant under the
Sublease, or to restore the Subleased Premises to the condition that Subtenant
is required to leave at the conclusion of the term of this Sublease, Sublandlord
shall within thirty (30) days of the expiration or termination of this Sublease,
refund to Subtenant so much of the Security Deposit as it continues to hold
provided Subtenant has provided Sublandlord a forwarding address.

10. NOTICES

        All notices required or permitted to be given hereunder or under
applicable law shall be in writing and shall be deemed served at the earlier of
(i) personal delivery (ii) the next business day when deposited with a reputable
overnight delivery service, transit prepaid (such as, but not

                                       9
<PAGE>   10

limited to, DHL, Federal Express and Airborne), or (iii) three (3) days after
being sent by United States certified mail, postage paid, return receipt
requested, to the following addresses:

              IF TO SUBLANDLORD:

                       BEA Systems, Inc.
                       2315 North First Street
                       San Jose, California 95131
                       Attn.: Vice President, Real Estate and Corporate Services

                       With a copy to:

                       BEA Systems, Inc.
                       2315 North First Street
                       San Jose, California 95131
                       Attn.: General Counsel

              IF TO SUBTENANT:

                       WebGain, Inc.
                       5425 Stevens Creek Boulevard
                       Santa Clara, California 95051
                       Attention: Joe Menard

or to such addresses as the respective parties may from time to time designate
in writing in accordance with the terms of this Section 10.

11. SUBORDINATION AND ATTORNMENT

        Upon the written request of Sublandlord or Landlord, Subtenant will in
writing subordinate its rights under this Sublease to the lien of any mortgage
or deed of trust now or hereafter in force against the Subleased Premises, the
Premises, the Building or the underlying land and to all advances made or
hereafter to be made upon the security thereof, and to all extensions,
modifications and renewals thereunder. Subtenant shall also, upon Sublandlord's
request, subordinate its rights hereunder to any ground or underlying lease,
which may hereafter be executed affecting the Building and/or the underlying
land. Subtenant shall not subordinate its rights hereunder to any lien other
than that of a first mortgage or first deed of trust, except with the prior
written consent of the Mortgagee holding such first mortgage or deed of trust.

        Upon the written request of Landlord or any mortgagee or any lessor
under a ground or underlying lease, Subtenant shall attorn to Landlord or such
mortgagee or ground or underlying lessor, provided Landlord or such mortgagee or
lessor agrees that if Subtenant is not in default under this Sublease,
Subtenant's possession of the Subleased Premises in accordance with the terms of
this Sublease shall not be disturbed. Such agreement shall provide, among other
things, (a) that this Sublease shall remain in full force and effect, (b) that
Subtenant pay rent to Landlord or such mortgagee or lessor from the date of said
attornment, (c) that Landlord or such mortgagee or lessor shall not be
responsible to Subtenant under this Sublease except for obligations accruing
subsequent to the date of such attornment, and (d) that Subtenant, in the event
of foreclosure or a deed in lieu thereof or a termination of the ground or
underlying lease, will enter into a new lease with Landlord or such mortgagee,
lessor or other person having or acquiring title on the same terms and
conditions as this Sublease and for the balance of the Sublease Term.

        If any lender should require any modification of this Sublease as a
condition of loans secured by a lien on the Premises, the Building or the land
underlying the Building, or if any such

                                       10
<PAGE>   11
modification is required as a condition to a ground or underlying lease,
Subtenant will approve and execute any such modifications, promptly after
request by Sublandlord provided no such modification shall relate to the rent
payable hereunder, the length of the Term or otherwise materially change the
rights or obligations of Sublandlord or Subtenant.

12. BINDING EFFECT

        Subject to the limitations expressed in Section 8 above and this
Section, the covenants and agreements herein contained shall bind and inure to
the benefit of Sublandlord, Subtenant, and their respective executors,
administrators, successors and assigns.

        In the event of any assignment or transfer of the Sublandlord's interest
under the Master Lease, which assignment or transfer may occur at any time
during the term hereof, as between Sublandlord and Subtenant, Sublandlord shall
be and hereby is entirely relieved of all covenants and obligations of
Sublandlord hereunder accruing after the date of such assignment or transfer,
provided such transferee has assumed all covenants and obligations thereafter to
be performed by Sublandlord hereunder. Sublandlord may transfer and deliver any
security of Subtenant to the transferee of the Sublandlord's interest under the
Master Lease, and thereupon Sublandlord shall be discharged from any further
liability with respect thereto.

13. MISCELLANEOUS

        A. Subtenant shall have the right to have signage installed on the
directory sign, if any, provided by Sublandlord for the Building; such signage
shall be at Subtenant's cost, subject to approval by Sublandlord of the details.
Subtenant shall be responsible for maintaining its signage on the directory and
for its removal upon the Expiration Date or earlier termination of this
Sublease.

        B. Sublandlord and Subtenant each represent to the other that they have
dealt with no real estate brokers, finders, agents or salesman. Each party
agrees to hold the other party harmless from and against all claims for
brokerage commissions, finders fees or other compensation made by any other
agent, broker, salesman or finder as a consequence of said party's actions or
dealings with such agent, broker, salesman, or finder.

        C. Sublandlord represents and warrants to Subtenant that, (i) to the
best Sublandlord's knowledge, no default (or condition which will become a
default following the passage of time with or without the giving of notice)
under the Master Lease that would entitle Landlord to terminate the Master Lease
currently exists; (ii) a copy of the Master Lease attached hereto as Exhibit "B"
is true and correct copy of the Master Lease; and (iii) Sublandlord will
cooperate with the Subtenant regarding any relations with Landlord, such as the
giving or receiving of notice or regarding Landlord's rendering of services as
provided under the Master Lease as incorporated in this Sublease.

        D. All prior understandings and agreements between the parties hereto
are merged within this Sublease. This Sublease and the provisions of the Master
Lease incorporated herein by the express terms of this Sublease constitute the
complete and exclusive agreement among the parties with respect to the matters
contained herein and supersede all prior written or oral agreements or
statements by and among the parties hereto, provided that this Sublease shall be
at all times subject to all of the terms and conditions of the Master Lease.

        E. This Sublease may not be changed, amended, modified, or terminated,
either orally or in any manner, other than by express agreement in writing
signed by the parties hereto, and by Landlord to the extent required by the
Master Lease.

        F. Subtenant shall purchase from Sublandlord the furniture in the
Premises owned by Sublandlord listed in Exhibit "D" for the amount of
$75,000.00. Such reimbursement shall be payable by Subtenant to Sublandlord
within thirty (30) days of the date of this Sublease.

                                       11
<PAGE>   12
        IN WITNESS WHEREOF, the parties hereto have caused this instrument to be
executed by hand as of the date first above written.

                                 SUBLANDLORD:

                                 BEA SYSTEMS, INC.,
                                 a Delaware corporation

                                 By:
                                     ---------------------------------------
                                 Its:
                                     ---------------------------------------

                                 SUBTENANT:

                                 WebGain, Inc.
                                 a Delaware corporation

                                 By:
                                     ---------------------------------------
                                 Its:
                                     ---------------------------------------

                                       12
<PAGE>   13

                                  EXHIBIT "A"

                        Floor Plan of Subleased Premises

                                       13
<PAGE>   14
                                  EXHIBIT "B"

                        Additional Rules and Regulations

     1.  Sidewalks, doorways, vestibules, halls, stairways, elevator lobbies
and other similar areas in the common areas of the Building shall not be used
for the storage of materials or disposal of trash, be obstructed by subtenants,
or be used by subtenants for any purpose other than entrance to and exit from
the subtenant's premises and the Building and for going from one part of the
Building to another part of the Building and/or property.

     2.  Plumbing fixtures shall be used only for the purposes for which they
are designed, and no sweepings, rubbish, rags or other unsuitable materials
shall be disposed into them. Damage resulting to any such fixtures proven to
result from misuse by a subtenant, and not by Sublandlord's cleaning
contractors responsible for cleaning the subtenant's premises and the Building,
shall be the liability of said subtenant.

     3.  Subject to applicable provisions in the Sublease, signs,
advertisements, graphics or notices visible in or from public corridors, any
common area or public areas of the Building or from outside the Building shall
require Sublandlord's prior written approval. No part of the property may be
defaced by subtenants.

     4.  Significant movement in or out of the Building of furniture, office
equipment, or any other bulky or heavy materials shall be restricted to such
hours as Sublandlord shall reasonably designate. Sublandlord will determine the
method and routing of the movement of said items so as to ensure the safety of
all persons and property concerned and subtenant shall be responsible for all
costs and expenses associated therewith. Advance written notice of intent to
move such items must be made to the Sublandlord at least twenty-four (24) hours
before the time of such move. For non-significant movement in or out of the
Building of portable items which do not require use of dollies or other moving
equipment, notice to Sublandlord shall not be required.

     5.  No safe, heavy furniture or equipment shall be installed by Subtenant
without prior written approval by Sublandlord of the proposed weight and
location of the safe, furniture or equipment, and if such weight is excessive,
to reject such request. All heavy installations shall in all cases stand on
supporting devices capable of adequately distributing the weight, and approved
in advance by Sublandlord. Sublandlord has the right to require subtenant to
show, through calculations produced by a licensed structural engineer at
subtenant's expense that the proposed weight can be safely borne by the
structure, and reject the request if it cannot be safely supported.

     6.  Corridor doors which lead to common areas of the Building (other than
the doors opening into the elevator lobby on floors leased entirely to a
subtenant) shall be kept closed at all times except when actively used for
ingress or egress, and shall not be held or propped open.

     7.  Each subtenant shall cooperate with Sublandlord in keeping its
premises neat and clean. No subtenant shall employ any person for the purpose
of such cleaning other than the Buildings cleaning and maintenance personnel
without prior approval of Sublandlord.

     8.  The elevator lobby is to be kept neat and clean. The disposal of trash
or storage of materials in this area is prohibited.

                                       14

<PAGE>   15
     9.   No vehicles, motorcycles, birds, fish or other animals (except for
Seeing Eye dogs) shall be brought into or kept in, on or about the Building.
Bicycles may be parked only in areas designated by Sublandlord.

     10.  Subtenants shall not tamper with or attempt to adjust temperature
control thermostats in their leased premises and shall not use any additional
methods of heating or air conditioning, and shall not inhibit the flow of air
by blocking diffusers or vents. Each subtenant shall use reasonable efforts to
keep all window blinds down and tilted at a 45-degree angle toward the street
to help maintain comfortable room temperatures and conserve energy.

     11.  Each subtenant will comply with all access control procedures
necessary both during business hours and after hours and on weekends.
Sublandlord will provide each subtenant with prior notice of such access
control procedures and any changes thereto promptly.

     12.  Subtenants are requested to lock all office doors leading to
corridors and to turn out all lights at the close of their working day;
provided, however, that no subtenant shall be responsible to ensure that
Sublandlord's cleaning contractor locks doors and turns out lights after
cleaning the subtenant's leased premises.

     13.  All requests for overtime air conditioning or heating shall be
submitted and paid for in accordance with procedures established by Sublandlord.

     14.  No flammable or explosive fluids or materials shall be kept or used
within the Building except for small, reasonable amounts of commonly used
office materials. Each subtenant shall comply with all building and fire codes
relating to the use of any flammable or explosive fluids or materials.

     15.  Subtenants may not make any modifications, alterations, additions or
repairs to their leased premises and may not install any furniture, fixtures or
equipment in their leased premises which is in violation of any applicable
building and/or fire code governing their leased premises or the Property. The
subtenant must obtain prior approval from Sublandlord of any such alterations,
modifications and additions and shall deliver "as-built" plans therefor to
Sublandlord, upon completion, except as otherwise permitted in the subtenant's
lease. Such alterations include, but are not limited to, any communication
equipment and associated wiring which must meet fire code. The Contractor
conducting the modifications and additions must be a licensed contractor, and
shall be subject to all rules and regulations of Sublandlord while performing
work in the Building and must obtain all necessary permits and approvals prior
to commencing the modifications and additions.

     16.  No vending machines of any type shall be allowed in subtenant space
without the prior written consent of Sublandlord.

     17.  All locks for doors in each subtenant's premises shall be provided by
Landlord or Sublandlord and no subtenant shall place any additional lock or
locks on any door in its premises without Sublandlord's written consent. All
requests for duplicate keys shall be made to Sublandlord.

     18.  No subtenant shall interfere in any way with any other subtenant's
(or their visitors') quiet enjoyment of their leased premises.

     19.  Sublandlord will not be liable or responsible for lost or stolen
money, jewelry or other personal property from any subtenant's leased area or
public areas of the Building or property.

                                       15
<PAGE>   16
          20.  Canvassing, peddling, soliciting and distribution of handbills
in the Building (except for activities within a subtenant's leased premises
which involve only such subtenant's employees) is prohibited. Each subtenant is
requested to notify Sublandlord if such activities occur.

          21.  All subtenants will refer all contractors, contractors'
representatives and installation technicians tendering any service to them to
Sublandlord for Sublandlord's supervision, approval and control before the
performance of any contractual services. This provision shall apply to all work
performed in the Building (other than work under contract for installation or
maintenance of the subtenant's equipment), including, but not limited to,
installations of telephones, telegraph equipment, electrical devices and
attachments, and any and all installation of every nature affecting floors,
walls, woodwork, trim, windows, ceilings, equipment and any other physical
portion of the Building.

