Document:

EXHIBIT 10.4
                     REAL PROPERTY LEASE - HAMILTON, ONTARIO

         THIS LEASE dated January 10, 1992,
         IN PURSUANCE OF THE SHORT FORMS OF LEASES ACT

B E T W E E N:

                         CIBC MORTGAGE CORPORATION
                         (hereinafter called the "Landlord")

                                                               OF THE FIRST PART
                         and

                         TRIPLE-C-IMPORTS LIMITED
                         (hereinafter called the "Tenant")
                                                              OF THE SECOND PART

         WHEREAS the Landlord is the mortgagee in possession of the lands and
premises known municipally as 8 Burford Road, Hamilton, Ontario and more
particularly described in schedule A attached (the "Premises").

1.       DEMISE

         In consideration of the rents, covenants, conditions and agreements on
the part of the Tenant, the Landlord leases to the Tenant for the term and upon
the conditions of this lease (the "Lease") that certain part of the Premises
containing approximately 54,605 square feet and shown on the plan of the said
Premises as Schedule B hereto attached, (the "Leased Premises"), which. includes
approximately 4,092 square feet, of mezzanine office area. In addition, the
Landlord agrees to provide an area for the parking of a maximum of 50
automobiles on the Premises immediately east of the office entrance to the
Leased Premises.

2.       TERM

         To hold the Leased Premises for the term of ten (10) years commencing
on the earlier of the date which is five (5) business days following notice by
the Landlord that the Landlord's work (as specified on Schedule D attached) has
been substantially completed , and the date the Tenant commences its business on
the Leased Premises (the "Commencement Date") and to be fully complete and ended
on the date which is the tenth anniversary of the Commencement Date (the
"Term"). if the Term expires on a date other than the last day of that month,
then the Term shall be extended to and including the last day of that month.

3.       BASE RENT

         The Tenant shall pay to the Landlord from and after the commencement
Date and throughout the Term as an annual base rent (the "Base Rent") the
following sums payable in equal consecutive monthly instalments as follows each
in advance on the first day of each calendar month through the Term:

Year              Net Annual Rental         Net Monthly Rental
----              -----------------         ------------------

1 - 3             $140,218.91               $11,684.91
4                 $161,367.10               $13,447.27
5                 $169,250.70               $14,104.23
6                 $177,528.47               $14,794.04
7                 $186,220.14               $15,518.35
8                 $195,346.39               $16,278.87
9                 $204,928.95               $17,077.41
10                $214,990.64               $17,915.89

Base Rent for a fraction of a month shall be adjusted and prorated for that
month.

<PAGE>

4.       OPTION TO RENEW

         The Tenant, if not in default in any of the terms, covenants and
conditions contained herein, shall have the option of renewing this Lease for
two further consecutive terms of five (5) years each (the "Renewal Terms", or
individually, the "Renewal Term") by giving written notice to the Landlord of
his intention to renew at least six (6) months before expiration of the Term or
the first Renewal Term and failing same the option herein contained shall be
null and void, each. such renewal to be on the same terms and conditions as in
this Lease except as to Base Rent and further right of renewal. Base Rent for
each of the Renewal Terms shall be based upon the fair market value rent for
similar commercial premises in the City of Hamilton such as is mutually agreed
upon by the Tenant and Landlord and failing agreement, Base Rent shall be
determined by arbitration in accordance with the provisions of the Arbitrations
Act (Ontario) as amended. It is agreed that whether such Base Rent for either of
the Renewal Terms is agreed upon or determined by arbitration, such Base Rent
shall in no event be less than the Base Rent for the last year of the Term, or
the last year of the first Renewal Term, as the case may be (the "Minimum Base
Rent"). Pending agreement upon, or determination by arbitration of, the Base
Rent for the Renewal Term, the Tenant shall continue to pay the Minimum Base
Rent and shall pay to the Landlord any underpayment of Base Rent for the Renewal
Term retroactive to the commencement date of the Renewal Term within 30 days of
agreement upon or determination of the Base Pent, for the Renewal Term.

5.       ADDITIONAL RENT

         The Tenant shall pay to the Landlord from and after the commencement
Date and throughout the Term and the Renewal Terms in addition to the Base Rent
(the "Additional Rent") an amount equal to 6.65 percent being a percentage
calculated by using as the numerator the area of the Leased Premises and a
denominator being the rentable area of the Premises multiplied by one hundred
(100) (the "Tenant's Share") of each of the following:

         (a)      Taxes: The Tenant shall pay an amount equal to the Tenant's
                  Share of all taxes, rates, duties, levies and assessments
                  whatsoever, whether municipal, parliamentary or otherwise,
                  levied, imposed or assessed against, or attributed to the
                  Premises, or upon the Landlord in respect therefor, or from
                  time to time levied, imposed or assessed for education in lieu
                  thereof including those levied, imposed or assessed for
                  education, schools and local improvements and including all
                  costs and expenses (including legal and other professional
                  fees and interest and penalties on deferred payments) incurred
                  by the Landlord in good faith contesting, resisting or
                  appealing any taxes, rates, duties, levies or assessments, but
                  excluding taxes and licence fees in respect of any business
                  carried on by the Tenants and occupants of the Premises and
                  income or profits taxes upon the income of the Landlord and
                  including any and all taxes which may in future be levied in
                  lieu of taxes hereinbefore referred to;

         (b)      Separate Tax Assessment: In the event that any or all taxes
                  for which the Tenant is liable to pay as Additional Rent under
                  paragraph 5 (a) above are levied or assessed separately as
                  against the Leased Premises the Tenant shall pay to the
                  Landlord, or at the Landlord's option directly to the taxing
                  authority, the taxes, rates, levies or assessments on the
                  Leased Premises as and when the same shall become due and
                  payable, and shall pay in addition thereto, as Additional
                  Rent, its Tenant's Share of the taxes, rates, levies or
                  assessments levied or assessed against the common areas of the
                  premises in accordance with the provisions of the within
                  Section 5.

