Document:

CONSULTING AGREEMENT
                              --------------------

               This  Consulting  Agreement  (hereinafter  referred  to  as
"Agreement")  made  this  19th  day  of  July,  1999.

Between:

     YALETOWN  MARKETING  CORP., a British Columbia corporation, with offices at
308-1040  Hamilton  Street,  Vancouver,  BC,  V6B 2R9, Canada, and including the
parent  company  ELGRANDE.COM INC., a Nevada Corporation, operating from offices
at 308-1040 Hamilton Street, Vancouver, BC, V6B 2R9 ("hereinafter referred to as
Yaletown  ").

AND,
WOLNOSC  INTERNATIONAL  HOLDINGS INC., Corporation with offices in 9054 Moorside
Place,  Burnaby,  B.C.  Canada  (hereinafter  referred  to  as  "Wolnosc")

     WHEREAS, Yaletown wishes to engage Wolnosc as a consultant on the terms and
conditions  set  out  herein  and  Wolnosc wishes to be engaged on the terms and
conditions  set  out  herein.

     NOWTHEREFORE  WITNESSTH  THAT,  the  parties  for  valuable  consideration
contained  herein  agree  with  each  other  as  follows:

1.     Yaletown  herein  agrees  to  engage  Wolnosc as a consultant and Wolnosc
hereby  accepts  said engagement with Yaletown upon the terms and conditions set
forth.

2.     The  consulting  engagement  shall  commence  on March 1st 1999 and shall
continue  for 25 months after the common shares of Elgrande.com Inc. have traded
publicly  for  90  days  on  the  NASD-BEB or equivalent exchange. If Elgrande's
common  shares do not trade before September 31st 2000 then this agreement shall
terminate  on  that  date.

3.     Wolnosc  is  engaged  as  a  full  time  consultant.

4.     Wolnosc  shall also carry out such other duties as the Board of Directors
or  the  President  shall  assign  from  time  to  time.

5.     Compensation  shall be as follows: FEES: Wolnosc shall be paid the sum of
$6,500.00  Cdn per month unless increased by the Board of Directors at an annual
review.  Wolnosc  shall  receive  250,000  shares  vesting  every  six  months,
commencing  on April 1st 1999, at the rated 50,000 shares. The Company agrees to
file  a  registered statement covering these shares with the U.S. Securities and
Exchange  Commission  on  or  before  April  1,  1999.

6.     Wolnosc  shall  diligently and competently devote his full business time,
attention  and  energies  to  the performance of his duties under this Agreement
commencing  March  1st  1999.

7.     Wolnosc  agrees  to  exert his best effort to preserve for the benefit of
Yaletown  the  good  will  of Yaletown's clients and those who may have business
relations  with  it.

<PAGE>

8.     Notwithstanding anything else contained herein, Yaletown may give notice,
with  60  days  prior written notice to Wolnosc, that Yaletown is being wound up
and  that  the  Board  of  Directors  have  passed a resolution stating that the
business  of  Yaletown be terminated and its assets liquidated, and as such this
Agreement  will  therein  be  terminated  and all of the rights, obligations and
duties of the parties hereunder are at an end. In the event that during the term
of this Agreement, Wolnosc shall become disabled by accident or illness so as to
be  unable  to  perform  the  duties  required of him under this Agreement for a
period of 60 consecutive days then Yaletown may at the expiration of such 60 day
period  suspend Wolnosc's services and Yaletown's rights, obligations and duties
under  this  Agreement  shall  terminate  except  of the restrictions imposed on
Wolnosc for confidentiality herein which shall survive. All shares not vested at
termination  shall  be  returned  to  treasury  for  cancellation.

10.     For a period of two years commencing from the date upon which Wolnosc is
terminated  or ceases to be a consultant of Yaletown, Wolnosc shall not directly
or indirectly enter into or carry on as owner, employee or otherwise, a business
that  competes  with  the  business  of  Yaletown.

12.     This  Agreement  is  inclusive  and  supersedes  any and all employment,
consulting  or  other  agreements whether written or oral by and between Wolnosc
and  Yaletown and any such prior agreements are hereby cancelled effective as at
the  date  or  this  Agreement.

13.     Wolnosc agrees to abide by the confidentiality terms attached as Exhibit
"A"  and  said  terms  are  part  of this Agreement and incorporated herein. The
confidentiality  terms  of  this  Agreement  shall stand alone as a condition of
Yaletown  entering into this Agreement with Wolnosc and said terms shall survive
the  termination  of  Wolnosc's  engagement as a consultant and such termination
shall  not  be grounds for the release of any confidential material to any third
party.

14.     This  Agreement  shall  inure  to  the  benefit  of  and be binding upon
Yaletown  and  Wolnosc, their successors and assigns, including, but not limited
to, (1) any corporation which may acquire all or substantially all of Yaletown's
assets  and  business,  (2)  any  corporation with or into which Yaletown may be
consolidated or merged, (3) any corporation that is the successor corporation in
a  share  exchange  of  Wolnosc  or  Yaletown.

15.     This  Agreement  shall be governed by the law of the Province of British
Columbia  and  in  all  respects  in  accordance  with  said  law.

16.     Wolnosc  agrees  to  perform  his duties hereunder for any subsidiary of
Yaletown  as  directed  by  the  President  or  Board  of  Directors.

17.     This Agreement contains the entire agreement of the parties and may only
be  amended  in  writing.

IN  WITNESS  WHEREOF,  THE  PARTIES  HERETO  HAVE  SET  THEIR
HAND  AS  OF  THE  DAY  FIRST  ABOVE  WRITTEN.

                                                        YALETOWN MARKETING CORP.

                                             WOLNOSC INTERNATIONAL HOLDINGS INC.THIS  AGREEMENT  made  as  of  the  23rd  day  of  May,  2000,

BETWEEN:

YALETOWN  CENTRE  INVESTMENTS  LTD.,  (Incorporation  No.378951)
-----------------------------------
a  body  corporate  duly  incorporated under the laws of the Province of British
Columbia,  having  a  registered  and  records  office at 708 N. Tower, Oakridge
Centre,  650  West  41st  Avenue,  Vancouver,  British  Columbia  V5Z  2M9

(hereinafter  called  the  "Landlord")
OF  THE  FIRST  PART
AND

YALETOWN  MARKETING  CORP.  (Incorporation  No.580537)  a  body  corporate  duly
incorporated  under  the  laws  of  the  Province  of British Columbia, having a
registered  and  records  office  at  #10-20372  Fraser Hwy, Langly, BC V3A 4G1.

(hereinafter  called  the  "Tenant")

OF  THE  SECOND  PART
AND:

James West and Michael Page, Businessperson, of Suite 2604 - 1500 Hornby Street,
Vancouver,  BC  V6C  1V5

(hereinafter  called  the  "Covenantor")

WHEREAS:

A.     The  Landlord  is the registered owner of that certain parcel or tract of
land  and  premises  situate,  lying  and being in the City of Vancouver, in the
Province  of  British  Columbia,  and  known  and  described  as:

Parcel  Identifier:  011-939-150
Lot  E  (Explanatory  Plan  19156)
Block  76
District  Lot  541
Plan  3469

upon  which  is  situate  the  building  (as  hereinafter  defined);

B.          The Landlord and Tenant are desirous of entering into a lease of the
Demised  Premises  (as  hereinafter  defined);

     NOW THEREFORE WITNESSETH THIS AGREEMENT that in consideration of the mutual
covenants,  agreements,  representations  and  warranties  and  further  in
consideration  of  the  payment  by  the  Tenant  to  the  Landlord of the rents
hereinafter  provided,  the  parties  agree  as  follows:
INITIAL

                              ARTICLE 1-DEFINITIONS
                              ---------------------

1.1     The  terms  defined in this Article shall for all purposes of this Lease
or  other  instruments  supplemental hereto, have the meanings herein specified,
unless  the  context  expressly  or by necessary implication otherwise requires:

<PAGE>
(a)     "Additional  Rent"  means  any  of  the  costs  and expenses at any time
payable  by  the  Tenant  pursuant  to  Article  6  hereof;

(b)     "Basic  Rent"  means  the  rent  described  in  paragraph  5.1  hereof;

(c)     "Building"  means  the  building  situate  on the Land, and includes any
additions,  alterations,  or  extensions  thereto;

(d)     "Building  Equipment"  means  all  machinery,  boiler, plumbing, wiring,
heating,  air-conditioning and lighting and other equipment which is an integral
part  of  the  Building,  if  any,  other  than  Tenant's  Equipment;

(e)     "Common  Areas" means those areas that are designated by the landlord as
Common  Areas  (which  designation  may be changed from time to time) including,
without  limitation,  the  roof,  exterior  weather walls, pedestrian sidewalks,
exterior  landscaped  areas,  parking  areas,  roadways, sidewalks, all enclosed
malls,  courts  and  arcades,  public  hallways,  open malls, service corridors,
stairways,  escalators,  ramps,   moving  sidewalks   and  elevators  and  other
transportation   equipment  and  systems,  interior   landscaped  areas,  public
washrooms,  electrical,  telephone,  meter, valve, mechanical, mail, storage and
janitor  rooms  and  galleries,  fire  prevention,  security  and communications
systems,  general  signs,  columns,  all other installations or services located
therein  or  related  thereto  as well as the structures housing the same, truck
courts,  common  loading  areas  and  driveways;

(f)     'Common  Maintenance  Cost" means the total, without duplication, of the
expenses  incurred  by the Landlord for operating, maintaining and repairing the
Building  (including  necessary  replacements,  and  shall, without limiting the
generality  of  the  foregoing),  include  the  aggregate  of:

i)     the  costs  of  repairs,  maintenance and such replacements to the Common
Areas  and  the  Common Facilities as are properly chargeable in accordance with
sound  accounting  practice  to operating expenses as distinguished from capital
replacement  or  improvements;

ii)     janitorial,  window-cleaning and other similar costs, including supplies
and  equipment;

iii)     the  expense  for  gardening  and landscaping, line painting, rental of
signs  and  equipment,  lighting, sanitary control, the removal of snow, parking
areas  cleaning  and  security;

iv)     wages  paid  for maintenance and operating personnel, including payments
for  workers compensation, unemployment insurance, vacation pay,  Canada Pension
Plan  contributions  and  fringe  benefits  whether  statutory  or  otherwise;

v)     scavenging,  garbage  and  waste  collection  and  disposal;

vi)     the  cost of fuel, electrical power and other utilities furnished to the
Building;

vii)     equipment  or  sign  rental;  and

viii)     the  cost of any independent contractors engaged to perform any of the
foregoing  services;

INITIAL

                                       -3-

<PAGE>
(g)     "Common  Facilities"  means  the  electrical,  music  and public address
systems,  heating ventilating, air-conditioning, plumbing and drainage equipment
and  installations  and any enclosures constructed therefor, fountains, customer
service  stairways,  escalators, ramps, moving sidewalks, elevators, signs, lamp
standards,  public washroom facilities and parking deck and all other facilities
which  are provided or designated (which designation may be changed from time to
time  by  the  Landlord  and  which  are  located  within  the  Building.)