          22.  Each subtenant and their contractors are responsible for removal
of trash resulting from large deliveries or move-ins. Such trash must be
removed from the Building and Building facilities may not be used for dumping.
If such trash is not promptly removed, Sublandlord may cause such trash to be
removed at the subtenant's sole cost and expense plus a reasonable additional
charge to be determined by Sublandlord to cover Sublandlord's administrative
costs in connection with such removal.

          23.  Subtenants may not install, leave or store equipment, supplies,
furniture or trash in the common areas of the Building (i.e., outside their
premises).

          24.  Each subtenant shall provide Sublandlord with names and
telephone numbers of individuals who should be contracted in an emergency.

          25.  Subtenant shall comply with the Building life safety program
established by Sublandlord or Landlord, including without limitation fire
drills, training programs and fire warden staffing procedures, and shall
exercise all reasonable efforts to cause all subtenant employees, invitees and
guests to comply with such program.

          26.  Should a subtenant require telegraphic, enunciator or other
communication service, Sublandlord or Landlord will direct the electricians
where and how wires are to be introduced and placed and none shall be introduced
or placed except as Sublandlord shall approve. Electric current shall not be
used for space heaters, cooking or heating devices or similar appliances without
Sublandlord's prior written permission.

          27.  Nothing shall be swept or thrown into the corridors, halls,
elevator shafts or stairways.

          28.  No portion of any subtenant's premises shall at any time be used
or occupied as sleeping or lodging quarters, nor shall personnel occupancy
loads exceed limits reasonably established by Sublandlord for the Building.

          29.  Subtenant (including Subtenant's agents) will use Subtenant's
parking space allocation solely for the purpose of parking passenger model
cars, small vans, small trucks and motorcycles, and will comply in all respects
with any rules and regulations that may be promulgated by Sublandlord or
Landlord from time to time with respect to the parking facilities, including
designation of visitors parking and other limited parking. Subtenant will
ensure that any vehicle parked in the parking lot by Subtenant or its agents or
employees will be kept in proper repair and will not leak excessive amounts of
oil or grease or any amount of fuel or gasoline. If any parking is used by
Subtenant at any time (i) for any purpose other than parking as provided

                                       16
<PAGE>   17
above; or (ii) in any way or manner reasonably objectionable to Sublandlord,
Sublandlord may consider such a default under the Sublease.

     30.  Subtenant shall cooperate in all reasonable measures to conserve
electrical energy.

                                       17

<PAGE>   18

                                  Exhibit "C"

                                  Master Lease

                                       18
<PAGE>   19

                                  Exhibit "D"

               Furniture Purchased by Subtenant from Sublandlord

<TABLE>
<CAPTION>
Chairs

                Description                       Number
<S>                                               <C>
Sapper Purple Conference Chairs                     14
Hon gray side chair                                 80
Alma light blue conference chair                    10
Hon dark blue desk chair                            30
Steelcase miscellaneous desk chair                  78
Chairs needing repair or marginal utility            3
                                                   ---
Total                                              215

<CAPTION>
Furniture

               Description                        Number
<S>                                               <C>
Bookcases                                           34
3060 Single ped desks                               11
2442 desk returns                                   12
3672 Double ped desk                                17
3060 double ped desk                                 3
credenza                                             5
Large maple conference table                         1
Large maple credenza matching table                  1
Medium conference table                              1
Matching credenza                                    1
Maple reception area chairs                          2
Maple reception side table                           1
</TABLE>

                                       19<PAGE>   1
                                                                    EXHIBIT 10.2

                                    CLARICA

                             LEASE OF OFFICE SPACE

                                                         DATED: December 6, 1999

                                    BETWEEN

                         CLARICA LIFE INSURANCE COMPANY
                           Property Management Office
                        99 Bank Street, Ottawa, Ontario

                                                                    ("Landlord")

                                      AND

                             THE OBJECT PEOPLE INC.

                                                                      ("Tenant")

FOR PREMISES IN the building in Clarica Centre, Ottawa, known as 99 Bank Street.

LANDLORD AND TENANT, in consideration of the covenants herein contained, hereby
covenant and agree as follows:

ARTICLE 1.00   DEFINITIONS

1.01 Definitions    In this Lease:

     (a)  "Minimum Annual Rent" means the amount payable by Tenant to Landlord
          in respect of each year of the Term under Article 4.01.

     (b)  "Article" means an article of this Lease.

     (c)  "Commencement Date" means the first day of the Term.

     (d)  "Exhibit A" means the plan(s) attached hereto as Exhibit A.

     (e)  "Exhibit B" means the provisions relating to Occupancy Costs and
          other matters attached hereto as Exhibit B.

     (f)  "Exhibit C" means the Rules and Regulations attached hereto as
          Exhibit C.

     (g)  "Exhibit D" means the Supplemental Terms and Conditions (if any)
          attached hereto as Exhibit "D".

     (h)  "Fiscal Year" means a twelve month period (all or part of which falls
          within the Term) from time to time determined by Landlord with
          concurrence of the appropriate taxation authorities, at the end of
          which Landlord's books are balanced for auditing or taxation purposes.

     (i)  "Goods and Services Tax" means all goods and services taxes, business
          transfer, multi-stage sales, sales, use, consumption, value added or
          other similar taxes of whatever name imposed upon the Landlord or the
          Tenant, the Government of Canada or by any provincial or local
          government.

     (j)  "Lease" means this Lease, Exhibits A, B, C and (if attached) D to
          this Lease, and every properly executed instrument which by its terms
          amends, modifies or supplements this Lease.

     (k)  "Occupancy Costs" means amounts payable by tenant to Landlord under
          Article 4.02.

     (l)  "Other Charges" means amounts payable to Landlord under Article 4.03.

                                      ONE
<PAGE>   2

     (m)  "Premises" means 27,962 rentable square feet, more or less, on the
          13th floor of the Building as generally indicated on Exhibit A
          provided that Landlord shall have the right to change the location of
          the Premises to other comparable space in the Building, subject to
          reimbursing Tenant for any and all expenses reasonably incurred by
          Tenant in connection with such change including the cost of
          reconstruction of its leasehold improvements.

     (n)  "Rent" means the aggregate of all amounts payable by Tenant to
          Landlord under Articles 4.01, 4.02 and 4.03.

     (o)  "Term" means the period of time set out in Article 3.01.

ARTICLE 2.00 GRANT OF LEASE

2.01 GRANT Landlord hereby demises and leases the Premises to Tenant, and Tenant
     hereby leases and accepts the Premises from Landlord, to have and to hold
     during the Term, subject to the terms and conditions of this Lease.

2.02 QUIET ENJOYMENT Landlord covenants with Tenant, that Tenant, paying the
     Rent hereby reserved and performing the covenants herein on Tenant's part
     contained, shall and may peaceably possess and enjoy the Premises for the
     Term, without any interruption or disturbance from Landlord, or any other
     person or persons lawfully claiming by, from or under Landlord.

2.03 COVENANTS OF LANDLORD AND TENANT Landlord covenants to observe and perform
     all of the terms and conditions to be observed and performed by Landlord
     under this Lease. Tenant covenants to pay the Rent when due under this
     Lease, and to observe and perform all of the terms and conditions to be
     observed and performed by Tenant under this Lease.

ARTICLE 3.00 TERM AND POSSESSION

3.01 TERM Notwithstanding Articles 3.02 and 3.03, the Term of this Lease shall
     be five (5) years, beginning on the first day of the month of April, 2000,
     and ending on the last day of the month of March, 2005 unless terminated
     earlier as provided in this Lease.

ARTICLE 4.00 RENT AND OCCUPANCY COSTS

4.01 MINIMUM ANNUAL RENT Tenant shall pay to Landlord as Annual Rent for the
     Premises the sum of $503,316 in respect of each year of the Term, payable
     in advance and without notice in monthly instalments of $41,943.00 each on
     the Commencement Date and on the first day of each calendar month
     thereafter during the Term.

4.02 OCCUPANCY COSTS Tenant shall pay to Landlord, at the times and in the
     manner provided in Article 4.06, the Occupancy Costs determined under
     Exhibit B. See Page TWO-A

4.03 OTHER CHARGES Tenant shall pay to Landlord, at the times and in the manner
     provided in this Lease or, if not so provided, as reasonably required by
     Landlord, all amounts (other than those payable under Articles 4.01 and
     4.02) which are payable by Tenant to Landlord under this Lease.

4.04 PAYMENT OF RENT - GENERAL All amounts payable by Tenant to Landlord under
     this Lease shall be deemed to be Rent and shall be payable and recoverable
     as Rent in the manner herein provided, and Landlord shall have all rights
     against Tenant for default in any such payment as in the case of arrears of

                                      TWO
<PAGE>   3
ARTICLE 4.02 - OCCUPANCY COSTS

4.02  (a)   The Lease will be completely net to the Landlord, and Tenant shall
            also pay, as Occupancy Costs, its proportionate share of the
            operating costs and real estate taxes for the Building as outlined
            in Exhibit "B" of this Lease; which estimated costs for 1999 are
            $15.15 per square foot of rentable area of the Premises.

      (b)   Tenant will pay its share of the Occupancy Costs from the
            Commencement Date in equal, consecutive monthly installments, in
            advance on the first day of each and every month throughout the term
            of the lease.

                                     TWO-A
<PAGE>   4
      rent. Rent shall be paid to Landlord, without deduction or set-off, in
      lawful money of Canada, at the address of Landlord as set forth at the
      beginning of this Lease, or to such other person or at such other address
      as Landlord may from time to time designate. Tenant's obligation to pay
      Rent in arrears shall survive the expiration or earlier termination of
      this Lease.

4.05  MINIMUM ANNUAL RENT - EARLY TERMINATION   If the Term ends on a day other
      than the last day of a calendar month, the installment of Annual Rent
      payable on the first day of the last calendar month of the Term shall be
      that proportion of the Annual Rent which the number of days from the first
      day of such last calendar month to the last day of the Term bears to 365,
      or if such number of days includes the 29th day of February, 366.

4.06  PAYMENT - OCCUPANCY COSTS

      (a)   Prior to the Commencement Date and the beginning of each Fiscal Year
            thereafter, Landlord shall compute and deliver to Tenant a
            reasonable estimate of Occupancy Costs for the Appropriate Fiscal
            Year and without further notice Tenant shall pay to Landlord in
            monthly installments one-twelfth of such estimate simultaneously
            with Tenant's Payments of Annual Rent during such Fiscal Year.

      (b)   Unless delayed by causes beyond Landlord's reasonable control,
            Landlord shall deliver to Tenant within 120 days after the end of
            each Fiscal Year a written statement (the "Statement") setting out
            in reasonable detail the amount of Occupancy Costs for such Fiscal
            Year and certified to be correct by an officer of Landlord. If the
            aggregate of monthly installments of Occupancy Costs actually paid
            by Tenant to Landlord during such Fiscal Year differs from the
            amount of Occupancy Costs payable for such Fiscal Year under Article
            4.02, Tenant shall pay or Landlord shall refund the difference (as
            the case may be) without interest within 30 days after the date of
            delivery of the Statement.

      (c)   If Landlord and Tenant disagree on the amount of Occupancy Costs as
            set forth in the Statement, Tenant shall nevertheless make payment
            in accordance therewith, but the disagreement shall immediately be
            referred by Landlord for prompt decision by Landlord's external
            auditors, whose decision shall be final and binding on both Landlord
            and Tenant. Any adjustment required to any previous payment made by
            Tenant or Landlord by reason of any such decision shall be made
            within 14 days thereof, and the party required to make payment under
            such adjustment shall bear the costs of the auditors making such
            decision.

      (d)   Neither party may claim a re-adjustment in respect of Occupancy
            Costs for a Fiscal Year if based upon any error of computation or
            allocation except by notice delivered to the other party within six
            months after the delivery of the Statement.

ARTICLE 5.00      USE OF PREMISES

5.01  USE   The Premises shall be used and occupied only as business offices and
      classrooms for corporate software training or for such other purpose as
      Landlord may specifically approve.

5.02  COMPLIANCE WITH LAWS    The Premises shall be used and occupied in a safe,
      careful and proper manner so as not to contravene any present or future
      governmental or quasi-governmental laws, regulations or orders. If due
      solely to Tenant's use of the Premises, improvements are necessary to
      comply with any of the foregoing or with the requirements of insurance
      carriers, Tenant shall pay the entire cost thereof.

5.03  ABANDONMENT    Tenant shall not vacate or abandon the Premises at any time
      during the Term without Landlord's consent.

5.04  NUISANCE    Tenant shall not cause or maintain any nuisance in or about
      the Premises, and shall keep the Premises free of debris, rodents, vermin
      and anything of a dangerous, noxious or offensive nature or which could
      create a fire hazard (through undue load on electrical circuits or
      otherwise) or undue vibration, heat or noise.

ARTICLE 6.00      SERVICES, MAINTENANCE, REPAIR AND ALTERATIONS BY LANDLORD

6.01  OPERATION OF BUILDING   During the Term Landlord shall operate and
      maintain the Building in accordance with all applicable laws and
      regulations with standards from time to time prevailing for first-class
      office buildings in the area in which the Building is located and, subject
      to participation by Tenant by payment of Occupancy Costs under Article
      4.02, shall provide the services set out in Articles 6.02 and 6.03.