         (c)      Operating Costs: The Tenant shall pay an amount equal to the
                  Tenant's Share of the total cost and expense incurred, accrued
                  or attributed by the Landlord to maintain and operate the
                  Premises and to discharge its obligations under this Lease,
                  such costs and expenses to include, without limitation and
                  without duplication, the aggregate of the following:

                  (i)      the total annual costs and expense of insuring the
                           Premises, and improvements, equipment and other
                           property thereon owned or operated by the Landlord or
                           for which the Landlord is legally liable, in such
                           manner and form, with .such companies and such
                           coverage and in such amounts as the Landlord, or the
                           Landlord's mortgagee, determines;

                  (ii)     cleaning, garbage and waste collection and disposal;

<PAGE>

                  (iii)    lighting, public utilities and musical broadcasting
                           systems;

                  (iv)     policing, security and supervising;

                  (v)      labour and/or wages and other payments made to
                           janitors, caretakers and other employees of the
                           Landlord, and the charges of any independent
                           contractors involved in the maintenance and operation
                           of the Premises;

                  (vi)     the cost of the rental of any equipment and signs,
                           and the cost of building supplies used by the
                           Landlord in the maintenance of the Premises;

                  (vii)    audit or accounting fees incurred by the Landlord in
                           the preparation of statements delivered to the
                           tenants of the Premises;

                  (viii)   repairs and replacements to, and the maintenance and
                           operation of the Premises and the systems, facilities
                           and equipment serving the Premises including all
                           escalators and elevators, and the heating, air
                           conditioning, mechanical, plumbing and electrical
                           systems serving the Premises, save and except for any
                           maintenance, repair and replacement exceeding normal
                           maintenance of the office combination heat and air
                           conditioning unit in existence on the Leased Premises
                           as at the Commencement Date for which the Landlord
                           shall be responsible;

                  (ix)     depreciation on fixtures, equipment, systems and
                           facilities serving or comprising the Premises, in
                           accordance with generally accepted accounting
                           principles as set out by the Canadian Institute of
                           Chartered Accountants;

                  (x)      An administrative fee of fifteen percent (15%) of
                           such total costs including, without limitation, those
                           costs referred to in subparagraphs (i) to (viii)
                           inclusive.

         (d)      Separate Metering: In the event that the Leased Premises or
                  any part thereof is separately metered for the supply of any
                  or all public or private utilities for which the Tenant is
                  liable to pay as Additional Rent under paragraph 5 (c) above,
                  the Tenant shall pay to the Landlord, or at the Landlord's
                  option directly to the supplier of the public utility, the
                  charges billed for the same as and when the same shall become
                  due and payable, and shall pay in addition thereto, as
                  Additional Rent, its Tenant's Share of the cost of public or
                  private utilities supplied to or for the common areas of the
                  Premises in accordance with the provisions of the within
                  Section 5.

         (e)      Estimation and Payment of Additional Rent: The Tenant shall
                  pay monthly in advance on the date for payment of Base Rent an
                  amount equal to one-twelfth (1/12) of the amount estimated by
                  the Landlord to be the Additional Rent for each annual period
                  ending January 31st during the Term or Renewal Term (the
                  "Additional Rent Period"). The Landlord shall be entitled
                  during each Additional Rant Period, upon fifteen (15) days
                  written notice to the Tenant, to revise its estimate of the
                  Additional Rent and the said monthly payment accordingly. if
                  the said monthly amounts received during an Additional Rent
                  Period are less than the actual Additional Rent due and owing
                  for that Additional Rent Period, calculated as at October 1st
                  of each year during the Term, the Tenant shall pay the
                  deficiency to the Landlord as Additional Rent within fifteen
                  (15) days following written notice by the Landlord of the
                  amount of the deficiency. If the said monthly amounts received
                  are greater than the actual Additional Rent due and owing fox
                  an Additional Rent Period, the Landlord shall refund the
                  excess to the Tenant within fifteen (15) days of the
                  determination of such excess. Should this Lease be terminated
                  or the Term or a Renewal Term expire other than on January
                  31st of any year the Additional Rent shall be prorated and
                  adjusted as required and any excess or overpayment shall be
                  paid and settled within fifteen (15) days of its determination
                  by notice in writing.

<PAGE>

6.       DEPOSIT

         The Landlord acknowledges receipt of the sum of Twenty-two Thousand
Seven Hundred and Fifty-three Dollars and Ninety-five Cents ($22,753.95) payable
to the Landlord's agent as a deposit (the "Deposit") to be held as a security
deposit and to be applied to the Base Rent otherwise due for first and second
months of the Term to the extent that it is not applied from time to time for
the observance of the Tenant's obligations hereunder. If during the first month
of the Term any Additional Rent shall be overdue and unpaid, or the Tenant shall
fail to keep and perform any of the terms, covenants and conditions of this
Lease, then the Landlord, at its option and in addition to any and all other
rights, may appropriate and apply the remainder of the Deposit to the payment of
any such overdue Additional Rent or to compensate the Landlord for loss or
damage sustained or suffered by the Landlord as a result of the Tenant's failure
to keep and perform any of the terms, covenants and conditions of this Lease.
Should the remainder of the Deposit be so appropriated or applied by the
Landlord then, upon written notice by the Landlord the Tenant shall forthwith
remit to the Landlord a sufficient amount in cash to restore the Deposit to the
original sum deposited and the Tenant's failure to do so shall constitute a
breach of this Lease.