(h)     "Cost  of  Heating,  Ventilating  and Air-Conditioning" means the total,
without  duplication,  of  the  expenses incurred by the Landlord for operating,
maintaining,  repairing  and  replacing  any  heating,  air-conditioning  or
ventilation  systems  or  equipment  ("HVAC"),  and  shall  without limiting the
generality  of  the  foregoing,  include  the  aggregate  of:

i)     the  amount  expended  by  the  Landlord for fuel, water, electricity and
additives  for  the
HVAC;

ii)     the total annual costs to boiler and pressure vessels insurance coverage
paid  by  the  Landlord  for  insurance;

iii)     wages  paid  to  maintenance  and  operating  personnel  for  the HVAC,
including  payments  for  workers compensation, unemployment insurance, vacation
pay,  Canada Pension Plan contributions and fringe benefits whether statutory or
otherwise;

iv)     the  costs  of repairs, maintenance and such replacements to the HVAC as
are  properly  chargeable,  in  accordance  with  sound  accounting  practice to
operating  expenses, as distinguished from capital replacements or improvements;

v)     the  portion  of  municipal  tax  costs from municipal taxes which may be
reasonably  allocated  to  the  HVAC.

(i)     "Costs  of  Insurance" means the annual cost to the Landlord to take out
insurance  in  respect  of  the  Building  and the Land (as set out in Article 8
hereof)  and  such  other  insurance  as  the  Landlord  may  from  time to time
determine.

     (j)     "Demised  Premises" means all that portion of the Building which is
outlined  in  red on Schedule "A" attached hereto and more particularly referred
to  as  Suite 306, 1040 Hamilton Street, Vancouver, British Columbia, consisting
of  approximately  1,404  square  feet  out  of a total square footage of 45,381
square  feet;

(k)     "Land" means that parcel or tract of land and premises legally described
in  Recital  "A"  hereof;

(1)     "Lease"  means  this instrument as originally executed and delivered or,
if  amended,  or  supplemented  or  renewed,  as  so amended, or supplemented or
renewed;

(m)     "Realty  Taxes"  means  all  real  estate  taxes, assessments, rates and
charges  and  other  governmental  impositions  general  or special, ordinary or
extraordinary,  foreseen  or  unforeseen,  of  every  kind,  including,  without
limitation,  water  and  sewer  charges,  assessments  for  local  or  public
improvements and school taxes which may at any time during the term of the Lease
be  imposed,  assessed or levied in respect of the land and/or in respect of the
improvements  from time to time thereon, including any cost or expense by way of
legal  fees,  appraiser's  fees  or  fees  of  a  similar nature incurred by the
Landlord  in  conducting any appeal in respect of any such taxes, rates, charges
or  impositions,  all such amounts to be adjusted to exclude any portion thereof
payable  for  periods  outside  the  Term  of  Lease.
<PAGE>
(n)     "Security  Deposit" means the deposit described in paragraph 5.3 hereof.

INITIAL

                                       -4-

(o)     "Special  Tenant Expenses" means the expenses described in paragraph 6.2
hereof;

(p)     "Structural  Repairs"  means  repairs necessary from time to time to the
foundations,  supports,  beams, exterior roof and bearing walls of the Building,
painting  exterior  walls,  landscaping and replacement of Common Area fixtures,
provided  that  if any dispute shall arise between the Landlord and Tenant as to
whether  any  given  repairs  are  or are not Structural Repairs then the matter
shall  be  resolved  by binding arbitration under the Commercial Arbitration Act
(British  Columbia) decided by a single arbitrator who shall be a duly qualified
Civil  Engineer  named  by the Landlord and the Tenant and the decisions of such
arbitration  shall  be  conclusive  and  binding  upon  the  parties  hereto;

(q)     'Tenant's  Equipment"  means all personal property, apparatus, machinery
and  equipment,  other  than Building Equipment, owned by the Tenant and used or
intended  for use in connection with the operation of the business of the Tenant
and  whether  installed prior to the commencement of the Term of Lease or at any
time  and  from  time  to  time  during  the  Term  of  Lease;

(r)     "Tenant's  Proportionate  Share" with respect to any amount means 3.09 %
of  such  amount;

(s)     "Term"  means  the  term  of  ONE (1) year(s) described in paragraph 3.1
hereof;

(t)     "Commencement  Date"  means  February  1,  2000;

(u)     "Termination  Date"  means  January  31,  2001;

                            ARTICLE 2- GRANT OF LEASE
                            -------------------------

2.1     The  Landlord  hereby  demises and leases upon the Tenant and the Tenant
hereby  takes  and  rents  the  Demised Premises all on the terms and conditions
herein  contained.

2.2     In  addition  to  the lease herein of the Demised Premises, the Landlord
hereby  grants  to the Tenant and the Tenant's invitees, agents and servants, in
common  with  the  Landlord and all other person authorized by the Landlord from
time  to  time,  a  license  to  use the Common Areas for the purpose of gaining
access  to the Demised Premises and better using the same, provided that nothing
herein  shall  in  any  way  restrict  the  Landlord from entering, maintaining,
altering  or  changing  the  Common  Areas,  or  from  altering or adding to the
Building  as  long as the Tenant is able to gain access to the Demised Premises.

                            ARTICLE 3- TERM OF LEASE
                            ------------------------

3.1     The  Lease  shall be for a term of ONE (1) years (the "Term") commencing
February  1,  2000 (the "Commencement Date") and ending on January 31, 2001 (the
"Termination  Date").

<PAGE>
                      ARTICLE 4- TO OPERATE DURING THE TERM
                      -------------------------------------

4.1     The Tenant will not during the term vacate the leased premises either in
whole  or  in  part  (whether  actually  or  constructively)  but  will:

(a)     conduct  its  business  in  the  entire  Demised  Premises,

(b)     actively  carry  on  in  the  Demised Premises, the type of business for
which  the  Demised  Premises  are  leased  to  the  Tenant.

INITIAL
                                       -5-

                                 ARTICLE 5- RENT
                                 ---------------

5.1     The  Tenant  shall  pay  during  the Term total Basic Rent of TWENTY ONE
THOUSAND SEVEN HUNDRED SIXTY-TWO DOLLARS ($21,762.00) payable monthly in advance
on the first day of each and every month in consecutive monthly installments ONE
THOUSAND  EIGHT  HUNDRED  THIRTEEN  DOLLARS AND FIFTY CENTS ($1,813.50), and the
first  such  monthly  installments,  or a pro-rated portion thereof in the event
this Lease is effective other than on the first day of a month, shall be paid on
execution  of  this Lease and subsequent installments shall be paid on the first
day  of  each  and  every  month  during  the  term  hereby  demised;

5.2     The  Landlord  acknowledges  receipt  of  TWO  THOUSAND  SEVEN  HUNDRED
EIGHT-FIVE
DOLLARS  AND  FOURTY-EIGHT  CENTS  ($2,785.48) representing the payment of Basic
Rent,  Additional
Rent  and  G.S.T.  for  the  first  month  of  the  Term.

5.3     The Landlord acknowledges receipt of a Security Deposit in the amount of
ONE  THOUSAND NINE HUNDRED FOURTY DOLLARS AND FOURTY-FIVE CENTS ($1,940.45). The
Security  Deposit  shall be held by the Landlord without liability for interest,
as  security  for  the  faithful  performance  by  the  Tenant of all the terms,
covenants  and  conditions  of this Lease by the Tenant to be kept, observed and
performed.  If  at any time during the Term the Rent or other sums of payable by
the Tenant are overdue and unpaid, or if the Tenant fails to keep or perform any
of  the  terms,  covenants and conditions of this Lease to be kept, observed and
performed by the Tenant, then the Landlord at its option may, in addition to any
and  all  other  rights  and  remedies  provided  for  in  this Lease or by law,
appropriate  and  apply  the  entire  Security  Deposit,  or  so much thereof is
necessary to compensate the Landlord for loss or damage suffered by the Landlord
due to such breach on the part of the Tenant. If the entire Security Deposit, or
any  portion  thereof is appropriated and applied by the Landlord for payment of
overdue  rent  or  other  sums  due  and  payable  to the Landlord by the Tenant
hereunder, then the Tenant shall, upon written demand of the Landlord, forthwith
remit  to  the  Landlord  a  sufficient  amount  in cash to restore the Security
Deposit  to the original sum deposited, and the Tenant's failure to do so within
three  (3) days after receipt of such demand constitutes a breach of this Lease.
If  the  Tenant  complies  with  all  of the terms, covenants and conditions and
promptly  pays all of the rent and other sums herein provided and payable by the
Tenant  to  the  Landlord, the Security Deposit shall be returned in full to the
Tenant  without  interest  within  sixty (60) days after the end of the Term, or
within  sixty  (60)  days after the earlier termination of the Term, as the case
may  be.

<PAGE>
5.4     The  rent  reserved  hereunto  shall  be  paid  in Canadian Funds to the
Landlord  at  its  address  for notice herein unless another place of payment is
designated  by  the  Landlord to the Tenant in writing, and the Tenant shall (at
the  request  of  the Landlord) deliver postdated cheques to the Landlord on the
first  day  of the Term for the payment of Rent to fall due in the months in the
Term.

5.5     The  Lease  shall be a net lease, and the Basic Rent shall be net to the
Landlord,  and shall yield to the Landlord the entire Basic Rent during the Term
without  abatement, deduction or set-off of any nature whatsoever and all costs,
expenses,  rates,  taxes,  charges  and  obligations  of  every  kind and nature
whatsoever  relating  to the Demised Premises, whether or not herein referred to
and  whether  or  not  of a kind now existing or within the contemplation of the
parties  hereto,  shall  be  paid  by  the  Tenant excepting only any Landlord's
Corporation  Capital Tax, income tax or taxes other than business tax imposed or
levied by any authority whatever on the income received by the Landlord from the
Demised  Premises.

5.6     Any money payable by the Tenant to the Landlord in addition to the Basic
Rent  shall  be  deemed
to  be  rent.  All  monies payable by the Tenant to the Landlord pursuant to the
Lease  shall  bear  interest  at  the  rate  of
2%  per  month  (26.824%  per  annum)  from  the  date  of  default.