6.02  SERVICES TO PREMISES    Landlord shall provide in the Premises:

      (a)   heat, ventilation and cooling as required for the comfortable use
            and occupancy of the Premises during normal business hours.

                                     THREE
<PAGE>   5
        (b)     janitor services, including window washing, as reasonably
                required to keep the premises in a clean and wholesome
                condition, provided that Tenant shall leave the Premises in a
                reasonably tidy condition at the end of each business day,

        (c)     electric power for normal lighting and small business office
                equipment (but not equipment using amounts of power
                disproportionate to that used by other tenants in the Building),

        (d)     replacement of Building Standard fluorescent tubes, light bulbs
                and ballasts as required from time to time as a result of normal
                usage, and

        (e)     maintenance, repair and replacement as set out in Article 6.04.

6.03    BUILDING SERVICES       Landlord shall provide in the Building:

        (a)     domestic running water and necessary supplies in washrooms
                sufficient for the normal use thereof by occupants in the
                Building,

        (b)     access to and egress from the Premises, including elevator
                service,

        (c)     (i)     during normal business hours, heat, ventilation and
                        cooling in those areas of the Building from time to time
                        designated by Landlord for use by Tenant in common with
                        all tenants and other persons in the Building but under
                        the exclusive control of Landlord, and

                (ii)    lighting, electric power and domestic running water in
                        those areas of the Building from time to time designated
                        by Landlord for use by Tenant in common with all tenants
                        and other persons in the Building but under the
                        exclusive control of Landlord,

        (d)     a general directory board on which Tenant shall be entitled to
                have its name shown, provided that Landlord shall have exclusive
                control thereof and of the space thereon to be allocated to each
                tenant, and

        (e)     maintenance, repair and replacement as set out in Article 6.04.

6.04    MAINTENANCE, REPAIR AND REPLACEMENT     Landlord shall operate,
        maintain, repair and replace the systems, facilities and equipment
        necessary for the proper operation of the Building and for provision of
        Landlord's services under Articles 6.02 and 6.03 (except as such may be
        installed by or be the property of Tenant), and shall be responsible for
        and shall expeditiously maintain and repair the foundations, structure
        and roof of the Building and repair damage to the Building which
        Landlord is obligated to insure against under Article 9.00, provided
        that:

        (a)     if all or part of such systems, facilities and equipment are
                destroyed, damaged or impaired, Landlord shall have a reasonable
                time in which to complete the necessary repair or replacement,
                and during that time shall be required only to maintain such
                services as are reasonably possible in the circumstances,

        (b)     Landlord may temporarily discontinue such services or any of
                them at such times as may be necessary due to causes (except
                lack of funds) beyond the reasonable control of Landlord,

        (c)     Landlord shall use reasonable diligence in carrying out its
                obligations under this Article 6.04, but shall not be liable
                under any circumstances for any consequential damage to any
                person or property for any failure to do so,

        (d)     no reduction or discontinuance of such services under this
                Article 6.04(a) or (b) shall be construed as an eviction of
                Tenant or (except as specifically provided in this Lease)
                release Tenant from any obligation of Tenant under this Lease,
                and

        (e)     nothing contained herein shall derogate from the provisions of
                Article 16.00.

6.05    ADDITIONAL SERVICES

        (a)     If from time to time requested by Tenant and to the extent that
                it is reasonably able to do so, Landlord shall provide in the
                Premises services in addition to those set out in Article 6.02,
                provided that Tenant shall within ten days of receipt of any
                invoice for any such additional service pay Landlord therefor at
                such reasonable rates as Landlord may from time to time
                establish.

        (b)     Tenant shall not without Landlord's consent install in the
                Premises equipment (including telephone equipment) which
                generates sufficient heat to affect the temperature otherwise
                maintained in the Premises by the air conditioning system as
                normally operated. Landlord may install supplementary air
                conditioning units, facilities or services in the Premises, or
                modify its air conditioning system, as may in Landlord's
                reasonably opinion be required to maintain proper temperature
                levels, and Tenant shall pay Landlord within ten days of receipt
                of any invoice for the cost thereof, including installation,
                operation and maintenance expense.

                                      FOUR
<PAGE>   6
          (c)  If Landlord shall from time to time reasonably determine that the
               use of electricity or any other utility or service in the
               Premises is disproportionate to the use of other tenants,
               Landlord may separately charge Tenant for the excess costs
               attributable to such disproportionate use. At Landlord's request,
               Tenant shall install and maintain at Tenant's expense, metering
               devices for checking the use of any such utility or service in
               the Premises.

6.06      ALTERATIONS BY LANDLORD. Landlord may from time to time:

          (a)  make repairs, replacements, changes or additions to the
               structure, systems, facilities and equipment in the Premises
               where necessary to serve the Premises or other parts of the
               Building,

          (b)  make changes in or additions to any part of the Building not in
               or forming part of the Premises, and

          (c)  change or alter the location of those areas of the Building from
               time to time designated by Landlord for use during normal
               business hours by Tenant in common with all tenants and other
               persons in the Building but under the exclusive control of
               Landlord,

          provided that in doing so Landlord shall not disturb or interfere with
          Tenant's use of the Premises and operations of its business any more
          than is reasonably necessary in the circumstances and shall repair any
          damage to the Premises caused hereby.

6.07      ACCESS BY LANDLORD. Tenant shall permit Landlord to enter the Premises
          outside normal business hours, and during normal business hours where
          such will not unreasonably disturb or interfere with Tenant's use of
          the Premises and operations of its business, to examine, inspect and
          show the Premises to persons wishing to lease them, to provide
          services or make repairs, replacements, changes or alterations as set
          out in this Lease, and to take such steps as Landlord may deem
          necessary for the safety, improvement or preservation of the Premises
          or the Building. Landlord shall whenever reasonably possible consult
          with or give reasonable notice to Tenant prior to such entry, but no
          such entry shall constitute an eviction or entitle Tenant to any
          abatement of Rent.

6.08      ENERGY, CONSERVATION AND SECURITY POLICIES. Landlord shall be deemed
          to have observed and performed the terms and conditions to be
          performed by Landlord under this Lease, including those relating to
          the provision of utilities and services, if in so doing it acts in
          accordance with a directive, policy or request of a governmental or
          quasi-governmental authority serving the public interest in the fields
          of energy, conservation or security.

ARTICLE 7.00  MAINTENANCE, REPAIR, ALTERATIONS AND IMPROVEMENTS BY TENANT

7.01      CONDITIONS OF PREMISES. Except to the extent that Landlord is
          specifically responsible therefor under this Lease, Tenant shall
          maintain the Premises and all improvements therein in good order and
          condition, including:

          (a)  repainting and redecorating the Premises and cleaning drapes and
               carpets at reasonable intervals as needed, and

          (b)  making repairs, replacements and alterations as needed, including
               those necessary to comply with the requirements of any
               governmental or quasi-governmental authority having jurisdiction.

7.02      FAILURE TO MAINTAIN PREMISES. If Tenant fails to perform any
          obligation under Article 7.01, then on not less than ten days notice
          to Tenant Landlord may enter the Premises and perform such obligations
          without liability to Tenant for any loss or damage to Tenant thereby
          incurred, and Tenant shall pay Landlord the cost thereof, plus 20% of
          such cost for overhead and supervision, within ten days of receipt of
          Landlord's invoice therefor.

7.03      ALTERATIONS BY TENANT. Tenant may from time to time at its own expense
          make changes, additions and improvements in the Premises to better
          adapt the same to its business, provided that any such change,
          addition or improvement shall:

          (a)  comply with the requirements of any governmental or
               quasi-governmental authority having jurisdiction,

          (b)  be made only with the prior consent of Landlord,

          (c)  equal or exceed the then current standard for the Building, and

          (d)  be carried out only by persons selected by Tenant and approved by
               Landlord, who shall if required by Landlord deliver to Landlord
               before commencement of the work performance and payment bonds as
               well as proof of workers' compensation and public liability and
               property damage insurance coverage.

                                      FIVE
<PAGE>   7
               with Landlord named as an additional insured, in amounts, with
               companies, and in form reasonably satisfactory to Landlord, which
               shall remain in effect during the entire period in which the work
               will be carried out.

          Any increase in property taxes on or fire or casualty insurance
          premiums for the Building attributable to such change, addition or
          improvement shall be borne by Tenant.

7.04      TRADE FIXTURES AND PERSONAL PROPERTY    Tenant may install in the
          Premises its usual trade fixtures and personal property in a proper
          manner, provided that no such installation shall interfere with or
          damage the mechanical or electrical systems of the structure of the
          Building. If Tenant is not then in default hereunder, trade fixtures
          and personal property installed in the Premises by Tenant may be
          removed from the Premises:

          (a)  from time to time in the ordinary course of Tenant's business or
               in the course of reconstruction, renovation, or alteration of the
               Premises by Tenant, and

          (b)  during a reasonable period prior to the expiration of the Term.

          provided that Tenant promptly repairs at its own expense any damage
          to the Premises resulting from such installation or removal.

7.05      CONSTRUCTION LIENS    Tenant shall pay before delinquency all costs
          for work done or caused to done by Tenant in the Premises which could
          result in any lien or encumbrance on Landlord's interest in the Land
          or Building or any part thereof, shall keep the title to the Land and
          Building and every part thereof free and clear of any lien or
          encumbrance in respect of such work, and shall indemnify and hold
          harmless Landlord against any claim, loss, cost, demand and legal or
          other expense, whether in respect of any lien or otherwise, arising
          out of the supply of material, services or labour for such work.
          Tenant shall immediately notify Landlord of any such lien, claim of
          lien or other action of which it has or reasonably should have
          knowledge and which affects the title to the Land or Building or any
          part thereof, and shall cause the same to be removed within five days
          (or such additional time as Landlord may approve), failing which
          Landlord may take such action as Landlord deems necessary to remove
          the same and the entire cost thereof shall be immediately due and
          payable by Tenant to Landlord.

7.06      SIGNS    Any sign, lettering or design of Tenant which is visible
          from the exterior of the Premises shall be subject to approval by
          Landlord, and shall conform to the uniform pattern of identification
          signs for tenants in the Building as prescribed by Landlord. Tenant
          shall not inscribe or affix any sign, lettering or design in the
          Premises or Building which is visible from the exterior of the
          Building.

ARTICLE 8.00    TAXES

8.01      LANDLORD'S TAXES    Landlord shall pay before delinquency (subject to
          participation by Tenant by payment of Occupancy Costs under Article
          4.02) every real estate tax, assessment, licence fee and other
          charge, excepting Tenant's Taxes under Article 8.02, which is
          imposed, levied, assessed or charged by any governmental or
          quasi-governmental authority having jurisdiction and which is payable
          in respect of the Term upon or on account of the Land or Building.

8.02      TENANT'S TAXES    Tenant shall pay before delinquency every tax,
          assessment, licence fee, excise fee and other charge, however
          described, which is imposed, levied, assessed or charged by any
          governmental or quasi-governmental authority having jurisdiction and
          which is payable in respect of the Term upon or on account of:

          (a)  operations at, occupancy of, or conduct of business in or from
               the Premises by or with the permission of Tenant.

          (b)  fixtures or personal property in the Premises which do not
               belong to the Landlord, and

          (c)  the Rent paid or payable by Tenant to Landlord for the Premises
               or for the use and occupancy of all or any part thereof if levied
               upon and payable by Tenant:

          provided that if Landlord so elects by notice to Tenant, Tenant shall
          add any amounts payable under this Article 8.02 to the monthly
          installments of Annual rent payable under Article 4.01 and Landlord
          shall remit such amounts to the appropriate authorities.

8.03      RIGHT TO CONTEST    Landlord and Tenant shall each have the right to
          contest in good faith the validity or amount of any tax, assessment,
          licence fee, excise fee or other charge which it is responsible to
          pay under this Article 8.00, provided that no contest by Tenant may
          involve the possibility of forfeiture, sale or disturbance of
          Landlord's interest in the Premises and that upon the final
          determination of any contest by Tenant, Tenant shall immediately pay
          and satisfy the amount found to be due, together with any costs,
          penalties and interest.

                                      SIX
<PAGE>   8
ARTICLE 9.00     INSURANCE

9.01    LANDLORD'S INSURANCE. During the Term, Landlord shall maintain at its
        own expense (subject to participation by Tenant by payment of Occupancy
        Costs under Article 4.02) liability insurance, fire insurance with
        extended coverage, boiler and pressure vessel insurance, and other
        insurance on the Building and all property and interest of Landlord in
        the Building with coverage and in amounts not less than those which are
        from time to time acceptable to a prudent owner in the area in which the
        Building is located. Policies for such insurance shall waive, to the
        extent available from Landlord's carrier(s) without additional charge,
        any right of subrogation against Tenant.