7.       TENANT'S COVENANTS

         The Tenant covenants with the Landlord as follows:

         (a)      Rent: The Tenant shall pay Base Rent and Additional Rent;

         (b)      Business Taxes and License Fees: The Tenant shall pay and
                  remit to the collector of such tax, as and when they become
                  due and payable, all taxes, assessments and licence fees
                  levied or imposed in respect of the personal property,
                  business or income of the Tenant and in respect of any
                  leasehold improvements or fixtures installed by the Tenant on
                  the Leased Premises, including any provincial or federal
                  sales, or goods and services taxes;

         (c)      Increase of Insurance Premium: The Tenant will not do or omit
                  to permit to be done or omitted, anything upon the Leased
                  Premises which shall cause the rate of insurance upon the
                  Premises (or any part thereof) to be increased, and if the
                  insurance rate shall be increased as aforesaid the Tenant
                  shall pay to the Landlord as Additional Rent, the amount by
                  which the insurance premiums shall be so increased. If notice
                  of cancellation shall be given respecting any insurance policy
                  or if any insurance policy upon the Premises or any part
                  thereof shall be cancelled or not renewed by an insurer by
                  reason of the use or occupation of the Leased Premises or any
                  part thereof, the Tenant shall immediately remedy or rectify
                  such use or occupation upon written notice by the Landlord,
                  and if the Tenant shall fail to do so immediately the Landlord
                  may at its option and in addition to any other rights the
                  Landlord may have under this Lease terminate this Lease
                  immediately by notice in writing, and thereon Base Rent and
                  Additional Rent shall be apportioned and paid in full to the
                  date of such termination of the Lease, and the Tenant shall
                  immediately deliver up possession of the Leased Premises Ito
                  the Landlord;

         (d)      Use of the Premises: The Leased Premises shall be used only
                  for the purpose of a warehouse for and facility for
                  distribution of confectionary products unless the Landlord
                  consents to an other use in writing. The Tenant shall not
                  carry on or permit to be carried on in the Leased Premises any
                  business or activity which shall be deemed by the Landlord
                  upon reasonable grounds to be a nuisance. The Tenant shall not
                  cause, permit or suffer any unusual or objectionable noises or
                  odours to emanate from the Leased Premises;

         (e)      Signs: The Tenant may erect, at its sole cost, an illuminated
                  sign on the north face of the building on the Premises in
                  accordance with the Landlord's sign policy and in accordance
                  with the requirements of the Ministry of Transportation and
                  other government authorities with jurisdiction over the
                  erection of the same. A temporary sign approved by the
                  Landlord may be erected by the Tenant in the location
                  designated by the Landlord pending the establishment by the
                  Landlord of its sign policy. The Tenant shall not erect on the
                  Premises, or affix or attach to the exterior walls or the roof
                  of any building on the Premises, any other sign, fixture or
                  attachment of any kind without first receiving the written
                  consent of the Landlord;

<PAGE>

         (f)      Maintenance and Repairs: The Tenant shall at all times during
                  the Term of Renewal Term at its own cost and expense repair,
                  maintain and keep the Leased Premises, all equipment and
                  fixtures within the Leased Premises and any improvements now
                  or hereafter made to the Leased Premises in good order as a
                  careful owner would do 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. The Tenant
                  shall deposit all garbage, debris, trash and refuse in the
                  areas and manner designated by the Landlord;

         (g)      To Deliver up the Premises in Good Condition: The Tenant
                  shall, upon the expiration of the Term or Renewal Term quit
                  the Leased Premises and deliver them up to the Landlord in as
                  good a state of repair as they were in at the Commencement
                  Date, excepting only damage by fire, lightning and tempest,
                  structural defect, act of God, reasonable wear and tear or
                  acts of the Landlord, or those for whom it is responsible in
                  law;

         (h)      Compliance with Legislation: The Tenant shall observe and
                  fulfil the lawful provisions and requirements of all statutes,
                  by-laws, rules and regulations, municipal, provincial or
                  federal, relating to the Leased Premises, and in particular
                  and without. limiting the generality of the foregoing, shall
                  maintain all equipment and apparatus now installed or required
                  to be installed from time to time by any authority on the
                  Leased Premises;

         (i)      Rules: The Tenant and its employees and all persons visiting
                  or doing business with them on the Leased Premises shall be
                  bound by and will observe and abide by the rules and
                  regulations made by the Landlord of which notice in writing
                  shall be given to the Tenant. All such rules and regulations
                  shall be deemed to be incorporated in and form part of this
                  Lease;

         (j)      Inspection and Repairs by Landlord: The Tenant shall permit
                  the Landlord or its agents at all reasonable times to inspect
                  and make repairs to the Leased Premises or any part thereof,
                  or to show the Leased Premises to prospective purchasers,
                  tenants, or mortgagees;

         (k)      Indemnity: The Tenant shall indemnify the Landlord against all
                  liabilities, costs, fines, suits, claims, demands and actions
                  and causes of action of any kind for which the Landlord may
                  become liable by reason of any breach, violation or
                  non-performance by the Tenant of any covenant, term or
                  provision of this Lease, or any injury to or death of any
                  person; or damage to property occasioned by reason of any act,
                  neglect or default by the Tenant or those for whom it is
                  responsible in law;

         (l)      Payments Recoverable as Arrears of Rent: Whenever .any amount
                  by the terms of this Lease is payable by the Tenant whether as
                  Additional Rent or otherwise, such amount shall be recoverable
                  by the Landlord in the same manner as if such amount were Base
                  Rent in arrears under this Lease;