                                                                         INITIAL

                                       -6-

                           ARTICLE 6- ADDITIONAL RENT
                           --------------------------

6.1     The Tenant shall pay to the Landlord as additional rent (the "Additional
Rent")  to  the Landlord in each year of the Term of Lease, within ten (10) days
after  demand  the  Tenant's  Proportionate  Share  of:

(a)     Common  Maintenance  Cost;

(b)     Cost  of  Heating,  Ventilating  and  Air-Conditioning;

(c)     Cost  of  Insurance;

(d)     Realty  Taxes;

(e)     an  administrative fee equal to 15% of the total of expenses incurred by
the  Landlord  under  paragraphs  6.l  (a)  to  (d)  inclusive;

together  with  the  total  of:

(f)     all  taxes,  license  fees,  duties,  rates,  assessments  or imposts of
whatsoever  nature levied by any authority whatsoever in respect of the Land and
Building  as shall be attributable to the business or property of the Tenant, or
to  any  thing  or  things  erected or placed in, upon or under, or fixed to the
Demised  Premises  by or with the consent or permission of the Tenant during the
Term, including all fixtures, machines, equipment and other things of any nature
or description not the property of the Landlord or which may be lawfully removed
by  the  Tenant;

<PAGE>
(g)     the  total  cost  of all local improvements and utility charges, if any,
and  all charges for water, gas, electric light, heat and power, ventilating and
air-conditioning,  telephone,  scavenging  and  garbage  and waste collection or
other  similar service used, rendered or supplied upon or in connection with the
Demised  Premises  and  the Tenant will indemnify and save the Landlord harmless
against  and  from  any  liability  or  damages  on  any  such  account;

(h)     Goods  and  Services  Tax ("G.S.T.") payable by the Tenant on Basic Rent
and  any  of  the  foregoing  payments;  and

(i)     all  other  amounts  which  shall become due and payable pursuant to the
Lease.

6.2     The Tenant shall pay the Landlord upon demand the charges established by
the  Landlord  from  time  to  time for all supplementary services and utilities
provided  to  the  Tenant  by  the  Landlord  or its agents (the "Special Tenant
Expenses").  Such  supplementary  services  and utilities shall include, without
limitation,  security,  maintenance,  repair, janitorial, cleaning and any other
services  provided  outside  ordinary  business  hours  and/or  in  a manner not
considered  by the Landlord as standard. Where any other expenses over and above
normal  operations  for  the  Centre  is   incurred  or  paid  by  the  Landlord
specifically  for  the  benefit  of and at the request of the Tenant, the Tenant
shall  pay  such  expense.  The  Landlord  may charge and the Tenant shall pay a
service  fee  for  providing  such  services  or  for  incurring  such  expense.

6.3     The  Additional  Rent  shall,  when  in  default,  be deemed to be rent,
receivable  as  such,  and  all remedies of the Landlord on non-payment of Basic
Rent shall be applicable thereto. The obligation of the Tenant to pay any of the
aforementioned  amounts  owing,  accrued  or unpaid at the end of the Lease Term
shall  survive  the  expiration  or  sooner  termination  of  the  Lease.

6.4     The  Tenant  covenants to pay the Tenant's taxes and any and all fees or
amounts  payable  by  the
Tenant  other  than to the Landlord, in connection with the Tenant's business in
or  occupation  of  the  Demised
Premises.

                                                                         INITIAL

                                       -7-

6.5     The  Tenant  may  take advantage of any provisions of law whereby Realty
Taxes or any other amounts payable by the Tenant including amounts payable other
than to or through the Landlord may be paid by installments or deferred for some
portion  of  the  fiscal  period  to  which  they relate, provided that no fine,
penalty,  interest and expense arising from any failure by the Tenant to pay any
such  amount  when  due  and  further  provided that no fine, penalty or cost is
thereby  incurred  and  the  Tenant  shall  pay  any fine, penalty, interest and
expense  arising  from any failure by the Tenant to pay any such amount when due
and  further  provided  that  the  Landlord  shall be at liberty to pay any such
amount  (after five (5) days written notice to the Tenant of its intention so to
do)  and  may  add  to  the next ensuing installment of rent the amounts so paid
including  penalties,  charges  and  interest  in  connection  therewith.

6.6     The  Tenant shall have the right to contest at the Tenant's sole expense
the  amount  or validity of any Realty Taxes or other amounts imposed in respect
of  the Demised Premises but nothing herein contained shall be deemed to relieve
the  Tenant  of  its  obligation to pay such Realty Taxes or other amounts or to
authorize  the  Tenant  to  defer  payment  of  such  Realty  Taxes, unless such
deferment  is  lawful and the Landlord consents in writing to such deferment and
the  Tenant  has  paid  the full amount in dispute to the Landlord, as security,
including  the  amount  of  any  possible  penalties  and  interest.
<PAGE>
6.7     If  the Tenant is contesting in good faith the amount or validity of any
Realty  Taxes  or  any  other  assessment  or  impost  and has complied with the
provision  of  this Article and if it becomes necessary for the Landlord to join
in or consent to such proceedings the Landlord shall join or consent as required
but  the  Tenant  shall  indemnify  the  Landlord  against  all  expense arising
therefrom.

6.8     Notwithstanding  the  provisions of this Article, at any time during the
Term  of  lease  the Landlord may by notice in writing require the Tenant to pay
and  the  Tenant  shall  pay to the Landlord, on each date following such notice
upon  which  installments  on  account of Basic Rent are payable, such amount or
amounts,  which  shall  not bear interest, as the Landlord may from time to time
estimate  as  being necessary to provide to the Landlord sufficient funds to pay
the Additional Rent and if the amounts actually charged or payable in any fiscal
period  shall  exceed  the  amount or amounts paid by the Tenant for such fiscal
period,  the  Tenant  shall  pay  to the Landlord forthwith on demand the amount
required  to  make  up the deficiency, and any overpayment made by the Tenant in
such  fiscal  period  shall  forthwith  upon  determination  be returned without
interest  by  the  Landlord  to  the  Tenant.

6.9     The  Tenant  shall  upon  demand by the Landlord provide to the Landlord
proof,  in such form as the Landlord may reasonably require, that the Tenant has
paid  when  due any and all payments required hereunder to be made by the Tenant
other  than  to  the  Landlord

6.10     The Landlord shall at the request of the Tenant provide to the Tenant a
statement showing in reasonable detail the amount of any of the items set out in
paragraph  6.1.

                          ARTICLE 7- TENANT'S EOUIPMENT
                          -----------------------------

7.1     At  any  time  and  from  time  to  time  during the Term the Tenant may
install, maintain and replace in the Demised Premises, any Tenant's Equipment as
the  Tenant,  in  its  sole discretion, may desire and, notwithstanding the fact
that  the  Tenant's  Equipment shall nevertheless be and remain at all times the
property  of the Tenant. The Tenant may not permanently remove any material part
of  the  Tenant's  Equipment  at  any  time  during the Term without the written
consent  of  the  Landlord  which  shall  not  be  unreasonably  withheld.

7.2     The Tenant shall be responsible for and will repair all or any damage to
any  part of the Demised Premises, including structural portions thereof, caused
by  installation  or  removal  of  any  of  the  Tenant's  Equipment,  fixtures,
alterations, or improvements, and shall restore the Demised Premises to the same
condition  as  they  were  in  at  the  Commencement  of  the  Term  of  Lease.

INITIAL

                                       -8-

7.3     Any  of  the Tenant's Equipment remaining in the Demised Premises at the
termination  of  the  Lease may be removed and stored by the Landlord, who shall
thereupon  have the first and paramount lien against the said Tenant's Equipment
and  the  Landlord  shall  not  be  required to release possession thereof until
payment  to  the  Landlord  of  the  cost of removal and storage of the Tenant's
Equipment  and  if  the  Tenant  fails  to pay such cost within five (5) days of
demand in writing by the Landlord, the Landlord shall have the right to sell the
same and may apply the proceeds firstly in payment of the costs of such removal,
storage  and  sale  and  secondly  to  the  Tenant's  account.

<PAGE>
7.4     The  Landlord  shall not be responsible for any loss or damage occurring
to  the  Tenant's  Equipment,  save  and except for loss or damage caused by the
willful  neglect  of  the  Landlord  or  person  for whom in law the Landlord is
responsible.

                               ARTICLE 8-INSURANCE
                               -------------------

8.1     The  Landlord,  acting reasonably and as a prudent owner of the Land and
Building,  may obtain at the expense of the Tenant to the extent of the Tenant's
Proportionate  Share  such  insurance  for  the  benefit  of the Landlord as the
Landlord from time to time considers useful, expedient or beneficial, including,
without  limitation,  any  or  all  of  the  following:

(a)     a  broad  form  of  insurance against all risks of loss or damage to all
property  owned  by  the  Landlord  relative to the Land and Building, including
coverage  for  fire,  flood  and  earthquake,  or  any  other  form  of  loss;

(b)     insurance against all explosion, rupture or failure of boilers, pressure
vessels,  air-conditioning  equipment  and miscellaneous electrical apparatus on
blanket  basis  with  broad  form  cover,  including  repair  and  replacement;

(c)     insurance  against  loss  of insurable gross rentals attributable to all
perils  insured  against  by  prudent  landlords,  including  loss  of all rents
receivable  from  tenants  in  the Building in accordance with the provisions of
their  leases  including  all  rents thereunder and all other charges payable as
additional  rent  thereunder,  in  such amount or amounts as the Landlord or its
mortgagees  from  time  to  time  requires;

(d)     insurance  against  third  party liability hazards including exposure to
personal  injury,  bodily  injury  and  property  damage on an occurrence basis,
including insurance of all contractual obligations, and covering also actions of
all employees, other persons, sub-contractors and agents while working on behalf
of  the  Landlord;  and

(e)     insurance  against  any other form or forms of loss that the Landlord or
its  mortgagees  reasonably  requires  from  time  to  time  for like properties
similarly situated and for amounts against which a prudent landlord would insure
itself.

Notwithstanding  any  contributions  by  the  Tenant  to  insurance  premiums as
provided  for  in  the Lease, no insurable interest is conferred upon the Tenant
under  policies  carried  by  the  Landlord,  the  Landlord  shall  in no way be
accountable  to  the  Tenant regarding the use of any insurance proceeds arising
from  any  claim,  and  the  Landlord  shall  not  be obliged on account of such
contributions  to apply such proceeds to the repair or restoration of that which
was  insured  and it is hereby declared and agreed that if the Tenant may desire
to  receive  indemnity  by  way  of  insurance  for  any property, work or thing
whatever, the Tenant shall insure same for its own account and shall not look to
the  Landlord  for reimbursement or recovery in the event of loss or damage from
any cause, whether or not the Landlord has insured same and recovered therefore.