9.02    TENANT'S INSURANCE. During the Term, Tenant shall maintain at its own
        expense:

        (a)  fire insurance with extended coverage and water damage insurance in
             amounts sufficient to fully cover Tenant's improvements and all
             property in the Premises which is not owned by Landlord, and

        (b)  liability insurance, with Landlord named as an additional insured,
             against claims for death, personal injury and property damage in or
             about the Premises, in amounts which are from time to time
             acceptable to a prudent tenant in the community in which the
             Building is located, but not less than $1,000,000 for death,
             illness or injury to one or more persons, and $1,000,000 for
             property damage, in respect of each occurrence.

        Policies for such insurance shall be in a form and with an insurer
        reasonably acceptable to Landlord, shall require at least fifteen days'
        written notice to Landlord of termination or material alteration during
        the Term, and shall waive, to the extent available, any right of
        subrogation against Landlord. If requested by Landlord, Tenant shall
        from time to time promptly deliver to Landlord certified copies or
        certificates of such policies, and evidence satisfactory to Landlord
        that all premiums thereon have been paid and the policies are in full
        force and effect.

ARTICLE 10.00    INJURY TO PERSON OR PROPERTY

10.01   INDEMNITY BY TENANT. Tenant shall indemnify and hold harmless Landlord
        from and against every demand, claim, cause of action, judgment and
        expense, and all loss and damage arising from:

        (a)  any injury or damage to the person or property of Tenant, any other
             tenant in the Building or to any other person rightfully in the
             Building, where the injury or damage is caused by negligence or
             misconduct of Tenant, its agents, servants or employees, or of any
             other person entering upon the Premises under express or implied
             invitation of Tenant, or results from the violation of any law,
             ordinance or governmental order of any kind or of any provision of
             this Lease by any of the foregoing.

        (b)  any loss or damage, however caused, to books, records, files,
             money, securities, negotiable instruments or papers in or about the
             Premises.

        (c)  any loss or damage resulting from interference with or obstruction
             of deliveries to or from the Premises, and

        (d)  any injury or damage not specified above to the person or property
             of Tenant, its agents, servants or employees, or any other person
             entering upon the Premises under express or implied invitation of
             Tenant, where the injury or damage is caused by any reason other
             than the negligence or misconduct of Landlord, its agents,
             servants, or employees.

10.02   SUBROGATION. The provisions of this Article 10.00 are subject to the
        waiver of any right of subrogation against Tenant in Landlord's
        Insurance under Article 9.01 and to the waiver of any right of
        subrogation against Landlord in Tenant's Insurance under Article 9.02 to
        the extent of the insurance proceeds.

ARTICLE 11.00    ASSIGNMENT AND SUBLETTING

11.01   ASSIGNMENT. Tenant may assign this lease:

        (a)  to an assignee who is a purchaser of all or substantially all of
             the business of the Tenant that is conducted in the Premises, a
             parent or wholly owned subsidiary company of Tenant, a company
             which results from the reconstruction, consolidation, amalgamation
             or merger of Tenant, or a partnership in which Tenant (or not less
             than one-half of the principals thereof) has a substantial
             interest, or

        (b)  with Landlord's prior consent and subject to Article 11.03, to any
             other assignee.

11.02   SUBLEASING. Tenant, with Landlord's prior consent and subject to Article
        11.03, may sublet all or any part of the Premises.

                                     SEVEN
<PAGE>   9

11.03     FIRST OFFER TO LANDLORD    If Tenant receives a bona fide arms' length
          offer from a proposed assignee to take an assignment of this Lease
          which Tenant wishes to accept, Tenant shall first deliver a copy
          thereof to Landlord together with an offer to surrender this Lease to
          Landlord on the same terms and conditions as those offered by such
          proposed assignee. If Tenant receives a bona fide arms' length offer
          from a proposed sublessee to sublet all or part of the Premises which
          Tenant wishes to accept, Tenant shall first deliver a copy thereof to
          Landlord together with an offer to sublet the Premises or part thereof
          (as the case may be) to Landlord on the same terms and conditions as
          those offered by such proposed sublessee. Any such offer to Landlord
          shall be deemed to have been rejected unless, within ten business days
          after receipt thereof, Landlord delivers to Tenant a notice of
          acceptance thereof. If any such offer to Landlord is rejected or
          deemed to have been rejected, Tenant may, with the consent of
          Landlord, assign this Lease to such proposed assignee or sublet the
          Premises or part thereof to such proposed sublessee (as the case may
          be) but only on the terms and conditions offered to Landlord.

11.04     LIMITATION    Except as specifically provided in this Article 11.00,
          Tenant shall not assign or transfer this Lease or any interest therein
          or in any way part with possession of all or any part of the Premises,
          or permit all or any part of the Premises to be used or occupied by
          any other person. Any assignment, transfer or subletting or purported
          assignment, transfer or subletting except as specifically provided
          herein shall be null and void and of no force or effect. The rights
          and interests of Tenant under this Lease shall not be assignable by
          operation of law without Landlord's written consent, which consent may
          be withheld in Landlord's absolute discretion.

11.05     TENANT'S OBLIGATIONS CONTINUE    No assignment, transfer or subletting
          (or use or occupation of the Premises by any other person) which is
          permitted under this Article 11.00 shall in any way release or relieve
          Tenant of its obligations under this Lease unless such release or
          relief is specifically granted by Landlord to Tenant in writing.

11.06     SUBSEQUENT ASSIGNMENTS    Landlord's consent to an assignment,
          transfer or subletting (or use or occupation of the Premises by any
          other person) shall not be deemed to be a consent to any subsequent
          assignment, transfer, subletting, use or occupation.

ARTICLE 12.00    SURRENDER

12.01     POSSESSION    Upon the expiration or other termination of the Term,
          Tenant shall immediately quit and surrender possession of the Premises
          in substantially the condition in which Tenant is required to maintain
          the Premises excepting only reasonable wear and tear and damage
          covered by Landlord's insurance under Article 9.01. Upon such
          surrender, all right, title and interest of Tenant in the Premises
          shall cease.

12.02     TRADE FIXTURES, PERSONAL PROPERTY AND IMPROVEMENTS    Subject to
          Tenant's rights under Article 7.04, after the expiration or other
          termination of the Term all of Tenant's trade fixtures, personal
          property and improvements remaining in the Premises shall be deemed
          conclusively to have been abandoned by Tenant and may be appropriated,
          sold, destroyed or otherwise disposed of by Landlord without notice or
          obligation to compensate Tenant or to account therefor, and Tenant
          shall pay to Landlord on demand all costs incurred by Landlord in
          connection therewith.

12.03     MERGER    The voluntary or other surrender of this Lease by Tenant or
          the cancellation of this Lease by mutual agreement of Tenant and
          Landlord shall not work a merger, and shall at Landlord's option
          terminate all or any subleases and subtenancies or operates as an
          assignment to Landlord of all or any subleases or subtenancies.
          Landlord's option hereunder shall be exercised by notice to Tenant and
          all known sublessees or subtenants in the Premises or any part
          thereof.

12.04     PAYMENT AFTER TERMINATION    No payment of money by Tenant to Landlord
          after the expiration or other termination of the Term or after the
          giving of any notice (other than a demand for payment of money) by
          Landlord to Tenant, shall reinstate, continue or extend the Term or
          make ineffective any notice given to Tenant prior to the payment of
          such money. After the service of notice or the commencement of a suit,
          or after final judgment granting Landlord possession of the Premises,
          Landlord may receive and collect any sums of Rent due under this
          Lease, and the payment thereof shall not make ineffective any notice,
          or in any manner affect any pending suit or any judgment theretofore
          obtained.

ARTICLE 13.00    HOLDING OVER

13.01     MONTH-TO-MONTH TENANCY    If with Landlord's consent Tenant remains in
          possession of the Premises after the expiration or other termination
          of the Term except pursuant to any right to extend the Term, Tenant
          shall be deemed to be occupying the Premises on a month-to-month
          tenancy only, at a monthly

                                     EIGHT
<PAGE>   10
        rental equal to the Rent as determined in accordance with Article 4.00
        or such other rental as is stated in such consent, and such
        month-to-month tenancy may be terminated by Landlord or Tenant on the
        last day of any calendar month by delivery of at least 30 days' advance
        notice of termination to the other.

13.02   TENANCY AT SUFFERANCE  If without Landlord's consent Tenant remains in
        possession of the Premises after the expiration or other termination of
        the Term, Tenant shall be deemed to be occupying the Premises upon a
        tenancy at sufferance only, at a monthly rental equal to two times the
        Rent determined in accordance with Article 4.00. Such tenancy at
        sufferance may be terminated by Landlord at any time by notice of
        termination to Tenant, and by Tenant on the last day of any calendar
        month by at least 30 days' advance notice of termination to Landlord.

13.03   GENERAL  Any month-to-month tenancy or tenancy at sufferance hereunder
        shall be subject to all other terms and conditions of this Lease except
        any right to extend the Term and nothing contained in this Article
        13.00 shall be construed to limit or impair any of Landlord's rights of
        re-entry or eviction or constitute a waiver thereof.

ARTICLE 14.00  RULES AND REGULATIONS

14.01   PURPOSE  The Rules and Regulations in Exhibit C have been adopted by
        Landlord for the safety, care and cleanliness of the Building and the
        safety, benefit and convenience of all tenants and other persons
        therein.

14.02   OBSERVANCE  Tenant shall at all times comply with, and shall cause its
        employees, agents, licensees and invitees to comply with, the Rules and
        Regulations from time to time in effect.

14.03   MODIFICATION  Landlord may from time to time, for the purposes set out
        in Article 14.01, amend, delete from, or add to the Rules and
        Regulations, provided that any such modification:

        (a)  shall not be repugnant to any other provision of this Lease.

        (b)  shall be reasonable and have general application to all tenants in
             the Building, and

        (c)  shall be effective only upon delivery of a copy thereof to Tenant
             at the Premises.

14.04   NON-COMPLIANCE  Landlord shall use its best efforts to secure
        compliance by all tenants and other persons with the Rules and
        Regulations from time to time in effect, but shall not be responsible
        to Tenant for failure of any person to comply with such Rules and
        Regulations.

ARTICLE 15.00  EXPROPRIATION

15.01   TAKING OF BUILDING OR PREMISES  If during the Term all of the Building
        or all of the Premises shall be taken for any public or quasi-public
        use under any power of expropriation, or purchased under threat of such
        taking, this Lease shall terminate on the date on which the
        expropriating authority takes possession of the Building or the
        Premises, as the case may be, (herein called the "date of taking").

15.02   PARTIAL TAKING OF BUILDING OR PREMISES  If during the Term only part of
        the Building or the Premises is taken or purchased as set out in
        Article 15.01, then

        (a)  If in the reasonable opinion of Landlord a substantial alteration
             or reconstruction of the Building is necessary or desirable as a
             result thereof, whether or not the Premises are or may be affected,
             Landlord shall have the right to terminate this Lease by giving
             Tenant at least 30 days' notice of such termination, and

        (b)  if more than one-third of the number of Square Feet in the Premises
             is included in such taking or purchase, Landlord and Tenant shall
             each have the right to terminate this Lease by giving the other at
             least 30 days' notice thereof.

        If either party exercises its right of termination hereunder, this
        Lease shall terminate on the date stated in the first such notice,
        provided, however, that no termination pursuant to notice hereunder may
        occur later than the date of taking.

15.03   SURRENDER  On any date of termination under Article 15.01 or 15.02,
        Tenant shall immediately surrender to Landlord the Premises and all
        interests therein under this Lease and Landlord may re-enter and take
        possession of the Premises and remove Tenant therefrom, and the Rent
        shall abate on the date of termination. After the notice of such
        termination, and on notice from Landlord stating the Rent payable to
        the effective date thereof, Tenant shall forthwith pay Landlord such
        Rent.

                                      NINE
<PAGE>   11
15.04   PARTIAL TAKING OF PREMISES  If any portion of the Premises (but less
        than the whole thereof) is so taken or purchased, and no right of
        termination herein conferred is exercised within the time limited
        therefor, the Term of this Lease shall expire with respect to such
        portion on the date of taking. In such event the Rent payable hereunder
        with respect to such portion shall abate on such date, and the Rent
        thereafter payable with respect to the remainder shall be adjusted pro
        rata by Landlord to account for the resulting reduction in the number of
        Square Feet in the Premises.

15.05   AWARDS  Upon any such taking or purchase, Landlord shall be entitled to
        receive and retain the entire award or consideration for the affected
        land and improvements, and Tenant shall not have nor advance any claim
        against Landlord for the value of its property or its leasehold estate
        or the unexpired Term of the Lease, or for costs of removal or
        relocation, or business interruption expense of any other damage arising
        out of such taking or purchase. Nothing herein shall give Landlord any
        interest in or preclude Tenant from seeking and recovering on its own
        account from the expropriating authority any award or compensation
        attributable to the taking or purchase of Tenant's improvements,
        chattels or trade fixtures, or the removal or relocation of its business
        and effects, or the interruption of its business. If any such award
        made or compensation paid to either party specifically includes an award
        or amount for the other, the party first receiving the same shall
        promptly account therefor to the other.

ARTICLE 16.00 DAMAGE BY FIRE OR OTHER CASUALTY

16.01   LIMITED DAMAGE TO PREMISES  If all or part of the Premises are rendered
        untenantable by damage from fire or other casualty which, in the
        reasonable opinion of an architect acceptable to Landlord and Tenant,
        can be substantially repaired under applicable laws and governmental
        regulations within 180 days from the date of such casualty (employing
        normal construction methods without overtime or other premium).
        Landlord shall forthwith at its own expense repair such damage other
        than damage to improvements, furniture, chattels or trade fixtures which
        do not belong to Landlord.