         (m)      Arrears: The Tenant shall pay interest on all Base Rent or
                  Additional Rent in arrears at the rate of twenty (20%) percent
                  per annum calculated monthly, from the date when the same
                  became due until paid;

         (n)      Assignment: The Tenant shall not assign, sublet, share or part
                  with the possession of the whole or any part of the Leased
                  premises (all of the foregoing may be collectively referred to
                  as a "Transfer") without the written consent of the Landlord
                  which consent may be unreasonably withheld. This prohibition
                  against a Transfer includes a prohibition against any Transfer
                  by operation of law. If the Tenant is a corporation and if at
                  any time during the Term any part or all of the corporate
                  shares or voting rights of shareholders shall be transferred
                  by sale, assignment, bequest, 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 percent (50%) of the
                  voting shares of the corporation or otherwise, then and so
                  often as such change of control shall occur, the Tenant shall
                  notify the Landlord in writing of such changes and

<PAGE>

                  the Landlord shall have the right to terminate this Lease at
                  any time after such change of control by giving the Tenant
                  sixty (60) days written notice of such termination;

         (o)      Waiver of Exemptions and Set-off: Notwithstanding anything
                  contained in The Landlord and Tenant Act, R.S.O. 1980, Chapter
                  232 or any amendments thereto or any present or future act
                  (the "Act"), none of the goods or chattels of the Tenant at
                  any time on the teased Premises shall be exempt from levy by
                  distress for rent in arrears as provided for by any section of
                  the Act, and the Tenant waives the benefits of the Act
                  permitting the Tenant to claim a set-off against rent for any
                  cause whatsoever;

         (p)      Tenant's Work: The Tenant shall complete the Tenant's work
                  identified in schedule C to this Lease.

8.       LANDLORD'S COVENANTS

         The Landlord hereby covenants with the Tenant as follows:

         (a)      Quiet enjoyment: The Landlord shall provide quiet enjoyment of
                  the Leased Premises;

         (b)      Landlord's Work: The Landlord shall complete the Landlord's
                  work identified in Schedule D to this Lease.

9.       PROVISOS

         Provided always and it is hereby agreed as follows:

         (a)      Fixtures: The Tenant may remove its trade fixtures, provided
                  that any erection, addition, structure or improvement erected
                  upon the Leased Premises shall become a part thereof, shall
                  not be removed and shall be subject to all of the provisions
                  of this Lease, and no such erection, addition, structure or
                  improvement shall be erected upon the Leased Premises without
                  the prior written consent of the Landlord. At the expiry of
                  the Term or a Renewal Term, if so directed by the Landlord,
                  the Tenant shall remove such of the improvements to the Leased
                  Premises as the Landlord may require to be removed, and the
                  Tenant shall forthwith repair, at its own expense, any damage
                  to the Leased Premises resulting from the installation or
                  removal of such improvements;

         (b)      Insolvency of Tenant: If the Term or any of the goods or
                  chattels of the Tenant shall be at any time seized or taken in
                  execution or in attachment by any creditor of the Tenant, or
                  if a writ of execution shall be issued against the goods and
                  chattels of the Tenant and remain unsatisfied for ten days, or
                  if the Tenant executes any conveyance of chattels, other than
                  a bill of sale of goods in the ordinary course of the Tenant's
                  business, or if the Tenant shall make any assignment for the
                  benefit of creditors or any bulk sale or shall be adjudged
                  bankrupt or insolvent by any court of competent jurisdiction
                  under any legislation then in force or shall take the benefit
                  of any Act (that may be in force) for bankrupt or insolvent
                  debtors or shall attempt to abandon the Leased Premises, or to
                  sell or dispose of his goods and chattels so that there would
                  not remain after such sale or disposal a sufficient distress
                  on the Leased Premises in the opinion of the Landlord for the
                  then accruing rent, then the current month's Base Rent,
                  together with the Base Rent for three months next ensuing and
                  all Additional Rent payable hereunder by the Tenant shall
                  immediately become due and payable, and the Term shall, at the
                  option of the Landlord, forthwith be terminated and in each of
                  the above cases such accelerated Base Rent, Additional Rent
                  shall be recoverable by the Landlord as if it were rent in
                  arrears;

         (c)      Re-entry for Non-Payment of Rent: The Landlord may re-enter
                  the Leased Premises on non-payment of Base Rent or Additional
                  Rent, without notice;

<PAGE>

         (d)      Re-entry for Non-Performance of Covenants: Notwithstanding
                  anything herein contained to the contrary, if the Tenant shall
                  fail to comply with any of his covenants hereunder, except the
                  covenants to pay Base Rent and Additional Rent, the Landlord
                  may give to the Tenant notice in writing stating the default
                  with reasonably sufficient particulars and requiring it to be
                  remedied, and if such default is not remedied by the Tenant
                  within fifteen (15) days after the receipt of such notice, or
                  such longer period as may be reasonably necessary in view of
                  the nature of the default, the Landlord at its option may
                  either enter the Leased Premises or any part thereof and
                  repossess them or take such steps as may be necessary to
                  remedy and correct such default and recover its costs and
                  expenses incurred in so doing from the Tenant as Additional
                  Rent;

         (e)      Further Rights of Re-Entry: If the Term should be seized or
                  forfeited for any of the causes set forth in proviso 9(b)
                  above, the Landlord shall have the same right of re-entry
                  given by proviso 9(d) above;

         (f)      No Waiver: No waiver of a breach of any of the covenants of
                  this Lease shall be construed to be a waiver of any succeeding
                  breach of the same or any other covenant;

         (g)      Destruction or Damage to Premises: If the Leased Premises are
                  totally destroyed by fire or other cause or are damaged by
                  fire or other cause to the extent of fifty per cent (50%) or
                  more of their full insurable value, as determined by the
                  insurer or insurers indemnifying the Landlord against such
                  hazard, or if the Premises are damaged by fire or other cause
                  to the extent of fifty per cent or more of its full insurable
                  value determined as aforesaid whether the Leased Premises or
                  any part of them are included in such damage or not, the
                  Landlord may terminate this Lease upon written notice, such
                  notice to be given within thirty (30) days of the time of such
                  damage or destruction, and the Tenant shall thereupon
                  immediately surrender the Leased Premises to the Landlord and
                  Base Rent and Additional Rent shall be apportioned to the date
                  of such damage or destruction.