                                                                         INITIAL
                                       -9-

8.2     The  Tenant  shall,  during the Term, at its sole cost and expense, take
out and keep in full force and effect, in the name of and with losses payable to
the  Tenant,  the  Landlord  and  if  required by the Landlord or the Landlord's
mortgagees,  the  following:

<PAGE>
(a)     property  damage  insurance, which shall include coverage on property of
every  description and kind owned by the Tenant including the Tenant's inventory
and stock in trade, furniture and fixtures and such other property in or forming
part  of  the Demised Premises or for which the Tenant is responsible or legally
liable pursuant to the terms of the Lease, or which is installed by or on behalf
of  the Tenant, including Tenant's Equipment, in an amount at least equal in the
opinion  of  the  Landlord  to  the full insurable value thereof calculated on a
replacement  cost basis without co-insurance requirements and the perils insured
against  shall  include  fire  and  water  damage  and  a form of broad all-risk
coverage  and  such  additional  perils  as  are normally insured against in the
circumstances  by  prudent  tenants,  and  as  any  mortgagee  having a security
interest  in  the Building reasonably requires, or as the Landlord, from time to
time,  demands;

(b)     glass  damage insurance, which shall include coverage for plate glass or
other  glass  and  any high-value lettering or ornamentation thereon, destroyed,
damaged  or  stolen  during the Term of Lease, such insurance to be placed in an
amount at least equal in the opinion of the Landlord to the full insurance value
thereof  calculated   on  a  replacement   cost  basis,  without  deduction  for
depreciation  and  without  co-insurance  requirements;

(c)     public  liability insurance applying to all operations of the Tenant and
which  shall include bodily injury liability, liability with respect to the loss
or  damage to the property of others, products liability, contractual liability,
contingent  liability,  non-owned   automobile  liability   and  Tenant's  legal
liability  with  respect to the occupancy by the Tenant of the Demised Premises,
such  policy to be written on a comprehensive basis with limits of not less than
$2,000,000.00  per  occurrence  (or  such  higher  limits as the Landlord or its
mortgagees  require  from  time  to  time)  and  with  a cross liability clause;

(d)     business  interruption  insurance  applying  to  all  operations  of the
Tenant;  and

(e)     any  other  form  or forms of insurance in such amounts and against such
perils as the Landlord or the Landlord's mortgagees reasonably require from time
to  time.

All policies shall contain an undertaking by the insurers to notify the Landlord
and  its  mortgagees  in  writing  not  less  than thirty (30) days prior to any
material  change  in  terms,  cancellation  or  other  termination  thereof.

8.3     All  property  damage  policies  written  on  behalf of the Tenant shall
contain  a waiver of any subrogation rights which the Tenant's insurers may have
against  the  Landlord  and  against  those  for  whom  the Landlord is, in law,
responsible whether any such damage is caused by the act, omission or negligence
of  the Landlord or by those for whom the Landlord is in law responsible and the
Tenant  hereby  releases  and  agrees  to  hold  harmless  the Landlord from all
liability for any loss or damage to or suffered by the Tenant or its property or
improvements,  by  oversight,  fault  or  any  other  cause  whatsoever.

8.4     All policies shall be taken out with insurers acceptable to the Landlord
and  on  policies in form satisfactory from time to time to the Landlord and the
Tenant  shall  deliver certificates of insurance or, if required by the Landlord
or  its  mortgagees,  certified  copies  of  each  such  insurance policy to the
Landlord  as  soon  as  practicable  after  the  placing  of  the  same.

<PAGE>
8.5     If  the  Tenant fails to take out or to keep in force any such insurance
referred  to  in  this  Article  8,  or  should any such insurance be reasonably
disapproved  by  either  the  Landlord or its mortgagees and the Tenant does not
obtain,  reinstate  or replace insurance, as the case may be, within forty-eight
(48)  hours  after  written  notice  by  the  Landlord, or its mortgagees do not
approve  of  such  insurance, (such notice of disapproval to include the reasons
therefor),  the Landlord shall have the right, but not the obligation, to effect
such  insurance  at the sole cost of the Tenant and all expenses of the Landlord
shall  be  immediately  payable  by  the  Tenant  to  the Landlord as Additional

                                                                         INITIAL
                                     - 10 -

Rent  hereunder  and  shall  be due on the first day of the next month following
payment  thereof  by  the  Landlord, in addition to and without prejudice to any
other  rights  and  remedies  of  the  Landlord  under  the  Lease.

8.6     The  Tenant  will  not  keep, use, sell or offer for sale in or upon the
Demised  Premises  any  article  which  may  be prohibited by the fire insurance
policy  or  any  other policies in force from time to time covering the Land and
Building,  and  further  if the Tenant's occupancy O{ or conduct of business in,
the  Demised  Premises,  whether  or not the Landlord has consented to the same,
causes  any  increase in premiums for the insurance carried from time to time by
the  Landlord  with  respect  to the Land and Building, the Tenant shall pay the
full  amount of any such increase in premiums as Additional Rent within ten (10)
days  after  bills  for  such additional premiums are submitted by the Landlord.

                               ARTICLE 9- REPAIRS
                               ------------------

9.1 own  cost  and  expense:

The Tenant covenants with the Landlord that the Tenant shall at all times during
the  Term  at  its

(a)     repair, maintain and keep the Demised Premises in good order and repair,
as  a  careful  owner  would  do,  reasonable  wear  and  tear  excepted;  and

(b)     repair,  maintain  and  keep  all  equipment and fixtures in the Demised
Premises  in  good  order  and  repair and replace the same when necessary, as a
careful  owner  would  do,  including,  without limitations, the floor, windows,
plate  glass, glass partitions within the Demised Premises, and any improvements
now  or  hereafter  made  to  the Demised Premises, reasonable wear and tear and
repairs  for  which  the Landlord is responsible only excepted; provided however
that  if  such  repairs  by  the Landlord are required as a result of the act or
omission  of the Tenant, its servants, agents or employees, the Tenant shall pay
to  the  Landlord, on demand, the costs of such repairs as Additional Rental and
the  Tenant  covenants  to  perform such maintenance, to effect such repairs and
replacements  and  to decorate at its own cost and expense as and when necessary
or  reasonably  required  so  to  do  by  the  Landlord.

9.2     The  Tenant  shall,  when  necessary and, whether upon receipt of notice
from  the  Landlord  or  not,  effect  and  pay  for  such maintenance, repairs,
replacements  or decoration as may be the responsibility of the Tenant under the
foregoing paragraph provided that no maintenance, repairs or replacements to the
structure,  any  perimeter  wall,  the  store  front,  the sprinkler system, the
heating,  ventilating,  air-conditioning,  plumbing,  electrical  or  mechanical
equipment  or the concrete floor shall be made without the prior written consent
of  the  Landlord,  and  in  so  doing  shall  use contractors or other workmeii
designated  or  approved  by  the  Landlord  in writing, such approval not to be
reasonably  withheld  or  delayed.

<PAGE>
9.3     The  Landlord  covenants  with the Tenant that the Landlord shall at all
times  during  the Term at the Tenant's cost and expense repair and replace as a
careful  owner  would  do  the heating, ventilating, air-conditioning, plumbing,
sprinkler,  mechanical  and electrical equipment and fixtures (including all the
parts,  wiring  and  pipes  thereof)  within  the  Demised  Premises.

                         ARTICLE 10- STRUCTURAL DEFECTS
                         ------------------------------

10.1     The  Landlord  shall  be  responsible  to  make  good  and  repair  any
structural  defect in the Demised Premises by reason of a pre-existing condition
in  or damage done to the Building in which the Demised Premises are located, or
damage  caused  by  negligence  of  the  Landlord,  its  servants  or  agents.

10.2     The Landlord shall cause proper maintenance of all Common Areas, at the
Tenant's  cost  to  the  extent  of  the  Tenant's  Proportionate  Share.

                                                                         INITIAL

                                     - 11 -

                  ARTICLE 11- CHANGES ALTERATIONS AND ADDITIONS
                  ---------------------------------------------

11.1     Hereafter  and  at  any time and from time to time during the Term, the
Tenant  shall  have  the  right,  subject  to  approval  of the Landlord, at the
Tenant's  expense,  to  make  such  changes and alterations in or to the Demised
Premises  as the Tenant shall deem necessary or desirable in connection with the
requirements  of  its  business  but no structural change or alteration shall be
undertaken  until  detailed  plans and specifications therefor and a list of the
contractors or tradesmen who the Tenant proposes to hire for the work have first
been  furnished  to and approved by and consented to in writing by the Landlord.
which  approval  and  consent  shall  not  be  unreasonably  withheld.

11.2     The  Tenant  shall  be  responsible  for  procuring  and paying for all
required  municipal  and  other  government  permits  and  authorizations of the
various  municipal  departments  and  government  divisions  having jurisdiction
necessary  or  advisable  in  connection  with any changes made pursuant to this
Article  provided  that  the  Landlord  will,  at  the Tenant's expense, join in
application  for  such  permits  and  authorizations  whenever  such  action  is
necessary.

11.3     All work done in connection with any change or alteration shall be done
promptly and in good and workmanlike manner and in compliance with the valid and
applicable  building  and zoning laws and with all other valid laws, ordinances,
orders,  rules,  regulations  and  requirements  of  all federal, provincial and
municipal  governments, and the appropriate departments, commissions, boards and
officers  thereof,  and  in accordance with the orders, rules and regulations of
the  Canadian  Fire  Underwriters  Association,  or  any  other  body  hereafter
constituted  exercising  similar  functions;  the  cost  of  any  such change or
alteration  shall  be  paid or secured so that the Demised Premises shall at all
times  be  free  of  liens for labour and materials supplied, or claimed to have
been  supplied  to  the  Demised  Premises.

11.4     All  alterations  or additions to the existing improvements, other than
Tenant's  Equipment,  shall upon attachment to the Demised Premises, be deemed a
part  thereof,  and title thereto shall immediately vest in the Landlord without
any  liability  on  its  part to pay for the same provided that the Landlord may
elect  to require the Tenant to remove at the expiration of the Lease all or any
part  of  any improvement installed by or on behalf of the Tenant, in which case

<PAGE>
such  removal shall be done by the Tenant forthwith, at the Tenant's expense, as
well  as  all  other  repairs  necessitated  by  such removal, failing which the
Landlord  may  carry  out the same at the Tenant's expense and without liability
for  damage  to  the  improvement  so  removed.

                        ARTICLE 12- DAMAGE OR DESTRUCTION
                        ---------------------------------

12.1     In  the event that the Demised Premises are damaged or destroyed by any
peril  or  hazard
recoverable  under insurance maintained by the Landlord under Article 8 then the
Landlord  shall  immediately  select
a  reputable  contractor  and  if  such  contractor:

(a)     is  of  the  opinion that the damage or destruction is capable of repair
with reasonable diligence within ninety (90) days of the date of the damage then
the  Landlord  shall  deliver  notice  of its intention to rebuild or repair and
shall  repair  the  damage  with  reasonable  diligence,  or

(b)     is  of  the  opinion  that  the  damage or destruction is not capable of
repair  with  reasonable  diligence  within  ninety (90) days of the date of the
damage,  then.

i)     the  Landlord  may  elect  to repair such damage or destruction and shall
then  repair  the  same  with  reasonable  diligence,  or

ii)     either  the  Landlord  or  Tenant  may  elect  to  terminate  the Lease.