16.02   MAJOR DAMAGE TO PREMISES  If all or part of the Premises are rendered
        untenantable by damage from fire or other casualty which, in the
        reasonable opinion of an architect acceptable to Landlord and Tenant,
        cannot be substantially repaired under applicable laws and governmental
        regulations within 180 days from the date of such casualty (employing
        normal construction methods without overtime or other premium), then
        either Landlord or Tenant may elect to terminate this Lease as of the
        date of such casualty by notice delivered to the other not more than 10
        days after receipt of such Architect's opinion, failing which Landlord
        shall forthwith at its own expense repair such damage other than damage
        to improvements, furniture, chattels or trade fixtures which do not
        belong to Landlord.

16.03   ABATEMENT  If Landlord is required to repair damage to all or part of
        the Premises under Article 16.01 or 16.02 the Rent payable by Tenant
        hereunder shall be proportionately reduced to the extent that, by the
        circumstances referred to in Article 16.01 or 16.02, the Premises are
        rendered unusable by Tenant in its business, from the date of such
        casualty until five days after completion by Landlord of the repairs to
        the Premises (or the part thereof rendered untenantable) or until Tenant
        again uses the Premises (or the part thereof rendered untenantable) in
        its business, whichever first occurs.

16.04   MAJOR DAMAGE TO BUILDING  If all or a substantial part (whether or not
        including the Premises) of the Building is rendered untenantable by
        damage from fire or other casualty to such a material extent that in the
        reasonable opinion of Landlord the Building must be totally or partially
        demolished, whether or not to be reconstructed in whole or in part,
        Landlord may elect to terminate this Lease as of the date of such
        casualty (or on the date of notice if the Premises are unaffected by
        such casualty) by notice delivered to Tenant not more than 60 days after
        the date of such casualty.

16.05   LIMITATION ON LANDLORD'S LIABILITY  Except as specifically provided in
        this Article 16.00, there shall be no reduction of Rent and Landlord
        shall have no liability to Tenant by reason of any injury to or
        interference with Tenant's business or property arising from fire or
        other casualty, howsoever caused, or from the making of any repairs
        resulting therefrom in or to any portion of the Building or the
        Premises. Notwithstanding anything contained herein, Rent payable by
        Tenant hereunder shall not be abated if the damage is caused by any act
        or omission of Tenant, its agents, servants or employees.

ARTICLE 17.00 TRANSFERS BY LANDLORD

17.01   SALE, CONVEYANCE AND ASSIGNMENT  Nothing in this Lease shall restrict
        the right of Landlord to sell, convey, assign or otherwise deal with the
        Building, subject only to the rights of Tenant under this Lease.

                                     TEN
<PAGE>   12
17.02   EFFECT OF SALE, CONVEYANCE OR ASSIGNMENT  A bona fide, arms' length
        conveyance, assignment or other transfer of the Building to any person
        (herein called "Purchaser") shall operate to release Landlord from
        liability from and after the effective date thereof upon all of the
        covenants, terms and conditions of this Lease, express or implied,
        except as such may relate to the period prior to such effective date,
        and Tenant shall thereafter look solely to Landlord's successor in
        interest in and to this Lease. This Lease shall not be affected by any
        such conveyance, assignment or other transfer and, subject to Article
        17.05, Tenant shall attorn to Landlord's successor in interest
        thereunder.

17.03   SUBORDINATION  This Lease is and shall be subject and subordinate in
        all respects to any and all mortgages and deeds of trust now or
        hereafter placed on the Building or Land, and to all renewals,
        modifications, consolidations, replacements and extensions thereof.

17.04   ATTORNMENT  Subject to Article 17.05, if the interest of Landlord is
        transferred to any Purchaser by reason of foreclosure or other
        proceedings for enforcement of any such mortgage or deed of trust, or
        by delivery of a deed in lieu of such foreclosure or other proceedings,
        Tenant shall immediately and automatically attorn to Purchaser.

17.05   NONDISTURBANCE  No attornment by Tenant under Article 17.02 or 17.04
        shall be effective unless, before the date of transfer to Purchaser,
        Purchaser delivers to Tenant an undertaking, binding upon Purchaser and
        enforceable by and for the benefit of Tenant under applicable law, that
        this Lease and Tenant's rights hereunder shall continue undisturbed
        while Tenant is not in default hereunder.

17.06   EFFECT OF ATTORNMENT  Upon attornment under Article 17.02 or 17.04 this
        Lease shall continue in full force and effect as a direct lease between
        Purchaser and Tenant, upon all of the terms, conditions and covenants
        set forth in this Lease except that, after such attornment, Purchaser
        shall not be:

        (a)  liable for any act or omission of Landlord, or

        (b)  subject to any offsets or defences which Tenant might have against
             Landlord, or

        (c)  bound by any prepayment by Tenant of more than one month's
             installment of Rent, unless such prepayment shall have been
             approved in writing by Purchaser.

17.07   EXECUTION OF INSTRUMENTS  The subordination and attornment provisions
        of this Article 17.00 shall be self-operating and except as set out in
        Article 17.05 no further instrument shall be required. Nevertheless
        Tenant, on request by and without cost to Landlord or any successor in
        interest, shall execute and deliver any and all instruments further
        evidencing such subordination and (where applicable hereunder)
        attornment.

ARTICLE 18.00  NOTICES, ACKNOWLEDGEMENTS, AUTHORITIES FOR ACTION

18.01   NOTICES  Any notice, offer, consent, approval, request, demand,
        designation, undertaking or election (herein called a "notice") from
        one party to the other hereunder shall be in writing and shall be
        deemed duly served if delivered personally to a responsible employee of
        the party being served, or if mailed by registered or certified mail
        addressed to Tenant at the Premises (whether or not Tenant has departed
        from, vacated or abandoned the same) or to Landlord at the place from
        time to time established for the payment of Rent. Any notice shall be
        deemed to have been given at the time of personal delivery or, if
        mailed, on the date of its receipt as shown on the official
        Acknowledgement of Receipt form received by the party who mailed such
        notice. Either party shall have the right to designate by notice, in
        the manner above set forth, a different address to which notices are to
        be mailed.

18.02   ACKNOWLEDGEMENTS  Each of the parties hereto shall at any time and from
        time to time upon not less than 21 days prior notice from the other
        execute, acknowledge and deliver a written statement certifying that:

        (a)  this Lease is in full force and effect, subject only to such
             modifications (if any) as may be set out therein,

        (b)  Tenant is in possession of the Premisses and paying Rent as
             provided in this Lease,

        (c)  the date (if any) to which Rent is paid in advance, and

        (d)  that there is not, to such party's knowledge, any uncured default
             on the part of the other party hereunder, or specifying the
             defaults if any are claimed.

        Any such statement may be relied upon by any prospective transferee or
        encumbrancer of all or any portion of the Building, or any assignee of
        any such person. If Tenant fails to deliver such statement within the
        said period of 21 days Tenant shall be deemed to have acknowledged that
        this Lease is in full force and effect.

                                     ELEVEN
<PAGE>   13
          without modification except as may be represented by Landlord, and
          that there is no uncured default in Landlord's performance.

18.03     AUTHORITIES FOR ACTION    Landlord may act in any matter provided for
          herein by its Property manager and any other person who shall from
          time to time be designated by Landlord by notice to Tenant. Tenant
          shall designate in writing one or more persons to act on its behalf in
          any matter provided for herein and may from time to time change, by
          notice to Landlord, such designation. In the absence of any such
          designation, the person or persons executing this Lease for Tenant
          shall be deemed to be authorized to act on behalf of Tenant in any
          matter provided for herein.

ARTICLE 19.00  DEFAULT

19.01     INTEREST AND COSTS    Tenant shall pay monthly to Landlord interest at
          the rate per annum (calculated monthly not in advance) which is equal
          to the minimum commercial lending rate offered to its customers from
          time to time by the Canadian chartered bank with which Landlord
          conducts its banking business, plus three percent (3%) per annum, on
          all Rent required to be paid hereunder from the due date for payment
          thereof until the same is fully paid and satisfied. Tenant shall
          indemnify Landlord against all costs and charges (including legal
          fees) lawfully and reasonably incurred in enforcing payment thereof,
          and in obtaining possession of the Premises after default of Tenant or
          upon the expiration or earlier termination of the Term of this Lease,
          or in enforcing any covenant, proviso or agreement of Tenant herein
          contained.

19.02     RIGHT OF LANDLORD TO PERFORM COVENANTS    All covenants and agreements
          to be performed by Tenant under any of the terms of this Lease shall
          be performed by Tenant, at Tenant's sole cost and expense, and without
          any abatement of Rent. If Tenant shall fail to perform any act on its
          part to be performed hereunder, and such failure shall continue for 10
          days after notice thereof from Landlord, Landlord may (but shall not
          be obligated to) perform such act without waiving or releasing Tenant
          from any of its obligations relating thereto. All sums paid and costs
          incurred by Landlord in so performing such acts under this Article
          19.02, together with interest thereon at the rate referred to in
          Article 19.01 from the date each such payment was made or each such
          cost incurred by Landlord, shall be payable by Tenant to Landlord on
          demand.

19.03     EVENTS OF DEFAULT    If and whenever:

          (a)  part or all of the Rent hereby reserved is not paid when due, and
               such default continues for seven days after notice thereof is
               given by Landlord to Tenant, or

          (b)  Tenant shall make any assignment for the benefit of creditors
               which shall not be cancelled or annulled within sixty (60) days,
               or shall have a receiving order made against it whether in
               bankruptcy or otherwise which shall not be cancelled or annulled
               within sixty (60) days, or if Tenant shall file a proposal for
               the benefit of its creditors, or if the Term hereby granted shall
               be at any time seized or taken in execution or attachment by any
               creditor of Tenant and not released within sixty (60) days, or

          (c)  Tenant moves or commences, attempts or threatens to move its
               goods, chattels and equipment out of the Premises (other than in
               the normal course of its business) or ceases to conduct business
               from the Premises, or

          (d)  Tenant fails to observe, perform and keep each and every one of
               the covenants, agreements, provisions, stipulations and
               conditions herein contained to be observed, performed and kept by
               Tenant (other than payment of Rent) and persists in such failure
               after 10 days notice by Landlord requiring that Tenant remedy,
               correct, desist or comply (or if any such breach would reasonably
               require more than 10 days to rectify, Tenant fails to commence
               rectification within the 10 day notice period and to thereafter
               promptly and effectively and continuously proceed with the
               rectification of the breach).

          then and in any of such cases, at the option of Landlord, the full
          amount of the current month's and the next ensuing three months'
          installments of Annual Rent shall immediately become due and payable
          and Landlord may immediately distrain for the same, together with any
          arrears then unpaid; and Landlord may without notice or any form or
          legal process forthwith re-enter upon and take possession of the
          Premises or any part thereof in the name of the whole and remove and
          sell Tenant's goods, chattels and trade fixtures therefrom, any rule
          of law or equity to the contrary notwithstanding; and Landlord may
          seize and sell such goods, chattels and equipment of Tenant as are in
          the Premises and may apply the proceeds thereof to all Rent and other
          payments to which Landlord is then entitled under this Lease. Any such
          sale may be effected in the discretion of Landlord by public auction
          or otherwise, and either in bulk or by individual item, or partly by
          one means and partly by another, all as Landlord in its entire
          discretion may decide. If any of Tenant's property is disposed of as
          provided in this Article 19.03, 10 days prior notice to Tenant of
          disposition shall be deemed to be reasonable.

                                     TWELVE
<PAGE>   14

19.04     WAIVER OF EXEMPTION AND REDEMPTION  Notwithstanding anything contained
          in any statute now or hereafter in force limiting or abrogating the
          right of distress, none of Tenant's goods, chattels or trade fixtures
          on the Premises at any time during the continuance of the Term shall
          be exempt from levy by distress for Rent in arrears, and upon any
          claim being made for such exemption by Tenant or on distress being
          made by Landlord this agreement may be pleaded as an estoppel against
          Tenant in any action brought to test the right to the levying upon any
          such goods as are named as exempted in any such statute, Tenant hereby
          waiving all and every benefit that could or might have accrued to
          Tenant under and by virtue of any such statute but for this Lease.
          Tenant hereby expressly waives any and all rights of redemption
          granted by or under any present or future laws in the event of Tenant
          being evicted or dispossessed for any cause, or in the event of
          Landlord obtaining possession of the Premises, by reason of the
          violation by Tenant of any of the terms or conditions of this Lease or
          otherwise.

19.05     SURRENDER  If and whenever Landlord is entitled to and does re-enter,
          Landlord may terminate this Lease by giving notice thereof, and in
          such event Tenant shall forthwith vacate and surrender the Premises.