                  If the Premises or the Leased Premises are destroyed or
                  damaged by fire or other cause not the result of the
                  negligence, fault or wilful act of the Tenant, its employees,
                  servants, agents, invitees or licensees and notice to
                  terminate this Lease shall not have been duly given, the
                  Landlord shall repair the same with all reasonable speed and:

                  (i)      if the damage is such as to render the Leased
                           Premises wholly unfit for occupancy Base Rent and
                           Additional Rent shall cease from the time of
                           occurrence of the said damage until the completion of
                           the repairs by the Landlord or

                  (ii)     if the damage is such that the Leased Premises can be
                           partially used by the Tenant Base Rent and Additional
                           Rent shall abate in the proportion that the part of
                           the Leased Premises rendered unfit for occupancy is
                           of the whole of the Leased Premises from the time of
                           occurrence of the damage until the completion of the
                           repairs by the Landlord; and

                  (iii)    upon the completion of the Landlord's repairs all
                           Base Rent and Additional Rent shall commence and the
                           Tenant shall with all reasonable speed and at its own
                           expense complete all works required fully to restore
                           the Leased Premises.

         (h)      Liability for Damage or Injury: All property kept or stored in
                  the Leased premises shall be at the sole risk of the Tenant.
                  The Landlord shall not be liable for any injury to or death of
                  any person, or damage to property in the Leased Premises or in
                  the Premises from any cause whatsoever;

         (i)      Net Lease: The Tenant acknowledges and agrees that it is
                  intended that this Lease is a completely carefree net lease to
                  the Landlord, and, except as expressly herein set out, that
                  the Landlord is not responsible during the Term of the Lease
                  for any costs, charges, expenses and outlays of any nature
                  whatsoever arising from or relating to the Leased Premises or
                  the use and occupancy thereof or to the contents thereof, or
                  the business carried on therein, and the Tenant shall pay all
                  charges, impositions, costs and expenses of any nature or kind
                  relating to toe Leased Premises, except as expressly herein
                  set out;

<PAGE>

         (j)      Holdover: Any holdover after the end of the Term or any
                  Renewal Term shall be construed to be a tenancy from month to
                  month upon the same terms as specified herein at a monthly
                  Base Rent equal to twice the amount of Base Rent for the last
                  month of the expired Term or Renewal Term;

         (k)      Postponement: This Lease and everything herein contained shall
                  be deemed at the option of the Landlord to be subordinate to
                  any charge or charges from time to time created by the
                  Landlord by mortgage or charge on the Leased Premises or the
                  Premises. The Tenant shall promptly at any time as required by
                  the Landlord, execute all documents and give such further
                  assurances as may be reasonably required to postpone its
                  rights and privileges to the holder of any charge or mortgage
                  provided that such mortgage or charge shall permit the Tenant
                  to remain in quiet possession of the Leased Premised in
                  accordance with the terms and conditions of this Lease for so
                  long as the Tenant is not in default hereunder, whether such
                  mortgage or charge is in good standing or not;

         (1)      Acknowledgments by Tenant: The Tenant agrees that it will at
                  any time and from time to time upon not less than fifteen (15)
                  days written notice by the Landlord, execute and deliver to
                  the Landlord and, if required, to any mortgagee of the
                  Landlord an acknowledgement in writing as to the status of
                  this Lease, in the format required by the Landlord or the
                  mortgagee;

         (m)      Attorney: The Tenant hereby irrevocably appoints the Landlord
                  as the Tenant's attorney with full power and authority to
                  execute and deliver in the name of the Tenant such documents
                  as may be required to carry out the intent of this Lease;

         (n)      Limitation of Landlord's Liability: The term "Landlord" as
                  used in this Lease so far as covenants or obligations on the
                  part of the Landlord are concerned, shall be limited to mean
                  and include only the owner or owners at the time in question
                  of the Premises, and in the event of any transfer of ownership
                  of the Premises, the Landlord herein named, and in the case of
                  any subsequent transfers or conveyances, the then vendor or
                  transferor, shall be automatically freed and relieved from and
                  after the date of such transfer or conveyance, of all personal
                  liability for the performance of any covenants or obligations
                  on the part of the Landlord contained in this Lease;

         (o)      Registration: The Tenant will not register this Lease or
                  notice hereof, in any office without the prior written consent
                  of the Landlord. If the Tenant desires to make a registration
                  for the purpose only of giving notice of this Lease, then the
                  parties hereto shall execute a short form of lease solely for
                  that purpose in a format approved by the Landlord acting
                  reasonably.