12.2     In  case  the Demised Premises are damaged or destroyed by any peril or
hazard  not recoverable under insurance maintained by the Landlord under Article
8  then  the  Landlord  may  either  elect  to  repair  such

INITIAL

                                      -12-

damages or destruction and shall then repair the same with reasonable diligence,
or  may  elect  to  terminate  the  Lease.

12.3     If  the Lease is not terminated by reason of such damage or destruction
by  the  Landlord  or the Tenant and if such damage or destruction is such as to
render  the  Demised Premises wholly unfit for occupancy then the Basic Rent and
Additional  Rent  to be paid by the Tenant hereunder shall abate in whole, or in
proportion  to the unoccupiable portion of the Demised Premises, as the case may
be,  until  the  Landlord delivered a notice to the Tenant that the repairs have
been  substantially  completed  at  which  time  all  rent payable by the Tenant
hereunder  shall  recommence.

12.4     If the Landlord herein does not give the Tenant notice of its intention
to  either  repair  such  damage or destruction or to terminate the Lease within
thirty  (30)  days of the damage or destruction then the Tenant may by notice in
writing  delivered  to the Landlord terminate the Lease, effective the date upon
which  such  termination  notice  is  received.

12.5     If  the Landlord shall elect under any provision of this Article not to
repair  such  damage  or  destruction  and as a result the Lease terminates, the
Tenant  shall  cause all insurance proceeds payable in respect of damages to the
Demised  Premises  to be paid in accordance with the provisions of the policy of
insurance.

<PAGE>
                       ARTICLE 13- USE OF DEMISED PREMISES
                       -----------------------------------

13.1     The  Tenant  shall use the Demised Premises only for general office and
for  no  other  purposes  without  the  written  consent  of  the  Landlord.

13.2     During  the  Term,  the  Tenant  in  the use, occupation, alteration or
repair  of  the  Demised Premises, or any property used in connection therewith,
shall  comply  with  the  requirements of every applicable valid law, ordinance,
rule  or  regulation  and with the orders, rules and regulations of The Canadian
Fire  Underwriters   Association,  or  any  other   body  hereafter  constituted
exercising  similar  functions,  and  with  the  requirements of all policies of
public  liability,  fire  and  the  kinds of insurance at the time in force with
respect  to  the  Demised  Premises  or  any  part  thereof.

13.3     The  Tenant  covenants and agrees that it will carry on its business on
the  Demised  Premises  continuously  during  the  Term.

                ARTICLE 14- CERTAIN RIGHTS AND DUTIES OF LANDLORD
                -------------------------------------------------

14.1     The  Tenant  will permit the Landlord and authorized representatives of
the Landlord to enter into the Demised Premises at any time in case of emergency
and  at  all reasonable times upon reasonable notice during usual business hours
for  the  purpose  of inspecting the same and of ascertaining whether the Tenant
has failed or neglected to perform any act which it is required to perform under
the  provisions  of the Lease, and also the Landlord shall be permitted to enter
as  aforesaid  for  the  purpose  of making any necessary repairs to the Demised
Premises  and  performing  any  work therein, which the Tenant has failed to do,
that  may  be  necessary  to  comply  with  any  valid  law, ordinance, rules or
regulations  of  The  Canadian Fire Underwriters, or of any public authority, or
any  similar body, or to comply with the requirements of insurance policies then
in  force  with  respect  to  the Demised Premises, provided that nothing herein
shall  imply ~ny duty upon the part of the Landlord to do or to pay for any work
which  under  any  provision of the Lease the Tenant may be required to perform,
and  the  performance  thereof  by the Landlord in the event the Tenant does not
perform  the  same  after  demand  shall not constitute a waiver of the Tenant's
default  in  failing  to  perform  the  same.

14.2     The  Tenant  upon  paying  the Basic Rent, Additional Rent and ~l other
charges herein provided for, and observing and keeping the covenants, agreements
and  conditions of this Lease on its part to be kept, shall lawfully and quietly
enjoy,  hold,  occupy,  control  and manage the Demised Premises during the Term
without  hindrance  or  molestation  of  the  Landlord, or any person or persons
claiming  under  the  Landlord,  save  as  expressly  provided  by  the  Lease.

INITIAL

                                      -13-

             ARTICLE 15- CONDITIONAL LIMITATIONS DEFAULT PROVISIONS
             ------------------------------------------------------

15.1     In  case  the Term or any of the goods and chattels of the Tenant shall
be  at any time seized in execution or attachment by a creditor of the Tenant or
the  Tenant  shall  make  any  assignment for the benefit of creditors or become
bankrupt  or  insolvent or take the benefit of any Act now or hereafter in force
for  bankrupts  or insolvent debtors, or, if the Tenant is a corporation and any
order  shall  be  made for the winding-up of the Tenant, or other termination of
the  corporate  existence  of  the  Tenant  or a Receiver or Receiver-Manager is
appointed for the Tenant under any Debenture or other security or by Court Order

<PAGE>
or  otherwise,  then  in  any  such  case  the  Lease shall at the option of the
Landlord  immediately  cease and terminate and the Term shall immediately become
forfeited  and void and the then current month's rent and the next ensuing three
(3)  month's rent shall immediately become due and be paid and the Landlord may,
without  notice,  re-enter and take possession of the Demised Premises as though
the  Tenant  or  other occupant or occupants of the Demised Premises was or were
holding  over  after  the  expiration  of  the  Term  of Lease without any right
whatsoever.

15.2     If,  during  the  Term,  or  any renewal thereof, the Tenant shall make
default  in  the  payment  of  any
rent  due  under  the  Lease, and such default shall continue for three (3) days
after  notice  thereof  by  the  Landlord,  the
Lease  shall  cease and come to an end on the date specified in the said notice,
which  date  shall  not  be  less  than  three
(3)     days  after  the  delivery of such notice, and the Tenant will then quit
and  surrender  the  Demised  Premises  to  the
Landlord.

15.3     If,  during  the  Term  or  any  renewal  thereof  the Tenant shall not
observe,  perform  or  keep  any  of  the  other covenants in the Lease and such
default  shall  continue  for three (3) days after written notice thereof by the
Landlord  to the Tenant, or if the Tenant fails to proceed promptly and with all
due  diligence  to  cure  such  default,  then  and in any such case, unless the
default  upon  which  said  notice  was based has been cured in the meantime the
Lease  shall  cease  and come to an end on the day specified in the said notice,
which  date shall not be less than three (3) days after delivery of such notice,
and  the  Tenant  will  then  quit  and  surrender  the  Demised Premises to the
Landlord,  provided  that  in  the  event of a default which is capable of being
cured  but which cannot with due diligence be cured within a period of three (3)
days,  the  three  (3) day period shall be extended for such time as shall allow
the  Tenant  proceeding  promptly  and  with  all  due  diligence  a  reasonable
opportunity  to  cure  such  default.

15.4     All  costs, charges and expenses incurred by the Landlord in recovering
or  enforcing  payment  of  monies owing hereunder or in enforcing the terms and
conditions  of  the  Lease,  whether or not any default be cured within the time
allowed, including the costs of the Landlord as between solicitor and own client
on  a  lump sum basis, expenses of taking possession of the Demised Premises and
realizing upon goods and chattels of the Tenant, shall be paid by the Tenant and
such  sums  shall  be  deemed  to  be  rent  payable  under  the  Lease.

15.5     No  remedy  conferred upon or reserved to the Landlord herein or by law
or  otherwise  shall  be  considered exclusive of any other remedy, but the same
shall  be cumulative with and in addition to every other remedy available to the
Landlord,  and  all  such  remedies  may  be  exercised  concurrently as well as
individually  from  time  to  time, and as often as the Landlord shall deem fit.

                              ARTICLE 16- DISTRESS
                              --------------------

16.1     The  Tenant  waives  and renounces the benefit of any present or future
statue  taking  away or limiting the Landlord's right of distress, and covenants
and  agrees that notwithstanding any such statute none of the goods and chattels
of  the  Tenant  on  the  Demised  Premises at any time during the Term shall be
exempt  from  levy  by  distress  for  rent  in  arrears.

                                                                         INITIAL
                                      -14-

<PAGE>
              ARTICLE 17- VOIDANCE OF LEASE, VACANT OR IMPROPER USE
              -----------------------------------------------------

17.1     It  is  hereby  further  declared  and  agreed between the Landlord and
Tenant  that in the case the said Premises or any part thereof become and remain
vacant  and  unoccupied  for  the period of fifteen (15) consecutive days, or be
used  by  any  other  person  or persons, or for any other purpose than as above
provided,  without  the written consent of the Landlord, the Lease shall, at the
option of the Landlord, cease and be void and the Term of Lease shall expire and
be  at  an  end,  anything hereinbefore to the contrary notwithstanding, and the
then  current  month's  rent  and  an  additional  three  (3) months' rent shall
thereupon  become  immediately due and payable and the Landlord may re-enter and
take  possession  of the Demised Premises as though the Tenant or other occupant
or  occupants  of  the  Demised  Premises,  was  or  were holding over after the
expiration  of  the Term of Lease, and the balance of the Term of Lease shall be
forfeit;  or  in  such  case  instead  of determining the Lease as aforesaid and
re-entering  upon  the Demised Premises, the Landlord may take possession of the
Demised  Premises  or any part of parts thereof, and let and manage the same and
grant  any lease or leases thereof upon such terms as to the Landlord may appear
to be reasonable, and demand, collect, receive and distrain for all rental which
shall  become  payable  in  respect  thereof,  and  apply  the said rental after
deducting  all  expenses incurred in connection with the Demised Premises and in
the  collection  of  the  said  rent,  including  reasonable  commission for the
collection  thereof  and  the  management of the Demised Premises, upon the rent
hereby  reserved, and the Landlord, and every agent acting for the Landlord from
time  to time shall, in so acting, be the agent of the Tenant who alone shall be
responsible  for  any monies except those actually received, notwithstanding any
act,  neglect,  omission  or  default,  of  any  such agent acting as aforesaid.

                        ARTICLE 18- WATER AND GAS DAMAGE
                        --------------------------------

18.1     The  Landlord shall not be liable for any damage to any property at any
time  upon  the  Demised  Premises arising from gas, steam, water, rain or snow,
which  may  leak into, issue and flow from any part of the Building, or from the
gas,  water,  steam  or  drainage  pipes,  sprinklers,  or plumbing works of the
Building  or  from  any  other  place or quarter, or for any damage caused by or
attributable  to  the condition or arrangement of any electric or other wires in
the  Building.

                                ARTICLE 19- WATER
                                -----------------

19.1     The  Landlord  agrees  to  supply  normal water consumed on the Demised
Premises  and  the  cost  of  such  supply  will  be  borne by the Tenant in its
Proportionate  Share,  but  in  the  event of any abnormal consumption of water,
either  by  reason of the character of the business carried on by the Tenant, or
by  the  use  of  mechanical  or  other contrivances, the Tenant consents to the
installation  of  a  water  meter  at his own expense, if necessary, and further
agrees  to pay for the excess water consumption on the Demised Premises over and
above  his  Proportionate  Share.