19.06     PAYMENTS  If Landlord shall re-enter pursuant to Article 19.03 or if
          this Lease shall be terminated pursuant to Article 19.05, Tenant
          shall pay to Landlord on demand:

          (a)  Rent up to the time of re-entry or termination, whichever shall
               be the later, plus accelerated rent as herein provided, and

          (b)  all expenses incurred by Landlord in performing any of Tenant's
               obligations under this Lease, re-entering or terminating and
               re-letting, collecting sums due or payable by Tenant, realizing
               upon assets seized (including brokerage, legal fees and
               disbursements), and the expense of keeping the Premises in good
               order, repairing the same and preparing them for re-letting, and

          (c)  as damages for the loss of income of Landlord expected to be
               derived from the Premises, the amount (if any) by which the Rent
               which would have been payable under this Lease exceeds the
               payments (if any) received by Landlord from other tenants in the
               Premises, payable on the first day of each month during the
               period which would have constituted the unexpired portion of the
               Term had it not been terminated, or if elected by Landlord by
               notice to Tenant at or after re-entry or termination, a lump sum
               amount equal to the Rent which would have been payable under
               this Lease from the date of such election during the period
               which would have constituted the unexpired portion of the Term
               had it not been terminated, reduced by the rental value of the
               Premises for the same period, established by reference to the
               terms and conditions upon which Landlord re-lets them if such
               re-letting is accomplished within a reasonable period after
               termination, and otherwise established by reference to all
               market and other relevant circumstances; Rent and rental value
               being reduced to present worth at an assumed interest rate of
               10% on the basis of Landlord's estimates and assumptions of fact
               which shall govern unless shown to be erroneous.

19.07     REMEDIES CUMULATIVE  No reference to or exercise of any specific
          right or remedy by Landlord shall prejudice or preclude Landlord from
          exercising or invoking any other remedy in respect thereof, whether
          allowed at law or in equity or expressly provided for herein. No such
          remedy shall be exclusive or dependent upon any other such remedy,
          but Landlord may from time to time exercise any one or more of such
          remedies independently or in combination.

ARTICLE 20.00  MISCELLANEOUS

20.01     RELATIONSHIP OF PARTIES  Nothing contained in this Lease shall create
          any relationship between the parties hereto other than that of
          landlord and tenant, and it is acknowledged and agreed that Landlord
          does not in any way or for any purpose become a partner of Tenant in
          the conduct of its business, or a joint venturer or a member of a
          joint or common enterprise with Tenant.

20.02     CONSENT NOT UNREASONABLY WITHHELD  Except as otherwise specifically
          provided, whenever consent or approval of Landlord or Tenant is
          required under the terms of this Lease, such consent or approval
          shall not be unreasonably withheld or delayed. Tenant's sole remedy
          if Landlord unreasonably withholds or delays consent or approval
          shall be an action for specific performance, and Landlord shall not
          be liable for damages. If either party withholds any consent or
          approval, such party shall on request deliver to the other party a
          written statement giving the reasons therefor.

20.03     NAME OF BUILDING  Landlord shall have the right, after 30 days notice
          to Tenant, to change the name, number or designation of the Building,
          without liability to Tenant.

20.04     APPLICABLE LAW AND CONSTRUCTION  This Lease shall be governed by and
          construed under the laws of the Province of Ontario, and its
          provisions shall be construed as a whole according to their common
          meaning and not strictly for or against Landlord or Tenant. The words
          Landlord and Tenant shall include the plural

                                    THIRTEEN
<PAGE>   15
        as well as the singular. If the Lease is executed by more than one
        tenant, Tenants' obligations hereunder shall be joint and several
        obligations of such executing tenants. Time is of the essence of this
        Lease and each of its provisions. The captions of the Articles are
        included for convenience only, and shall have no effect upon the
        construction or interpretation of this Lease.

20.05   ENTIRE AGREEMENT        If there are any terms and conditions which at
        the date of execution of this Lease are additional or supplemental to
        those set out herein and in Exhibits A, B and C, such terms and
        conditions are contained in Exhibit D (if any) attached hereto as part
        of this Lease. This Lease contains the entire agreement between the
        parties hereto with respect to the subject matter of this Lease. Tenant
        acknowledges and agrees that it has not relied upon any statement,
        representation, agreement or warranty except such as are set out in this
        Lease. If this Lease is made pursuant to an Offer to Lease, then the
        term "Lease" in this Article 20.05 shall be deemed to include such Offer
        to Lease.

20.06   AMENDMENT OR MODIFICATION       Unless otherwise specifically provided
        in this Lease, no amendment, modification, or supplement to this Lease
        shall be valid or binding unless set out in writing and executed by the
        parties hereto in the same manner as the execution of this Lease.

20.07   CONSTRUED COVENANTS AND SEVERABILITY    All of the provisions of this
        Lease are to be construed as covenants and agreements as though the
        words importing such covenants and agreements were used in each separate
        Article hereof. Should any provision of this Lease be or become invalid,
        void, illegal or not enforceable, it shall be considered separate and
        severable from the Lease and the remaining provisions shall remain in
        force and be binding upon the parties hereto as though such provisions
        had not been included.

20.08   NO IMPLIED SURRENDER OR WAIVER      No provision of this Lease shall be
        deemed to have been waived by Landlord unless such waiver is in writing
        signed by Landlord. Landlord's waiver of a breach of any term or
        condition of this Lease shall not prevent a subsequent act, which would
        have originally constituted a breach, from having all the force and
        effect of an original breach. Landlord's receipt of Rent with knowledge
        of a breach by Tenant of any term or condition of this Lease shall not
        constitute a waiver of such breach. Landlord's failure to enforce
        against Tenant or any other tenant in the Building any of the Rules
        and Regulations made under Article 14.00 shall not constitute a waiver
        of such Rules and Regulations. No act or thing done by Landlord, its
        agents or employees during the Term shall constitute an acceptance of a
        surrender of the Premises, and no agreement to accept a surrender of the
        Premises shall be valid, unless in writing signed by Landlord. The
        delivery of keys to any of Landlord's agents or employees shall not
        operate as a termination of this Lease or a surrender of the Premises.
        No payment by Tenant, or receipt by Landlord, of a lesser amount than
        the Rent due hereunder shall constitute anything other than a payment on
        account of the earliest stipulated Rent, nor shall any endorsement or
        statement on any cheque or any letter accompanying any cheque, or
        payment as Rent, constitute an accord and satisfaction, and Landlord may
        accept such cheque or payment without prejudice to Landlord's right to
        recover the balance of such Rent or pursue any other remedy available to
        Landlord.

20.09   SUCCESSORS BOUND       Except as otherwise specifically provided, the
        covenants, terms, and conditions contained in this Lease shall apply to
        and bind the heirs, executors, administrators, successors and assigns of
        the parties hereto.

20.10   UNAVOIDABLE DELAY      Wherever in this Lease it is provided that
        anything be done or performed, such provision is subject to any
        unavoidable delay. The term "unavoidable delay" means any prevention,
        delay, stoppage or interruption due to (a) strike, lockout, labour
        dispute, act of God, or (b) inability to obtain labour or materials or
        failure to obtain any necessary permit or approval, in each case after
        the party obligated to do so has used its best efforts to do so, or (c)
        laws, ordinances, rules, regulations or orders of governmental
        authorities, or (d) enemy or hostile action, civil commotion, fire or
        other casualty, or (e) other conditions or causes, whether of the
        foregoing character or not, (other than financial conditions) beyond the
        reasonable control of the party obligated to perform and not caused by
        its default or act of commission or omission and not avoidable by
        reasonably effort or foresight. Neither party hereto shall be in default
        in the performance of any obligation hereunder during the period of any
        unavoidable delay relating thereto and any period for the performance of
        such obligation shall be extended accordingly. Each party hereto shall
        immediately notify the other of them of the of the commencement,
        duration and consequence (so far as the same are within its knowledge)
        of any unavoidable delay.

                                    FOURTEEN
<PAGE>   16
ARTICLE 21.00 - FIXTURING PERIOD

21.01     The Landlord shall, upon execution of Landlord's standard form lease,
          grant vacant possession of the Premises to the Tenant up to the
          Commencement Date, (the "Fixturing Period"), for the purpose of
          installing the Tenant's Leasehold Improvements. The Tenant shall not
          be obligated to pay Minimum Rent or Occupancy Costs during the
          Fixturing Period and may occupy the Premises during this period rent
          free.

ARTICLE 22.00 - LEASEHOLD IMPROVEMENTS

22.01     Tenant agrees to accept the Premises on an "As Is" basis.

          The Tenant shall improve the Premises as it may desire, (Tenant's
          work), subject only to the reasonable approval of the Landlord of the
          Tenant's plans and specifications. The Tenant agrees that there is no
          promise, representation, or undertaking by or binding upon the
          Landlord with respect to any alteration, remodeling, decoration or
          installation of fixtures or equipment in the Premises other than
          herein contained.

ARTICLE 23.00 - LANDLORD'S WORK

23.01     The Landlord shall provide, at its expense, the following
          improvements to the Premises prior to the commencement of the
          Fixturing Period.

          (i)  CEILINGS: A suspended ceiling system throughout the Premises,
               incorporating an integrated light, sprinkler and air
               conditioning system. Landlord shall replace any damaged ceiling
               tiles in the Premises prior to the commencement of the Tenant's
               work.

          (ii) HEATING AND AIR CONDITIONING: A Building Standard heating and
               cooling system including air-handling units, ductwork and
               thermostatic control for normal office use. Ductwork
               modifications required by special Tenant needs for heat or air
               conditioning loads over standard office requirements,
               supplemental air conditioning units, special supply or return
               air grills, extra thermostats, special controls or exhaust, etc.
               shall be made by the Landlord as part of the Tenant's work, at
               the Tenant's expense.

               Building Standard interior zone VAV system of one box with
               thermostat per 2,000 square feet of Premises.

               Perimeter convection tempered air system with one thermostat for
               every second unit.

                                   FOURTEEN-A

<PAGE>   17

        (iii)   LIGHT FIXTURES: One double tube fixture is provided for
                approximately each 50 square feet of Premises.

        (iv)    POWER DISTRIBUTION: Power for normal office use is provided by
                an underfloor raceway system from a panel located in the
                electrical room located on the same floor as the Premises.

        (v)     SPRINKLER DISTRIBUTION: A sprinkler distribution is located
                within the ceiling plenum to provide sufficient coverage for
                normal office use.

        (vi)    TELEPHONE DISTRIBUTION: Conduit distribution within the
                underfloor raceway system.

        (vii)   WINDOW COVERING: Building Standard window covering on all
                typical exterior windows. This is a mandatory requirement and
                may not be omitted or modified by the Tenant.

        (viii)  DEMISING WALLS: Building Standard demising walls, if required,
                will be provided to enclose Tenant's Premises.

        (x)     OTHER:

                All Common Area Washrooms as per existing finishes. Core and
                exterior walls finished in drywall, taped, primed and painted.

                Base Building Plans are those plans which were used by the
                general contractor to construct the Building and form part of
                his contract as changed from time to time.

                The term "Building Standard" shall mean the specifications
                established by the Landlord for this building from time to time
                and as changed from time to time.

ARTICLE 24.00 - CONSTRUCTION

24.01   The Tenant has the right to contract the Leasehold Improvements out to
        the Tenant's choice of contractor with the Landlord's prior consent,
        which consent shall not be unreasonably withheld or delayed. The Tenant
        agrees however, if requested by the Landlord, to use the Landlord's
        Base Building electrical and mechanical contractors.

ARTICLE 25.00 - PROJECT MANAGEMENT FEE

25.01   If the Landlord is requested to construct the Tenant's Leasehold
        Improvements or change the existing Premises on their behalf, the
        Landlord shall charge the Tenant a project management fee equal to 15%
        of the construction costs. The Landlord agrees to follow a joint "bid
        and award" of Tenant Improvement work, with all substantial work being

                                   FOURTEEN-B

<PAGE>   18

        tendered to at least three reputable firms, so as to receive the best
        possible value for all parties.

ARTICLE 26.00 - COMPLETION OF TENANT'S WORK

26.01   Should Tenant elect to contract out the Tenant's Work, construction
        will not commence before the following has occurred:

        a)      execution of Landlord's standard form lease;

        b)      that the Landlord has received and approved, acting reasonably,
                the Tenant's conceptual, architectural, structural, mechanical
                and electrical plans and specifications;

        c)      that the Tenant agrees to complete the Leasehold Improvements
                to the satisfaction of the Landlord, acting reasonably, in
                accordance with the plans and specifications approved by the
                Landlord and Tenant;

        The Tenant shall use its reasonable best efforts to provide the
        Landlord with "As-built" drawings, with respect to the Leasehold
        Improvements, including a CAD #14 disk version, within sixty (60) days
        following the Commencement Date.

ARTICLE 27.00 - OCCUPANCY DELAY

27.01   Should the Tenant's occupancy of the Premises be delayed through no
        fault of the Tenant, then all dates contained herein including the
        Lease Commencement Date and Termination Date shall be adjusted
        accordingly. All other terms and conditions shall remain as agreed to
        in this Lease, including the length of the Lease Term which shall
        remain as five (5) years.