10.      TENANT'S INSURANCE

         The Tenant shall, throughout the Term, at its sole cost and expense,
take out and keep in full force and effect in the names of the Tenant, the
Landlord, and the Landlord's mortgagees, if any, the following insurance:

         (a)      insurance upon property of every description and kind owned by
                  the Tenant or for which the Tenant is legally liable or
                  installed by or on behalf of the Tenant and which is located
                  within the Premises in an amount of not less than one hundred
                  per cent (100%) of the full replacement cost thereof, with
                  coverage against the perils of fire and standard extended
                  coverage, including sprinkler leakages (where applicable),
                  earthquake, flood and collapse;

         (b)      broad form boiler and machinery insurance on a blanket repair
                  and replacement basis with limits for each accident in an
                  amount not less than the replacement cost of all leasehold
                  improvements and of all boilers, pressure vessels, air
                  conditioning equipment and miscellaneous electrical apparatus
                  owned or operated by the Tenant or by others (other than the
                  Landlord) on behalf of the Tenant in the Leased Premises or
                  relating to or serving the Leased Premises;

         (c)      public liability and property damage insurance including
                  personal injury liability, contractual liability, non-owned
                  automobile liability and owners' and contractors' protective
                  insurance

<PAGE>

                  coverage with respect to the Leased Premises and the Tenant's
                  use of the Premises to be written on a comprehensive basis
                  with inclusive limits of not less than Two Million Dollars
                  ($2,000,000) for bodily injury to any one or more persons or
                  property damage and to provide that it shall not be
                  invalidated as respects the interests of the Landlord and the
                  Landlord's mortgagee by reason of any breach or violation of
                  any warranties, representations, declarations or conditions
                  contained in the policies. All such policies must contain a
                  severability of interests clause, a cross liability clause and
                  shall be primary and shall not call into contribution any
                  other insurance available to the Landlord or to the Landlord's
                  mortgagee. The Tenant agrees that certificates of insurance
                  or, if required by the Landlord or the Landlord's mortgagee,
                  certified copies of each such insurance policy, will be
                  delivered to the Landlord as soon as practicable after the
                  placing of the required insurance. All such policies shall
                  contain an undertaking by the insurers to notify the Landlord
                  and the Landlord's mortgagees in writing not less than thirty
                  (30) days prior to any material change, cancellation, failure
                  to renew, or termination thereof.

11.      NOTICES

         Any notice, demand, request, consent, agreement or approval which may
be required to be given pursuant to this Agreement shall be in writing and shall
be sufficiently given or made if served personally upon the party for whom it is
intended, or (except in the case of an actual or pending disruption of postal
service) if mailed by registered mail, or if sent by facsimile transmission, as
follows:

         (a)      the Landlord, addressed to it at:

                  P.O. Box 115
                  Commerce Court Postal Station
                  Toronto, Ontario M5L 1E5

                  Attention: Manager, Commercial Lending
                  Fax No.: (416) 784-7348

         (b)      the Tenant, addressed to it at:

                  8 Burford Road
                  Hamilton, Ontario.

                  Attention: Management
                  Fax No.: (416)

                  or to such other address or in care of such other officers or
                  to such other telefax number in Canada as a party may from
                  time to time advise the other party by notice in writing. The
                  date of receipt of any such notice, demand, request, consent,
                  agreement or approval, if served personally, shall be deemed
                  to be the date of delivery thereof, or if mailed as aforesaid,
                  the third day following the date of mailing (excepting
                  Saturdays, Sundays and Statutory Holidays observed in the
                  Province of Ontario), or if sent by telefax, upon the date of
                  receipt of complete, legible, facsimile transmission. No
                  notice may be given by mail at any time when a threatened or
                  actual stoppage of work exists in the post office in the
                  municipalities from which or to which notices are being sent.

12.      GENERAL

         (a)      Time shall be the essence of this Lease and of each of the
                  provisions hereof;

         (b)      No waiver by the Landlord of any breach by the Tenant of any
                  of its covenants, obligations, or agreements under this Lease
                  and no waiver by the Landlord of any term or condition of this
                  Lease shall be a waiver of any subsequent breach or failure of
                  any other covenant, obligation, agreement, term or condition,
                  nor shall any forbearance to seek a remedy for any breach or
                  failure be a waiver of any rights and remedies with respect to
                  such or any subsequent breach or failure;

<PAGE>

         (c)      This Lease contains the whole agreement between the parties
                  with respect to the subject matter of this Lease. There is no
                  representation, warranty, collateral agreement or condition
                  affecting the Premises, the Leased Premises or this Lease
                  other than as expressed in this Lease;

         (d)      This Lease may not be amended or altered except by instrument
                  in writing signed by the Landlord and the Tenant;

         (e)      The Landlord does not in any way or for any purpose become a
                  partner of the Tenant in the conduct of its business or
                  otherwise or a member of a joint venture or joint enterprise
                  with the Tenant. It is not intended that any agency be
                  established between the Landlord and the Tenant;

         (f)      This Lease shall be construed and enforced in accordance with
                  the laws of the Province of Ontario;

         (g)      This Lease is entered into subject to the express condition
                  that it is to be effective only if the provisions of Section
                  49 of the Planning Act, as amended, are complied with;

         (h)      If any covenant, obligation, agreement, term or condition of
                  this Lease or the application thereof to any person or
                  circumstance shall, to any extent, be invalid or
                  unenforceable, the remainder of this Lease or the application
                  of such covenant, obligation, agreement, term or condition to
                  persons or circumstances other than those to which it is held
                  unenforceable, shall not be affected thereby and each
                  covenant, obligation, agreement, term and condition of this
                  Lease shall be separately valid and enforceable to the fullest
                  extent permitted by law;

         (i)      The headings of this Lease have been inserted for convenience
                  of reference only and do not form part of this Lease. They
                  shall not be referred to in the interpretation of this Lease;

         (j)      This Lease shall be read with all changes of gender and number
                  required by the context;

         (k)      All rights and liabilities herein granted to, or imposed upon
                  the respective parties hereto, extend to and bind the
                  successors and assigns of the Landlord and the heirs,
                  executors, administrators, and permitted successors and
                  assigns of the Tenant as the case may be. If there is more
                  than one Tenant, they are all bound jointly and severally by
                  the terms, covenants and conditions herein;

         (1)      This Agreement may be executed in several counterparts, each
                  of which so executed shall be deemed to be an original and
                  such counterparts together shall constitute one and the same
                  agreement;

         (m)      The schedules A, B, C, D and L appended to this Lease form
                  part of this Lease.