                                ARTICLE 20- SIGNS
                                -----------------

20.1     It is further agreed by and between the Landlord and the Tenant that no
sign,  advertisement  or  notice  shall  be inscribed, painted or affixed by the
Tenant  on  any part of the outside or inside of the Building whatsoever, unless
of  such  manner,  colour,  size  and  style  and  in such places upon or in the
Building  as  shall  be consented to in writing by the Landlord and furthermore,
the  Tenant,  on  ceasing  to be the Tenant of the Demised Premises, will before

<PAGE>

removing  his  goods  and  fixtures from the Demised Premises, cause any sign as
aforesaid  to  be removed or obliterated at his own expense and in a workmanlike
manner  to  the  satisfaction  of  the  Landlord.

INITIAL

                                     - 15 -

                   ARTICLE 21- ILLUMINATION OF DISPLAY WINDOWS
                   -------------------------------------------

21.1     The  Tenant  shall  keep  the  display  windows of the Demised Premises
suitably illuminated during the business hours of the Building as such hours may
be determined from time to time by the Landlord and during such other reasonable
hours  as  the  Landlord  may  determine.

                         ARTICLE 22- NUISANCE OR MENACE
                         ------------------------------

22.1     The  Tenant  will  not  carry  on  or perform or suffer or permit to be
carried  on,  performed  or  suffered
on  the  Demised Premises any business practice or act or engage in any activity
which  may  be  deemed  a  nuisance  or
a  menace  or  which  in  any  way  may  injure  the  Building.

                        ARTICLE 23- NO ABATEMENT OF RENT
                        --------------------------------

23.1     Save  and  except  where  the  Landlord  receives insurance proceeds on
account of the cases noted herein, there shall be no abatement from or reduction
of  the  Basic  Rent  or  Additional Rent due hereunder, nor shall the Tenant be
entitled to damages, losses, costs or disbursements from the Landlord during the
term  hereby  created  on,  caused  by or on account of fire (except pursuant to
Article  12  where  total  damage  or destruction shall occur), water, sprinkler
systems, partial or temporary failure or stoppage of heat, light, elevator, live
steam  or  plumbing  service  in  or  to  the  Demised  Premises or in or to the
Building,  whether  alterations,  repairs,  renewals,  improvements,  structural
changed to the Demised Premises or to the Buildings, or the equipment or systems
supplying the said services or from any cause whatsoever; provided that the said
failure  or  stoppage  shall  be  remedied  within  a  reasonable  time.

                       ARTICLE 24- RIGHT TO SHOW PREMISES
                       ----------------------------------

24.1     The  Tenant  will  permit  the Landlord to exhibit the Demised Premises
during  the  last  six (6) months of the Term to any prospective tenant and will
permit  all  persons  having  written  authority  from  the Landlord to view the
Demised  Premises  at  all  reasonable  hours.

ARTICLE  25-  ASSIGNMENT  SUBLETTING  PARTING  WITH  POSSESSION
---------------------------------------------------------------

25.1     The Tenant shall not assign the Lease or sublet or part with possession
of  all or part of the Demised Premises without the prior written consent of the
Landlord,  which  consent  shall not be unreasonably withheld, provided however,
such  consent  to any assignment or subletting shall not relieve the Tenant from
its obligations for the payment of rent and for the full and faithful observance
and  performance  of  the  covenants,  terms  and  conditions  herein contained.

<PAGE>
                          ARTICLE 26- LANDLORD'S RIGHTS
                          -----------------------------

26.1     Provided  further  and notwithstanding anything hereinbefore set forth:

(a)     if  at  the time of any proposed assignment or subletting, and from time
to time, the Tenant proposes to assign the Lease or sublet the Demised Premises,
the  Tenant  shall  send  to  the  Landlord  a notice setting forth the name and
address  of  the  proposed  assignee or subtenant and such information as to the
nature  of  its  business  and  its financial responsibility and standing as the
Landlord  may  reasonably  require,  and  all  the  terms  and conditions of the
proposed  assignment  or  sublease;

     INITIAL

                                      -16-

(b)     the  Tenant  shall have the right without the consent of the Landlord to
assign  the Lease to a company incorporated or to be incorporated by the Tenant,
provided  that  the  Tenant  owns or beneficially controls all of the issued and
outstanding  shares  in  the  capital  of  the  company.  Such assignment shall,
however, not relieve the Tenant from its obligations for the payment of rent and
for the lull and faithful observance and performance of the covenants, terms and
conditions  herein  contained;  and

(c)     no  assignment  of  the  Lease shall be valid unless within the ten (10)
days  after  the  execution  hereof,  the  Tenant shall deliver to the Landlord:

i)     a  duplicate original of such assignment duly executed by the Tenant, and

ii)     an instrument duly executed by the assignee, in form satisfactory to the
Landlord  wherein  such  assignee  shall assume the Tenant's obligations for the
payment  of rent and for the full and faithful observance and performance of the
covenants,  terms  and  conditions  herein  contained.

ARTICLE  27-  PAYMENT  OF  LANDLORD'S  EXPENSES
-----------------------------------------------

27.1     If  at  any time an action is brought for recovery of possession of the
Demised  Premises, or the recovery of Basic Rent or any part thereof, or because
of  a  breach  by  act or omission of any other covenant herein contained on the
part  of  the  Tenant,  and a breach is established, the Tenant shall pay to the
Landlord  all expenses incurred by the Landlord in the enforcement of its rights
and  remedies  hereunder,  including  all  solicitor's  fees.

ARTICLE  28-  LANDLORD'S  RIGHT  OF  RELET  IN  CASE  OF  VACANCY
-----------------------------------------------------------------

28.1     In  the  event  that the Demised Premises shall be deserted or vacated,
the  Landlord  shall have the right, if it thinks fit, to enter the same, as the
agent  of  the  Tenant, either by force or otherwise without being liable to any
prosecution  therefor, and to relet the Demised Premises as the agent and at the
risk  of  the  said  Tenant  and  to  receive  Basic  Rent  therefor.

                    ARTICLE 29- TRANSFER OF SHARES OF TENANT
                    ----------------------------------------

29.1     If  the  Tenant  is  a  corporation  or  if  this  Lease is assigned as
aforesaid  with  or without the consent of the Landlord to a corporation, and if
at  any time during the Term of Lease any part or all of the corporate shares or
voting rights of shareholders shall be transferred by sale, assignment, bequest,

<PAGE>
inheritance, trust, operation of law or other disposition, or treasury shares be
issued  so as to result in a change in the control of said corporation by reason
of  ownership  of  greater  than fifty (50%) percent of the voting shares of the
corporation  or  otherwise,  then and so often as such a change of control shall
occur,  the  Tenant shall notify the Landlord in writing of such changes and the
Landlord  shall  have  the right to terminate the Lease and the Term of Lease at
any time after such change of control by giving the Tenant sixty (60) days prior
written  notice  of  such  termination.  This  Article 29 shall not apply to the
Tenant  if  on  and  from  the  date  of  the Lease the control of the Tenant is
represented  by  shares  listed  on  a  recognized  security  exchange.

                            ARTICLE 30 SHARE RECORDS
                            ------------------------

30.1     The  Tenant  shall, upon request of the Landlord, make available to the
Landlord  from  time  to  time  for inspection or copying or both, all books and
records of the Tenant which, alone or with other data, show the applicability or
inapplicability  of  Article  29.  If  any shareholder or the Tenant shall, upon
request  of  the  Landlord,  fail  or refuse to furnish to the Landlord any data
requested  by  the  Landlord,  which  data alone or with other data may show the
applicability  or inapplicability of Article 29, the Landlord may terminate this
Lease  on  sixty  (60)  days  written  notice  as  aforesaid.

                                                                         INITIAL
                                      - 17-

                       ARTICLE 31 - RULES AND REGULATIONS
                       ----------------------------------

31 1     The Tenant and its clerks, servants and agents will at all times during
the  occupancy  of  the  Demised Premises observe and conform to such reasonable
rules and regulations as shall and may be made from time to time by the Landlord
and any such rules and regulations so made shall be deemed to be incorporated in
and  form  part  of  the  Lease.

                     ARTICLE 32-INDEMNIFICATION OF LANDLORD
                     --------------------------------------

32.1     The  Tenant  shall indemnify the Landlord and save it harmless from and
against  any  and  all  loss  (including  loss  of rentals payable by the Tenant
pursuant  to  the Lease), claims, debts, actions, damages, liability and expense
in  connection  with loss of life, personal injury or damage to property arising
from any occurrence in, upon or at the Demised Premises, or the occupancy or use
by  the Tenant of the Demised Premises or any part thereof, or occasioned wholly
or  in  part  by  any  act  or  omission of the Tenant, its agents, contractors,
employees,  servants,  licensees,  concessionaires  or  invitees,  or  by anyone
permitted  to  be  on  the Demised Premises by the Tenant. In the event that the
Landlord  shall,  without  fault  on its part, be made a party to any litigation
commenced  by  or against the Tenant, or by reason or any act or omission of the
Tenant, its agents, contractors, employees, servants, licensees, concessionaires
or  invitees,  or  by anyone permitted to be on the premises by the Tenant, then
the Tenant shall protect and hold the Landlord harmless and shall pay all costs,
expenses  and  legal  fees  incurred  or paid by the Landlord in connection with
litigation.

<PAGE>
                          ARTICLE 33- NAME OF BUILDING
                          ----------------------------

33.1     The  Tenant shall not refer to the Building by any name other than that
designated  from  time to time by the Landlord nor use such name for any purpose
other  than that of the business address of the Tenant, provided that the Tenant
may  use  the  municipal  number  of the Building assigned to it by the Landlord
instead  of  the  name  of  the  Building.

                       ARTICLE 34- ACCEPTANCE OF PREMISES
                       ----------------------------------

34.1     The  Tenant shall examine the Demised Premises before taking possession
hereunder  and unless the Tenant furnishes the Landlord with a notice in writing
specifying  any  defect in the construction of the Demised Premises or otherwise
within seven (7) calendar days after such taking of possession, the Tenant shall
conclusively  be  deemed to have examined the Demised Premises and to have found
them in order, and such taking of possession without giving the notice aforesaid
within  such  seven  (7) days shall be conclusive evidence as against the Tenant
that  at  the  commencement  date  the  Demised Premises where in good order and
satisfactory  condition,  subject  only  to  latent  defects, if any. The Tenant
agrees  that  there  is  no promise, representation or undertaking by or binding
upon  the Landlord with respect to any alteration, remodeling or redecoration or
of  installation  of equipment or fixtures in the Demised Premises, except such,
if  any,  as  are  expressly  set  forth  in  the  Lease.