ARTICLE 28.00 - OPTION TO RENEW

28.01   The Tenant, if not then in default under the Lease, either in payment
        of rent or observance of the material covenants herein, shall have a
        one time Option to Renew the Lease for a further term of five (5) years
        upon giving the Landlord at least eight (8) months written notice of
        the exercise of such right prior to the expiry of the Term and subject
        to the same provisions as are contained in the Lease except that there
        shall be no further right of renewal, the rent for the extended term
        shall be the then market rent for the Premises as determined by
        agreement between the Landlord and the Tenant, and any improvement
        allowance, turnkey package and/or cash inducements shall be negotiated
        between the Landlord and the Tenant at that time. The Tenant and the
        Landlord shall have thirty (30) days from receipt of the Tenant's
        notice to negotiate and agree upon the Minimum Annual rent and other
        terms and conditions, both parties acting reasonably.

                                   FOURTEEN-C
<PAGE>   19
ARTICLE 29.00 - OPTION TO EARLY TERMINATION

29.01     The Landlord shall grant the Tenant a one-time right only to
          terminate the Lease on June 1, 2003, provided the Tenant gives the
          Landlord six (6) months prior written notice prior to the expiry of
          the thirty-eighth (38th) month of the Lease term and provided the
          Tenant pays the Landlord on May 1, 2003, a penalty in the amount of
          One Hundred and Fifty Thousand Dollars ($150,000), plus GST.

ARTICLE 30.00 - FIRST OPPORTUNITY TO LEASE

30.01     Provided the Tenant is not then in default under the Lease in any
          material respect, either in payment of rent or observance of the
          covenants herein, the Tenant shall have a continuous first
          opportunity to lease (the "First Opportunity to Lease") ten thousand
          (10,000) square feet of space on the 12th floor of the Building (the
          "First Opportunity to Lease Premises").

          In the event that the Landlord receives an offer to lease for all or
          any part of the First Opportunity to Lease Premises, the Landlord
          shall provide the Tenant with written notice of such intent and the
          Tenant shall be obliged to notify the Landlord within five (5)
          business days of receiving same, of its intent to exercise its right
          with respect to any part (or all) of the First Opportunity to Lease
          Premises which is the subject of the offer to lease.

          Should the Tenant exercise its right, the terms shall be equivalent
          to those contained herein, save and except that the Minimum Annual
          Rent and any improvement allowance, turnkey package and/or cash
          inducements for the First Opportunity Premises shall be the then fair
          market rent and inducements for leases of comparable expansion
          premises to existing office tenants of comparable buildings in
          downtown Ottawa and for a comparable term, as determined by agreement
          between the Landlord and Tenant. the Tenant and Landlord shall have
          thirty (30) days upon receipt of the Tenant's notice to negotiate and
          agree upon the Minimum Annual Rent and inducements, both parties
          acting reasonably.

ARTICLE 31.00 - PARKING

31.01     Tenant shall have the right to use a total of Fifteen (15)
          non-reserved parking spaces in a location to be determined in the
          underground parking garages of either 99 Bank or 50 O'Connor at
          prevailing market rates per parking space per month. (1999 rates are
          $170.00 per parking space per month, inclusive of GST and PST).

          Five (5) additional month-to-month parking spaces on the P-4 level at
          50 O'Connor shall be made available through the parking operator at
          the time of occupancy.

          The Landlord, through its garage operator, will retain the right to
          adjust the charges for parking from time to time to reflect
          prevailing market rates.

                                   FOURTEEN-D

<PAGE>   20
32.00 - SIGNAGE

32.01     The Tenant's corporate name shall be displayed on the building
          directories located in the lobbies of 99 Bank and 50 O'Connor.

33.00 - BUILDING ACCESS

33.01     The Tenant shall have access to the Premises 24 hours a day, 7 day a
          week.

34.00 - BUILDING SECURITY

34.01     The Landlord shall provide manned security for the entrance of the
          building 24 hours a day. Also, elevators shall be programmed such
          that only Tenant's designated staff shall have access to the Premises
          after normal business hours. Notwithstanding the above, security and
          custodial staff must have access to the floor as further detailed in
          the Tenant Manual provided to Tenant.

ARTICLE 35.00 - ASSIGNMENT AND SUBLETTING

35.01     Until the Commencement Date or execution of the Lease, whichever is
          later, the agreement which shall arise between the parties by
          acceptance of the Offer to Lease shall not be assignable by Tenant
          without the prior written approval of Landlord, which approval may be
          arbitrarily withheld. Thereafter, the provisions of the Lease shall
          apply to assignment and subletting.

ARTICLE 36.00 - COMMISSION

36.01     The Tenant represents and warrants to the Landlord that no broker or
          agent negotiated or was instrumental in negotiating on behalf of The
          Object People other than Royal LePage represented by Rick Eisert.

ARTICLE 37.00 - SOLE AGREEMENT

37.01     There is no covenant, agreement, condition or material representation
          relating to the subject matter of the Offer, or the agreement which
          will subsist between the parties upon its acceptance, except as
          expressly contained herein. All covenants, agreements and other
          obligations contained in the Offer shall survive until performed.

                                   FOURTEEN-E

<PAGE>   21
IN WITNESS WHEREOF Landlord and Tenant have executed this Lease.

LANDLORD                                  TENANT

CLARICA LIFE INSURANCE COMPANY            THE OBJECT PEOPLE INC.

/s/ [SIGNATURE ILLEGIBLE]                 /s/ PAUL WHITE
--------------------------------------    -------------------------------------
        Leasing Manager                   Vice President/COO

/s/ [SIGNATURE ILLEGIBLE]                 /s/ [SIGNATURE ILLEGIBLE]
--------------------------------------    -------------------------------------
Witness to the signature of Landlord.     Witness to the signature of Tenant if
                                          not incorporated.

                                          Kirby Gallagher -- Witness

                                          I/We have the authority to bind the
                                          Corporation.

                                    FIFTEEN
<PAGE>   22
                                   EXHIBIT A

                                                              November 30, 1999

                                 CLARICA CENTRE
                                 99 BANK STREET
                                   13TH FLOOR

                                   27,962 sf

                                  [FLOOR PLAN]
<PAGE>   23

                                   EXHIBIT B

SECTION 1.00      WORDS AND PHRASES

1.01  DEFINITIONS       In the Lease,

      (a)   "Land" means the land in the City of Ottawa, in the Regional
            Municipality of Ottawa-Carleton composed of:

            The whole of Lots 6, 7, 8 and 9 and the westerly 17 feet in
            perpendicular width throughout from front to rear of Lot 10, on the
            north side of Albert Street, numbering eastward, and the whole of
            Lots 6, 7, 8 and 9 and the westerly 17 feet in perpendicular width
            throughout from front to rear of Lot 10, on the south side of Queen
            Street, numbering eastward, according to a plan of subdivision
            registered in the Land Registry Office for the Land Registry
            Division of Ottawa-Carleton (No. 5) as No. 3922.

      (b)   "Architect" means such firm of professional architects or engineers
            as Landlord may from time to time engage for preparation of
            construction drawings for the Building or for general supervision
            of architectural and engineering aspects and operations thereof and
            includes any consultant(s) from time to time appointed by Landlord
            or the Architect whenever such consultant(s) is acting within the
            scope of his appointment and specialty.

      (c)   "Building" means the building in which the Premises are located, as
            named in the Lease and constructed on the Land, together with all
            attendant Common Areas and service areas.

      (d)   "Common Areas" means at any time those portions of the Land and
            Building not leased or designated for lease to tenants but provided
            to be used in common by (or by the sublessees, agents, employees,
            customers or licensees of) Landlord, Tenant, and other tenants of
            the Building, whether or not open to the general public and shall
            include any fixtures, chattels, systems, decor, signs, facilities
            or landscaping contained in those areas or maintained or used in
            connection with them, and shall include the city sidewalks adjacent
            to the Land and any pedestrian walkway system (either above or
            below ground), park, or other public facility in respect of which
            Landlord is from time to time subject to obligations arising from
            the Land and Building.

      (e)   "Delivery Facilities" means those portions of the Common Area on or
            below street level which are from time to time designated by
            Landlord as facilities to be used in common by Landlord, tenants of
            the Building and - others for purpose of loading, unloading,
            delivery, dispatch, and holding of merchandise, goods and materials
            entering or leaving the Building or giving vehicular access to such
            portions of the Building.

      (f)   "Section" means a section of this Exhibit B.

1.02  NORMAL BUSINESS HOURS   Except as otherwise specifically provided in the
      Lease, normal business hours for the Building shall be from 8:00 a.m. to
      6:00 p.m. Monday through Friday, excluding any days which are legal or
      statutory holidays in the Province of Ontario.

SECTION 2.00      DETERMINATION OF OCCUPANCY COSTS

2.01  DEFINITIONS       In this Section 2.00

      (a)   "Taxes" means the aggregate of all taxes, rates, charges, levies,
            and assessments payable by Landlord and imposed by any competent
            authority upon or in respect of the Land and all improvements on
            it, including any capital tax levied under the Corporations Tax Act
            of Ontario in respect of the Building in excess of the rate of
            0.3%. In determining taxes any corporate income, profits, excess
            profits, and business tax imposed upon the income of Landlord and
            any other impost of personal nature charged or levied against
            Landlord shall be excluded, except to the extent that it is levied
            in lieu of taxes, rates, charges, or assessments in respect of the
            Land or improvements on it.

      (b)   "Square Feet in the Building" means 450,179 rentable square feet,
            being the aggregate of the rentable areas of the Building calculated
            in the manner set out in Section 3.01. If from time to time there is
            a material change in the rentable space in the Building, Square Feet
            in the Building shall, from the effective date of the change until
            any further change, mean the number of square feet in the Building
            determined on completion of that change in the manner set out in
            Section 3.01.

      (c)   "Square Feet in the Premises" means 27,962 rentable square feet.

2.02  OCCUPANCY COSTS   "Occupancy Costs" for any Fiscal Year means the product
      obtained by multiplying the Operating Cost in respect of that Fiscal Year
      by the Square Feet in the Premises.

2.03  DETERMINATION OF OPERATING COSTS    "Operating Costs" means the amount
      per square foot in respect of a Fiscal Year (calculated to the nearest
      cent) determined in accordance with generally accepted accounting

                                      ONE
<PAGE>   24
      principles and confirmed by a certificate of an officer of Landlord,
      which is obtained by dividing the sum of the following costs by the
      Square Feet in the Building:

      (a)  all net costs, charges and expenses directly attributable to the
           operation, repair, and maintenance of the Building, including without
           limitation Taxes.

      (b)  all net cots, charges and expenses after the date on which any space
           in the Building was first occupied by any tenant which are properly
           allocated to that Fiscal Year for any capital improvement,
           alteration or structural repair to the Building incurred to reduce
           or limit increases in Operating Cost, or required by any change in
           any law, rule, regulation or order of any governmental or
           quasi-governmental authority having jurisdiction, which costs,
           charges and expenses shall be amortized at applicable interest rates
           over the useful life of the capital improvement, alteration or
           structural repair, and

      (c)  a charge for management overhead of 15% of the total of the costs,
           charges and expenses referred to in subsections (a) and (b) other
           than Taxes.

2.04  LIMITATION ON OPERATING COST  In determining Operating Cost, the costs of
      the following shall be excluded except as specifically provided in
      Section 2.03 (See Page TWO-A):

      (a)  major structural repairs to the Building,

      (b)  improvements, additions or alterations to the Building,

      (c)  repairs and replacements resulting from inferior or deficient
           workmanship, materials, or equipment in the initial construction of
           the Building or for which Landlord is reimbursed by insurers,

      (d)  depreciation, amortization, and interest on the capital retirement
           of debt,

      (e)  tenant improvements, and

      (f)  leasing commissions.

2.05  WHEN SERVICES NOT PROVIDED IN ALL PREMISES  Notwithstanding Section 2.03,
      if and while any service which is provided by Landlord in the premises of
      some tenants of the Building:

      (a)  is not provided by Landlord in the Premises, in determining
           Occupancy Costs for Tenant the cost of that service (except as it
           relates to Common Areas) shall be excluded, or

      (b)  is provided by Landlord in the Premises but not in the premises of
           all tenants of the Building, in determining Occupancy Costs for
           Tenant the cost of that service shall be divided by the difference
           between the Square Feet in the Building and the number of square
           feet (determined in the manner set out in Section 3.01) in the
           Building in which Landlord does not provide that service.

2.06  PARTIAL FISCAL YEAR  If the Term commences after the beginning of or
      terminates before the end of a Fiscal Year, any amount payable by Tenant
      under Section 2.02 shall be adjusted pro rata.

2.07  SEPARATE ASSESSMENT OF TAXES  Notwithstanding Sections 2.02 and 2.03, if
      Taxes for the Premises and all other portions of the Land and Building
      leased or designated for lease to tenants are assessed separately for
      each tenant by any competent authority:

      (a)  the amount payable in respect of the Premises shall be included in
           Occupancy Costs, and

      (b)  the amount payable in respect of the Premises and all other portions
           of the Land and Building leased or designated for lease to tenants
           shall be excluded from Taxes for the purpose of determining
           Operating Costs.

2.08  SHARED FACILITIES, SERVICES AND UTILITIES  If any facilities, services or
      utilities:

      (a)  for the operation, repair or maintenance of the Building are
           provided from another building(s) owned or operated by Landlord, or

      (b)  for the operation, repair or maintenance of another building(s)
           owned or operated by Landlord are provided from the Building,

      then the net costs, charges and expenses for those facilities, services
      or utilities shall, for the purpose of Section 2.03, be allocated by
      Landlord between the Building and the other building(s) on a fair and
      equitable basis.