                  IN WITNESS WHEREOF the parties hereto have executed this
Agreement under seal.

                                       CIBC MORTGAGE CORPORATION
                                       this 3rd day of February, 1992.

                                       Per:  /s/ R.W. Fenwick, Vice President
                                           ------------------------------------

                                       Per:
                                           ------------------------------------

                                       TRIPLE-C-IMPORTS LIMITED
                                       this 31st day of February, 1992.

                                       Per:  /s/ Jack Scholtens, Vice President
                                           ------------------------------------

                                       Per:
                                           ------------------------------------

<PAGE>

                                   SCHEDULE A

                          Legal Description of Premises

Part Lot 23, Concession 1, designated as Parts 1 and 2 on Reference Plan
62R-9578, City of Hamilton, Regional Municipality of Hamilton-Wentworth

<PAGE>

                                   SCHEDULE B

               Floor Plan of Premises Identifying Leased Premises

[NOTE: This section, which cannot be reproduced electronically, is a floor plan
                            of the Leased Premises]

<PAGE>

                                   SCHEDULE C

                                  Tenant's Work

         The Tenant shall complete the following work and installations at its
sole expense. The Landlord's consent must be obtained on all plans prior to
construction, which consent will not be withheld unreasonably. The Landlord
shall permit the Tenant to take possession of the Leased Premises prior to the
Commencement Date for the purposes of completing the within work and the receipt
of shipments of goods from suppliers provided the Tenant's early possession does
not interfere with the use of the Premises by the other tenants of the Landlord.
Such early possession shall be free of Base Rent. The Tenant shall be
responsible for payment of Additional Rent through such period. The Tenant shall
be solely responsible for obtaining all necessary building permits and approvals
and shall keep title to the Premises free of any construction lien for such work
and improvements. In the event that such a lien is registered, the Tenant
covenants to remove such lien immediately at its own expense, failing which the
Landlord may remove such lien and the Landlord's entire costs and expenses in so
doing shall be borne by the Tenant.

         1.       The Tenant shall renovate the office space existing in the
                  Leased Premises and shall construct approximately 2,500 square
                  feet of additional office space, including thermopane windows
                  on the south wall of the office extension as shown on Schedule
                  E of this Lease. The Landlord agrees to pay the cost of a
                  space planner to a maximum amount of Five Thousand Dollars
                  ($5,000.00) to work on the Tenant's behalf for the purpose of
                  providing an office layout and specifications for paint,
                  wallcoverings and floorcoverings for the entire office area.

         2.       The Tenant shall supply and install a roof top air
                  conditioning unit to the warehouse area of the Leased
                  Premises. On the expiry of the Term or a Renewal Term, the
                  Tenant may remove the unit provided all necessary repairs to
                  the building on the Premises are completed by the Tenant in a
                  manner acceptable to the Landlord.

<PAGE>

                                   SCHEDULE D

                                 Landlord's Work

         The Landlord agrees to provide and install the following work at its
own expense subject to its obtaining price quotes which are satisfactory to it,
said work to be fully completed in a good and workmanlike manner prior to the
Commencement Date subject to delays by causes beyond its reasonable control:

1.       Repair and replace heavy duty asphalt immediately in front of the
         Tenant's six (6) truck level doors and supply and install concrete
         dolly pads for use by the Tenant's trailers in front of each of the six
         (6) doors;

2.       Remove approximately 242 feet of dividing wall within the building on
         the Premises between Sections H and G as indicated on Schedule E hereto
         and repair floor as required, subject to receipt of a qualified
         engineer's report confirming that the work can be completed without
         adversely affecting the structure of the building on the Premises;

3.       Construct a new concrete block demising wall to the Leased Premises as
         outlined on Schedule E hereto;

4.       All mechanical, electrical and overhead doors and dock levellers at the
         Leased Premises shall be serviced and in a state of good repair and
         fully operable;

5.       Arrange for installation of and hook-up of new 600 amp electrical
         service to the west wall of the Leased Premises from the main power
         house at the northwest end of the building on the Premises, including
         the installation of a meter in the power house to permit the electrical
         supply to the Leased Premises to be measured by the electrical utility.
         It is understood and agreed that the cost of the said installations in
         the amount of approximately $43,900.00 (inclusive of provincial sales
         tax: exclusive of goods and services tax) shall be shared equally by
         the Landlord and the Tenant. The Tenant's share of the cost, in the
         total amount of $23,500.00, amortized over the Term at a rate of
         interest of 10 percent per annum has been added to the Base Rent
         provided for in the Lease, in the amount of $3,695.16 annually, or
         $307.93 monthly;

6.       Remove high pressure gas piping in the vicinity of the expanded
         mezzanine offices in the Leased Premises and install a high pressure
         meter and relight all unit heaters at an approximate cost of $3,290.00,
         plus applicable tax, the cost of which will be the Tenant's expense to
         be due and owing on or before the Commencement Date;

7.       Install check meter to permit natural gas supply to the Leased Premises
         to be measured by the gas supplier;

8.       Replace all tubes, lamps and bulbs in light fixtures in the warehouse
         portion of the Leased Premises;

9.       Clean the floor of the warehouse portion of the Leased Premises with
         high pressure or "power" equipment for that purpose.