                        ARTICLE 35- RIGHT OF TERMINATION
                        --------------------------------

35.1     The Tenant further covenants and agrees that on the Landlord's becoming
entitled  to  re-enter  upon the Demised Premises under any of the provisions of
the  Lease, the Landlord in addition to all other rights shall have the right to
determine  forthwith the Lease and the Term of Lease by giving notice in writing
addressed  to  the Tenant of its intention to do so and thereupon Basic Rent and
Additional  Rent  shall  be computed apportioned and paid in full to the date of
such  determination  of the Lease, and any other payment for which the Tenant is
liable  under  the  Lease,  and any other payment for which the Tenant is liable
under  the  Lease  shall  be  paid  and  the Tenant shall forthwith deliver upon
possession of the Demised Premises to the Landlord and the Landlord may re-enter
and  take  possession  of  the  same.

INITIAL

                                      -18-

                             ARTICLE 36- OVERHOLDING
                             -----------------------

36.1     If  the  Tenant shall continue to occupy the Demised Premises after the
expiration  of  the Lease or without the consent of the Landlord and without any
further  written  agreement,  the Tenant shall be a monthly tenant at double the
rent  herein  reserved, pro rata in relation to the periods of time during which
the  Tenant is an overholding tenant, and on the terms and conditions set out in
the  Lease  except  as  to  length  of  tenancy.

                           ARTICLE 37- DIRECTORY BOARD
                           ---------------------------

37.1     The  Tenant shall be entitled to have one name for its company inserted
in  the  Directory Board of the Building and the Landlord shall design the style
of  such  identification,  and  the  Director  Board shall be located in an area
designated  by  the  Landlord  in  the  main  lobby.
<PAGE>

                        ARTICLE 38- ACCRUAL OF BASIC RENT
                        ---------------------------------

38.1     Basic  Rent  shall be considered as annual and accruing from day to day
and  where  it  becomes  necessary  for any reason to calculate such rent for an
irregular  period  of  less  than  one  year,  any appropriate apportionment and
adjustment  shall be made. Where the calculation of any additional rental is not
made  until  after the termination of the Lease, the obligation of the Tenant to
pay  such  additional rental shall survive the termination of the Lease and such
amounts  shall  be  payable  by  the  Tenant  upon  demand  by  the  Landlord.

                        ARTICLE 39- TRANSFER BY LANDLORD
                        --------------------------------

39.1     In  the  event  of  a  sale,  transfer  or lease by the Landlord of the
Building  or a portion thereof containing the Demised Premises or the assignment
by  the  Landlord  of  the  Lease or any interest of the Landlord hereunder, the
Landlord  shall,  without  further  written  agreement,  to the extent that such
purchaser,  transferee  or  lessee  has  become  bound  by  the  covenants  and
obligations  of  the  Landlord hereunder, be freed, released and relieved of all
liability  or  obligations  under  the  Lease.

                       ARTICLE 40- LAWS OF PROVINCE APPLY
                       ----------------------------------

40.1     The  Lease  shall be deemed to have been made in and shall be construed
in  accordance  with  the  laws  of  the  Province  of  British  Columbia.

                       ARTICLE 41- LEASE ENTIRE AGREEMENT
                       ----------------------------------

41.1     The  Tenant  acknowledges that there are no covenants, representations,
warranties,  agreements  or  conditions,  expressed  or  implied,  collateral or
otherwise,  forming  part of or in any way affecting or relating to the Lease or
the Demised Premises, save as expressly set out in the Lease and that the Lease,
including  the Schedules attached and the Rules and Regulations, constitutes the
entire  agreement  between  the  Landlord and the Tenant and may not be modified
except  as  herein  explicitly  provided  or  except  by subsequent agreement in
writing  of  equal  formality hereto executed by the Landlord and the Tenant and
the  Covenantor,  if  any. Notwithstanding the foregoing the Tenant shall remain
liable  to  pay  for  those improvements in the Demised Premises which have been
made  by  the Landlord for or on behalf of the Tenant and which are in excess of
the  work  otherwise required to be done by the Landlord, and the Landlord's fee
for  supervision  and  overhead.

                                                                         INITIAL
                                      -19-

                            ARTICLE 42- REGISTRATION
                            ------------------------

42.1     The  Tenant covenants and agrees that the Landlord shall not be obliged
to  execute  or  deliver  the
Lease  in  form  registrable  under  the Land Title Act, British Columbia or any
                                         --------------
other statue in pari materia therewith and that any requirement to produce plans
acceptable  to the Vancouver Land Title Office shall be at the cost and the sole
responsibility  of  the  Tenant.

<PAGE>
                           ARTICLE 43- INTERPRETATION
                           --------------------------

43.1     Unless  the context otherwise requires, the word "Landlord" wherever it
is  used  herein  shall be construed to include and shall mean the Landlord, its
successors  and/or  assigns, and the word "Tenant" shall be construed to include
and shall mean the Tenant and when there are two or more tenants, or two or more
persons  bound  by  the  Tenant's  covenants herein contained, their obligations
hereunder shall be joint and several. The word "Tenant" and the personal pronoun
"it"  relating  thereto  and  used  therewith  shall  be  read  and construed as
"Tenants",  and  "his",  "her", "its" or "their" respectively, as the number and
gender  of  the  party or parties referred to each require and the number of the
verb  agreeing  therewith  shall  be  construed  and agree with the said word or
pronoun  so substituted. Time shall be of the essence in all respects hereunder.

                              ARTICLE 44-SEVERABLE
                              --------------------

44.1     The  Landlord  and  the  Tenant agree that all of the provisions of the
Lease  are  to  be  construed  as  covenants  and agreements as though the words
importing  such  covenants  and  agreements were used in each separate provision
hereof  Should  any  provision  or  provisions  of  the  Lease be illegal or not
enforceable,  it  or  they  shall  be considered separate and severable from the
Lease and its remaining provisions shall remain in force and be binding upon the
parties  hereto  as  though  the  said  provision  or  provisions had never been
included.

                              ARTICLE 45- CAPTIONS
                              --------------------

45.1     The  captions appearing within the body of the Lease have been inserted
as a matter of convenience and for reference only and in no way define, limit or
enlarge  the  scope  or  meaning  of  the  Lease  or  of  any  provision hereof.

                       ARTICLE 46- MISCELLANEOUS COVENANTS
                       -----------------------------------

46.1     During  the Term of Lease, or any renewal thereof, the Tenant shall not
suffer  or permit any builders' or other liens or encumbrances for work, labour,
services  or material to be filed against or attached to the Demised Premises or
any portion thereof, if any such lien or encumbrance be filed or registered, the
Tenant  shall  procure  discharge of the same within fifteen (15) days after the
same  has  come  to its notice or attention; provided that if the Tenant in good
faith desires to contest the amount or validity of any claim for which a lien is
registered  and so notified the Landlord, and if the Tenant shall have deposited
with the Landlord or paid into Court in any action with respect to such lien the
amount  claimed  plus  a  reasonable  amount for costs, the Tenant may thereupon
defer  payment  of  such  claim  or discharge of such lien for such period as is
reasonably  necessary  to determine the claim, provided that neither the Demised
Premises  nor the Tenant's leasehold interest hereunder may be allowed to become
liable  to  forfeiture  or  sale  by  reason  of  such  deferment.

46.2     Subject to the provisions of Article 15 hereof, upon termination of the
Lease  for  any  reason  whatsoever,  except  upon  the sale of the Land and the
Buildings  by  the  Landlord  to  the  Tenant, the Tenant shall surrender to the
Landlord  the  Demised  Premises  and  all  Building  Equipment upon the Demised
Premises,  together  with all alterations and replacements and additions thereto
(except  the  Tenant's  Equipment)  in  good  order,  condition  and  repair.

INITIAL
                                     - 20 -

<PAGE>
46.3     The  Landlord  shall  have  the  right to transfer Title to the Demised
Premises  at  any  time  or  assign  its  interest  under  the  Lease.

46.4
In  the  event  the Tenant enters into any sublease the Tenant shall not collect
rental  from the sublessee more than one month in advance of the due date hereof

46.5     It  is  agreed  by and between the parties hereto that the Landlord may
mortgage the Demised Premises, the said mortgage to be registered in priority to
the  Lease,  and the Tenant covenants and agrees to execute postponements of any
encumbrances  it may place upon the Title to the Demised Premises to protect its
interest  under the Lease for the purpose of allowing any such mortgagee to have
priority  over  any  encumbrance  the Tenant may register as aforesaid and it is
further  agreed  that  the  Landlord  may  assign  the  rents  hereunder to such
mortgagee and notice to that effect, signed by the Landlord, shall be sufficient
authority for the Tenant to pay the rent, or such portion thereof as is assigned
to  the  mortgagee and the receipt of the mortgagee shall be a full and adequate
discharge  to  the  Tenant  for  such  payment.

46.6     The  failure  of  either party to insist upon strict performance of any
covenant  or condition contained in the Lease or to exercise any right or option
hereunder shall not be construed as a waiver or relinquishment for the future of
any  such  covenant, condition, right or option; the acceptance of any rent from
or the performance of any obligation hereunder by a person other than the Tenant
shall  not  be  construed as an admission by the Landlord of any right, title or
interest or such person as a sublessee, assignee, transferee or otherwise in the
place  and  stead  of  the  Tenant.

46.7     Any  notice  required  or permitted to be given shall be in writing and
shall  be  deemed  to  have  been  duly given if delivered by hand or mailing by
prepaid  mail  as  follows:

TO  THE  LANDLORD:

YALETOWN  CENTRE  INVESTMENTS  LTD.
c/o  Lintall  Properties  Ltd.
A306  -  770  Pacific  Boulevard
Vancouver,  British  Columbia
V6B  5B7

TO  THE  TENANT:

YALETOWN  MARKETING  CORP.
Suite  306,  1040  Hamilton  Street
Vancouver,  British  Columbia
V6B  2R9

or to such other address as the respective patties may in writing advise and any
such  notice  shall be deemed to have been given and received, if delivered when
delivered,  and  if mailed, forty-eight (48) hours following the mailing thereof
in  British  Columbia, Saturdays, Sundays, holidays and days during interruption
of  ordinary  mail  services  excepted.

46.8     The  Tenant  hereby  accepts  the  Lease  subject  to  the  conditions,
restrictions  and  covenants  herein  set  forth  and  implied.

46.9     The  Lease may be executed in several counterparts, each of which shall
be  deemed  an  original  and  which  together shall constitute one and the same
instrument.

<PAGE>
46.10     Wherever  the  singular  or masculine or neuter are used in the Lease,
the  same  shall  be  construed  to include the plural, neuter, feminine or body
corporate  where the context so requires, or where necessary to have application
to a party hereto and the Lease shall be read with all necessary grammatical and
terminological  changes  thereby  rendered  necessary.