2.09  CREDIT TO COMMON AREAS  Landlord shall use its best efforts to recover
      where circumstances so permit an equitable share of the cost of operating
      and maintaining Common Areas from owners or occupants of neighboring
      properties and others who benefit from the use of the Common Areas and
      shall credit any such recoveries to the gross cost before determination
      of Operating Cost.
                                      TWO

<PAGE>   25
SECTION 2.04 - LIMITATION ON OPERATING COST

2.04  Notwithstanding anything to the contrary contained in this Offer to
      Lease, or in the Landlord's standard form of lease, Operating Costs shall
      exclude "Sales Taxes" (as hereinafter defined) payable by the Landlord on
      the Purchase of goods and services which may be claimed as a credit or
      refund in determining the Landlord's net tax on account of Sales Taxes or
      would be available to be so claimed if the Landlord properly complied
      with the requirements for claiming such refund or credit in respect of
      such Sales Taxes.

                                     TWO-A

<PAGE>   26
SECTION 3.00   DETERMINATION OF SQUARE FEET IN THE PREMISES

3.01      OFFICE SPACE -- SINGLE-TENANCY FLOORS  The number of square feet of
          office space in the Premises on a single-tenancy floor shall be
          calculated from dimensioned Architect's drawings to the inside face
          of the glass in the exterior building walls (whether or not the glass
          extends to the floor) and to the inside finish of any portions of
          such walls which contain no glass. It shall include all space within
          exterior building walls except for stairs (other than stairs
          exclusively serving as tenant occupying offices on more than one
          floor), elevator shafts, flues, pipe shafts, vertical ducts, and
          other vertical risers which penetrate the floor and their enclosing
          walls. No deduction shall be made for washrooms, janitor closets, air
          conditioning rooms, fan closets, or for electrical or telephone
          cupboards within and servicing only that floor or servicing a single
          tenant on more than one floor, or for any other rooms, corridors, or
          areas available to the tenant on that floor for its use, furnishings,
          or personnel, or for any columns located wholly or partially within
          the space, or for any enclosures around the periphery of the Building
          used for the purpose of cooling, heating or ventilating.

3.02      OFFICE SPACE -- MULTIPLE-TENANCY FLOORS  The number of square feet of
          office space in the Premises on a multiple-tenancy floor shall be
          calculated from dimensioned Architect's drawings to the inside finish
          of exterior building walls or to the inside face of the glass (as
          described in Section 3.01 for single-tenancy floors), to the face of
          permanent interior walls and to the center line of demising
          partitions, with no deduction for any columns located wholly or
          partially within the space, or for any enclosures around the
          periphery of the Building used for the purpose of cooling, heating or
          ventilating, plus that proportion of the number of square feet by
          which the total number of square feet on such floor (calculated in
          the manner set out in Section 3.01) exceeds the total number of
          square feet of office space on such multiple-tenancy floor, which the
          number of square feet of office space in the Premises is of the total
          number of square feet of office space on such multiple-tenancy floor.

3.03      RETAIL SPACE  The number of square feet of retail space in the
          Premises, whether above or below grade, shall be calculated from
          dimensioned Architect's drawings to the inside face of the glass in
          the exterior building wall (whether or not the glass extends to the
          floor), to the inside finish of any portions of such walls which
          contain no glass, to the face of permanent interior walls, to the
          centre line of demising partitions, and to a pre-determined lease
          line (usually referred to as the storefront line) in the case of
          space facing onto an interior wall or corridor. No deduction shall be
          made for vestibules inside the exterior building walls or inside the
          pre-determined lease line, or for any enclosures around the periphery
          of the Building used for the purpose of cooling, heating or
          ventilating, or for any columns located wholly or partially within
          the space.

SECTION 4.00   LOADING AND DELIVERY

4.01      The delivery and shipping of merchandise, supplies, fixtures, and
          other materials or goods of whatsoever nature to or from the Premises
          and all loading, unloading, and handling shall be done only at those
          times, in those areas, by those means, and through those elevators,
          entrances, malls, and corridors as Landlord designates.

4.02      Landlord accepts no liability for and is hereby relieved and released
          by Tenant from any liability in respect of, the operation of the
          Delivery Facilities, or the adequacy thereof, or any acts or omissions
          of any person or persons engaged in the operation thereof, or the
          acceptance, holding, handling, delivery or dispatch of any goods for
          or on behalf of Tenant, or any claim of Tenant by reason of any
          damage, loss, theft, or acceptance, holding, handling, delivery or
          dispatch thereof, or any failure of acceptance, holding, handling or
          dispatch, or any error, negligence or delay relating thereto.

4.03      Landlord may from time to time make and amend regulations for the
          orderly and efficient operation of the Delivery Facilities and may
          require the payment of reasonable and equitable charges for delivery
          services and demurrage provided by Landlord.

SECTION 5.00   ELECTRICITY AND SERVICES

5.01      Notwithstanding Article 6.02(c), Tenant shall be solely responsible
          for the cost of all electricity required in the Premises, except
          electricity required for such heating, ventilation, and cooling of
          the Premises as are provided by Landlord under Article 6.02(a).

5.02      If electricity is not separately metered to the Premises but is
          supplied to Tenant through a meter common to other tenants (or a
          group of tenants) in the Building, Landlord shall pay the cost of
          that electricity and (subject to Article 6.05(c)) apportion that cost
          among all tenants supplied through that common meter. Upon receipt of
          Landlord's statement of apportionment, Tenant shall reimburse
          Landlord for the amount for which Tenant is shown by the statement to
          be liable, provided that Landlord may elect by notice to

                                     THREE
<PAGE>   27
     Tenant to estimate the amount for which Tenant will be liable and require
     Tenant to pay that amount in monthly installments simultaneously with
     Tenant's payments of Annual rent, in which case the provisions of Article
     4.06 shall apply.

5.03 Notwithstanding the provisions of Article 6.02(d), Tenant shall pay to
     Landlord upon receipt of Landlord's statement a reasonable amount in
     respect of replacement of building standard fluorescent tubes, light bulbs,
     and ballasts in the Premises on a periodic basis or as required from time
     to time, and the costs of cleaning, maintaining, and servicing of the
     electric lighting fixtures in the Premises.

                                      FOUR
<PAGE>   28
                                   EXHIBIT C

RULES AND REGULATIONS

1.   SECURITY  Landlord may from time to time adopt appropriate systems and
     procedures for the security or safety of the Building, any persons
     occupying, using or entering the same, or any equipment, furnishings or
     contents thereof, and Tenant shall comply with Landlord's reasonable
     requirements relating thereto.

2.   LOCKS  Landlord may from time to time install and change locking mechanisms
     on entrances to the Building, common areas thereof, and the Premises, and
     shall provide to Tenant a reasonable number of keys and replacements
     therefor to meet the bona fide requirements of Tenant. In these rules
     "Keys" include any device serving the same purpose. Tenant shall not add to
     or change existing locking mechanisms on any door in or to the Premises
     without Landlord's prior consent. If Tenant installs lock(s) incompatible
     with the Building master locking system:

     (a)  Landlord, without abatement of Rent, shall be relieved of any
          obligation under the Lease to provide any service to the affected
          areas which require access thereto,

     (b)  Tenant shall indemnify Landlord against any expense as a result of
          forced entry thereto which may be required in an emergency, and

     (c)  Tenant shall at the end of the Term and at Landlord's request remove
          such lock(s) at Tenant's expense.

3.   RETURN OF KEYS  At the end of the Term, Tenant shall promptly return to
     Landlord all keys for the Building and Premises which are in possession of
     Tenant, its agents or employees.

4.   WINDOWS  Tenant shall observe Landlord's rules with respect to maintaining
     window coverings at all windows in the Premises so that the Building
     presents a uniform exterior appearance, and shall not install any window
     shades, screens, drapes, covers or other materials on or at any window in
     the Premises without Landlord's prior written consent. Tenant shall ensure
     that window coverings are closed on all windows in the Premises while they
     are exposed to the direct rays of the sun.

5.   REPAIR, MAINTENANCE, ALTERATIONS AND IMPROVEMENTS  Tenant shall carry out
     Tenant's repair, maintenance, alterations and improvements in the Premises
     only during times agreed to in advance by Landlord and in a manner which
     will not interfere with the rights of other tenants in the Building.

6.   WATER FIXTURES  Tenant shall not use water fixtures for any purpose for
     which they are not intended, nor shall water be wasted by tampering with
     such fixtures. The cost of repairing any damage resulting from such misuse
     by Tenant shall be paid by Tenant.

7.   PERSONAL USE OF PREMISES  The Premises shall not be used or permitted to be
     used for residential, lodging or sleeping purposes or for the storage of
     personal effects or property not required for business purposes.

8.   HEAVY ARTICLES  Tenant shall not place in or move about the Premises
     without Landlord's prior written consent any safe or other heavy article
     which in Landlord's reasonable opinion may damage the Building, and
     Landlord may designate the location of any heavy articles in the Premises.

9.   CARPET PADS  In those portions of the Premises where carpet has been
     provided directly or indirectly by Landlord, Tenant shall at its own
     expense install and maintain pads to protect the carpet under all furniture
     other than furniture having carpet casters.

10.  BICYCLES, ANIMALS  Tenant shall not bring any animal or bird into the
     Building, and shall not permit bicycles or other vehicles inside or on the
     sidewalks outside the Building except in any area which may be designated
     from time to time by Landlord for such purposes.

11.  DELIVERIES  Tenant shall ensure that deliveries of materials and supplies
     to the Premises are made through such entrances, elevators and corridors
     and at such times as may from time to time be designated by Landlord, and
     shall promptly pay or cause to be paid to Landlord the cost of repairing
     any damage in the Building caused by any person making such deliveries.

12.  FURNITURE AND EQUIPMENT  Tenant shall ensure that furniture and equipment
     being moved into or out of the Premises is moved through such entrances,
     elevators and corridors and at such times as may from time to time be
     designated by Landlord, and by movers or a moving company approved by
     Landlord, and shall promptly pay or cause to be paid to Landlord the cost
     of repairing any damage in the Building caused thereby.

                                      ONE
<PAGE>   29

     13.  SOLICITATIONS  Landlord reserves the right to restrict or prohibit
          canvassing, soliciting or peddling in the Building.

     14.  FOOD AND BEVERAGES  Only persons approved from time to time by
          Landlord may prepare, solicit orders for, sell, serve or distribute
          foods or beverages in the Building, or use the elevators, corridors
          or common areas for any such purpose. Except with Landlord's prior
          consent and in accordance with arrangements approved by Landlord,
          Tenant shall not permit on the Premises the use of equipment for
          dispensing food or beverages or for the preparation, solicitation or
          orders for, sale, serving or distribution of food or beverages.

     15.  REFUSE  Tenant shall place all refuse in proper receptacles provided
          by Tenant at its expense in the Premises or in any receptacles
          provided by Landlord for the Building, and shall keep sidewalks and
          driveways outside the Building, and lobbies, corridors, stairwells,
          ducts and shafts of the Building, free of all refuse.

     16.  OBSTRUCTIONS  Tenant shall not obstruct or place anything in or on
          the sidewalks or driveways outside the Building or in the lobbies,
          corridors, stairwells or other common areas of the Building, or use
          such locations for any purpose except access to and exit from the
          Premises without Landlord's prior written consent. Landlord may
          remove at Tenant's expense any such obstruction or thing
          (unauthorized by Landlord) without notice or obligation to Tenant.

     17.  DANGEROUS OR IMMORAL ACTIVITIES  Tenant shall not make any use of the
          Premises which involves the danger of injury to any person, nor shall
          the same be used for any immoral purpose.

     18.  PROPER CONDUCT  Tenant shall not conduct itself in any manner which
          is inconsistent with the character of the Building as a first quality
          building or which could impair the comfort or convenience of any
          other tenant in the Building.

     19.  EMPLOYEES, AGENTS AND INVITEES  In these Rules and Regulations,
          Tenant includes the employees, agents, invitees and licensees of
          Tenant and others permitted by Tenant to enter, use or occupy the
          Premises.

     20.  ENTRY AFTER NORMAL BUSINESS HOURS  Landlord may require that persons
          entering and leaving the Building through its main entrances at any
          time other than during Normal Business Hours satisfactorily identify
          themselves and register in books kept for that purpose.

     21.  SAFETY PROGRAM  While the latest life safety features, in the forms
          of smoke detectors, sprinklers, automated controls and warning
          systems, have been incorporated in the Building, a fire safety
          program will be organized to ensure the orderly evacuation of the
          Building and the safety of all Tenants in case of an emergency. A
          safety committee headed by a building fire marshal will be formed and
          all Tenants will be expected to cooperate fully in the fire
          prevention and evacuation training program.

     22.  NON-COMPLIANCE BY OTHER TENANTS  Landlord shall not be responsible to
          Tenant for the non-observance or violation of the Rules and
          Regulations by any other tenant of premises in the Building nor shall
          such non-observance or violation, or any agreement of Landlord to
          waive any of such rules and regulations with respect to any other
          tenant or tenants relieve Tenant from complying therewith or with any
          other provision of the Lease.

                                      TWO

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00021-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00021-of-00352.parquet"}]]