INITIAL
                                     - 21 -

46.11     The Lease and the covenant and agreements herein contained shall enure
to  the  benefit  of and be binding upon the parties hereto and their respective
heirs,  executors,  legal  personal  representatives,  successors  and permitted
assignees  and  sublessees.

46.12     Time  shall  be of the essence of the Lease and each provision hereof.

46.13     The  Tenant shall have the license in common with other Tenants in the
Building  to  use  the area outlined in blue on Schedule "A" attached hereto for
the  purposes  of  loading,  unloading  and  for the use of washroom facilities,
provided  that  the  Tenant  agrees  to  leave  any loading area adjacent to the
Buildings  free  and  clear  of  major  obstructions  to  the  other  Tenants.

46.14     Nothing  herein  contained   shall  be  construed   as  creating   the
relationship  of  principal  and agent, or of partners or joint ventures between
the parties hereto, the only relationship being that of the Landlord and Tenant.

46.15     No  debris,  garbage,  trash  or  refuse shall be placed or left or be
permitted  to  be  placed  or  left  in, on or upon any part of the Common Areas
outside  of  the Demised Premises, but shall be deposited by the Tenant in areas
and  at  times  in a manner specifically designated by the Landlord from time to
time;  should  any  of the items herein mentioned be of a perishable nature, the
same  shall  be kept in a properly refrigerated area provided at its cost by the
Tenant;  should  there  be  costs  for  removal  of said items additional to the
removal  service  provided  by the City of Vancouver or any independent disposal
services  should  the  City  of  Vancouver  or such independent disposal service
charge additional costs for such service, then the Tenant shall pay those costs.

46.16     In  the event that the Landlord, during the term hereof or any renewal
intends to demolish the Building  containing the Demised Premises,  the Landlord
may give such notice of intent  to  demolish  and  after  ninety (90) days  have
expired  after  the  due delivery of such notice,  the Lease shall be  at an end
and  the  Tenant  does  hereby covenant  to  deliver  up  possession.

46.17     In  compliance  with  the  City of Vancouver's by-laws the Building is
deemed a non-smoking premise. Smoking is not permitted in the Building including
but  not  limited  to  the  elevators,  stairwells,   hallways,  washrooms,  and
underground  parking.

                            ARTICLE 47- EXPROPRIATION
                            -------------------------

47.1     If  the whole or any part of the Demised Premises or the Building shall
be  taken  by  any  public  authority  under  the  power  of  eminent  domain or
expropriation, the term hereby granted shall cease from the day possession shall
be  taken  for  such  public purposes insofar as the premises so taken comprises
part  of  the  Demised Premises, and the Tenant shall be liable only for rent in
respect  of  the  Demised Premises or part thereof so taken up to the day of the
taking,  and  if less than the whole be so taken, the Landlord may at its option
cancel  and  terminate  this  Lease with respect to the remainder of the Demised
Premises,  but  notice  of  such cancellation must be given to the Tenant within
thirty  (30)  days after notice of such taking has been received by the Landlord

<PAGE>
but  if the Landlord shall not elect to cancel this Lease, then the Tenant shall
remain  in  possession  of  the  remainder  of the Demised Premises and the rent
thereof shall be reduced in proportion that the floor area of the space taken in
the  Demised  Premises bears to the whole rentable area of the Demised Premises.
All  compensation  or  damages  awarded in respect of such taking of the Demised
Premises  and  any  diminution  in  value  of the remainder thereof shall be the
property  of  the  Landlord,  but  the  Tenant shall be entitled to receive such
compensation  or  damages  as  it  may  be able to establish against such public
authority  in  respect  of  loss  of  its  business, depreciation of and cost of
removal  of  stock  and  fixtures.

                                                                         INITIAL
                                     - 22 -

                        ARTICLE 48- ESTOPPEL CERTIFICATE
                        --------------------------------

48.1     The  Tenant  covenants with the Landlord to provide upon the request of
the  Landlord  an  estoppel  certificate  binding  upon  the Tenant, confirming:

(a)     that the Tenant has accepted possession of the Demised Premises and that
installments  of  Basic  Rent  hereunder  are then due and payable from month to
month;

(b)     whether  or  not the Landlord has carried out its obligations hereunder;

(c)     that  the  Lease constitutes the entire agreement in relation to use and
occupation  of  the  Demised  Premises  between the Tenant and the Landlord; and

(d)     such  other  matters  as  the  Landlord  may  reasonably  require.

                    ARTICLE 49- OBLIGATIONS OF THE COVENANTOR
                    -----------------------------------------

49.1     The  provisions  of  this Article shall apply in the event the Lease is
executed  by  a  Covenantor.

49.2     In  consideration  of  the  Landlord  entering  into the Lease with the
Tenant and in further consideration of the sum of ONE ($1.00) DOLLAR now paid by
the  Landlord  to  the Covenantor and other good and valuable consideration (the
receipt  of  which  is  hereby  acknowledged  by the Covenantor), the Covenantor
agrees  under  seal  with  the  Landlord  as  follows:

(a)     the  Covenantor shall be jointly and severally liable with the Tenant as
principal  debtor,  and not as guarantor or surety, for due payment of all Basic
Rent  or  other  monies  payable  at the times and in the manner provided in the
Lease;

(b)     the Covenantor unconditionally agrees and covenants with the Landlord to
cause  the  Tenant to duly observe, perform and keep each and every of the other
covenants agreements, stipulations, obligations, conditions and other provisions
of the Lease to be observed, performed and kept by the Tenant at the time and in
the  manner provided in the Lease and, in the event of default by the Tenant, to
duly  observe,  perform  and  keep  such  covenants,  agreements,  stipulations,
obligations  and  conditions  himself;

(c)     the Covenantor will indemnify and save harmless the Landlord against and
from  all  losses,  damages,  costs and expenses which the Landlord may sustain,
incur,  or  become  liable  for  by  reason  of:

<PAGE>
(i)     the  failure, for any reason whatsoever, of the Tenant or the Covenantor
to  pay all rent or other monies payable at the times and in the manner provided
in  the  Lease;

(ii)     the  failure,  for  any  reason  whatsoever,  of  the  Tenant,  or  the
Covenantor  on behalf of the Tenant, to observe, perform and keep each and every
of  the  other  covenants, agreements, stipulations, obligations, conditions and
other  provisions  of the Lease to be observed performed and kept by the Tenant;
or

(iii)     any  act,  action  or  proceeding  of  or  by  the  Landlord for or in
connection  with  the  enforcement of the Lease including without limitation the
provisions  of  this  Article  49.

(d)     with  respect to the Covenantor's joint and severable liability with the
Tenant  as  principal debtor in accordance with Article 49.2(a) such obligations
shall  survive  any act, omission, actions or proceedings which might release or
diminish  the  liability  of  any  guarantor or surety of the due payment of any
Basic  Rent  or  other  monies  payable  pursuant  to  the  Lease.

                                                                         INITIAL
                                     - 23 -

(e)     with  respect  to  the  Covenantor's obligations pursuant to Article 49:

(i)     the Covenantor hereby renounces and waives the benefit of discussion and
compensation  and any right to require the Landlord to first proceed against the
Tenant  or  to  pursue any other remedy whatsoever which may be available to the
Landlord  before  proceeding  against  the  Covenantor;

(ii)     the Covenantor acknowledges that any act or failure to act of or by the
Landlord against or in respect of the Tenant or the Demised Premises pursuant to
the  terms  of the Lease, and, without limiting the generality of the foregoing,
any  neglect  of  forbearance  or  delay  by the Landlord in taking any steps to
enforce  the  observance,  performance and keeping of the covenants, agreements,
stipulations,  obligations  and  other provisions of the Lease, any extension of
time  which may be given by the Landlord from time to time to the Tenant and any
release which may be given by the Landlord from time to time to the Tenant shall
not  release or diminish the liability of the Covenantor pursuant to Article 49;

(iii)     the  Covenantor  agrees that any alterations of the terms of the Lease
agreed  to by the Landlord and the Tenant from time to time, whether material or
not,  or  any  assignment  of  the Lease by the Landlord or the Tenant or by any
trustee,  receiver or liquidator of the Tenant shall not release or diminish the
liability  of  the  Covenantor  pursuant  to  Article  49.

(f)     the  Covenantor shall execute and deliver such further assurances as the
Landlord may reasonably require including, should the Landlord so elect upon the
occurrence  of any event described in Articles 13.1 and 13.2 or upon re-entry or
termination  of  the  Lease in accordance with Article 13, a lease of the Leased
Premises  for a term equal in duration to the residue remaining unexpired of the
Term,  on  the  same  terms  and  conditions  as  the  Lease;

(g)     in  the  event  of  more  than one Covenantor to the lease then the term
"COVENANTOR"  shall  be  taken  to  apply  to all such Covenantors, who shall be
jointly  and  severally  liable  to  the  Landlord;

(h)     the  obligations  of  the Covenantor shall survive the expiration of the
Term  to  the extent that there is then any default under the Lease and further,
shall  survive  any  earlier  termination  of  the Term and the Covenantor shall
remain  liable  on any renewal notwithstanding any variation in the terms of any
such  renewal  lease
<PAGE>
(i)     the  liability  of  the  Covenantor  shall  continue notwithstanding any
release  or discharge of the Tenant in any receivership, bankruptcy, winding-up,
or other creditor's proceedings or the rejection, disaffirmance or disclaimer of
the  Lease  in any proceeding or the repossession of the Demised Premises by the
Landlord and the Covenantor shall, at the request of the Landlord, execute a new
lease  as  a  tenant  for  the period equal to the balance of the Term remaining
hereunder, in the event of any disclaimer of this Lease by the Tenant's trustee.

                        ARTICLE 50- ADDITIONAL COVENANTS
                        --------------------------------

                                      -NIL-

                                                                         INITIAL

                                     - 24 -

                              ARTICLE 51-GUARANTEE
                              --------------------

     IN  WITNESS  WHEREOF  the  parties hereto have hereunto set their hands and
seals  and  being  companies have affixed their respective corporate seals, duly
attested  by  their proper officers authorized in that behalf, all as of the day
and  year  first  above  written
THE  CORPORATE  SEAL  OF     )
YALETOWN  CENTRE  INVESTMENTS  LTD.     )
was  hereunto  affixed  in  the     )
presence  of:     )
     )
-------------------------     )     C/S
Authorized  Signatory/Director

     )
THE  CORPORATE  SEAL  OF     )
YALETOWN  MARKETING  CORP.     )
was  hereunto  affixed  in  the     )
presence  of:     )
     )

-------------------------     )     C/S
Authorized  Signatory/Director     )
James  West     )
     )
     )
-------------------------     )
Covenantor
Michael  Page     )
     )
     )
-------------------------     )
Covenantor

SIGNED,  SEALED  AND  DELIVERED     )
IN  THE  PRESENCE  OF:     )
     )
     )
     )             -------------------------
     )     Signature

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00014-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00014-of-00352.parquet"}]]