         In addition to the above and notwithstanding the terms of the Lease the
Landlord shall be responsible for repairs and maintenance to the roof of the
building on the Premises until such time as a new roof over the Leased Premises
is installed, after which time, the maintenance and repairs to the roof over the
Leased Premises will be the Tenant's responsibility, excluding the cost of
repairs resulting from the installation of air conditioners other than the air
conditioning unit installed by the Tenant under the provisions of Schedule C -
Tenant's Work.EXHIBIT 10.5
                     REAL PROPERTY LEASE - CALGARY, ALBERTA

                        STANDARD FORM OF INDUSTRIAL LEASE

                                      from

                       THE STANDARD LIFE ASSURANCE COMPANY

                                       and

                    THE MANUFACTURERS LIFE ASSURANCE COMPANY

                                       to

                                  TRIPLE-C-INC.

                             for the SPAETH Building

<PAGE>

THIS LEASE dated as of this 18th day of March, 1997

BETWEEN:

         THE STANDARD LIFE ASSURANCE COMPANY, having Its principal office in
         Montreal, Quebec, and having an office at:
         #200, 640 - 6th Avenue S. W.
         Calgary, Alberta, T2P OS4

AND:

         THE MANUFACTURERS LIFE INSURANCE COMPANY, having its principal office
         in Toronto, Canada, and having an office at:
         #1475, 550 - 6th Avenue S.W.
         Calgary, Alberta, T2P OS2
         (hereinafter jointly referred to as the "Landlord")

AND:

         TRIPLE-C-INC., having Its principal office In Hamilton, Canada and
         having an office at:
         3815 - 29th Street N.E.
         Calgary, Alberta, T1Y 6135
         (hereinafter referred to as the "Tenant")

         WITNESSES that the Landlord leases the Premises to the Tenant and the
Tenant accepts that lease, for the Term, on the following terms and conditions
to which the Landlord and Tenant agree:

PART 1 - INTERPRETATION

1.1      Performance

         In exercising its rights and carrying out its obligations, each of the
         Landlord and Tenant will act reasonably, prudently, promptly and
         fairly.

1.2      Rights and Obligations

         All the Landlord's and Tenant's rights and obligations in this lease
         will apply throughout the Term, and longer If the Lease so states.

1.3      Consents

         If either the Tenant or the Landlord needs the others consent, it will
         obtain that consent in writing before proceeding. Neither party will
         unreasonably withhold or delay its consent.

1.4      Dispute Resolution

         Where the Landlord is obliged to refer any dispute or question to an
         auditor, real estate appraiser or other expert experienced in
         assessment appeals, surveyor, engineer, architect, insurance
         consultant, or other professional: (I) the Landlord will select a
         person who is at arm's length from the Landlord, except that the

<PAGE>

         Landlord may use its external auditor and other arm's length persons
         with whom the Landlord has dealings; (ii) that person's decision or
         determination will be conclusive and binding on the Landlord and
         Tenant; and (iii) each of the Landlord and Tenant will pay fifty (50%)
         percent of that person's fees and disbursements.

1.5      Fully Net Lease

         This Lease will be a carefree fully net Lease for the Landlord, except
         if an item is expressly stated to be for the Landlord's account.
         Otherwise, the Tenant will pay ail outgoings with respect to the
         Premises, their use, occupancy, and contents including its Share of
         Operating Costs and Taxes, and the Cost of Additional Services. The
         Tenant will also pay its costs of carrying out its obligations under
         this Lease.

1.6      Entire Agreement

         No verbal, written, express or implied representations, warranties,
         guarantees, covenants or agreements of either the Landlord or the
         Tenant will survive the signing of this Lease except if they are set
         out in this Lease. This Lease constitutes the entire agreement between
         the Landlord and Tenant. This Lease may only be modified by an express
         written agreement, made after the Lease has been executed, which both
         the Landlord and Tenant have signed.

1.7      Definitions

         In this Lease:

         1.7(a)   "Additional Rent" means all money the Tenant must pay under
                  this Lease, including indemnities, but excluding Basic Rent.

         1.7(b)   "Additional Services" mean the services and supervision the
                  Landlord supplies to the Tenant over and above what the
                  Landlord supplies as the standard level of services included
                  in Operating Costs and available to Building occupants
                  generally.

         1.7(c)   "Basic Rent" means the annual rent the Tenant is to pay under
                  Paragraph 3.3 herein.

         1.7(d)   "Building" means the building, and the common areas,
                  improvements, and amenities located from time to time on the
                  Land or in the building.

         1.7(e)   "Commencement Date" means the 1 at day of July 1997.

         1.7(f)   "Cost of Additional Services" means the Landlord's cost
                  Additional Services, together with a supervisory fee equal to
                  fifteen (15%) percent of those costs.

         1.7(g)   "Day" or "days" means a calendar day or calendar days.

         1.7(h)   "End of the Term" means the expiry or earlier termination of
                  the Term.

         1.7(I)   "Event of Delay" means an event or cause beyond the reasonable
                  control of the Landlord or the Tenant, as the case may be,
                  including acts of God, labor or industrial disturbances, civil
                  disturbances, wars, interruptions by Government Body or court
                  orders, transportation disruptions, or shortages of materials.

         1.7(j)   "Government Body" means any municipal, provincial, federal,
                  school or other statutory authority, or department or agency
                  thereof.

         1.7(k)   "Hazardous Substance" means any contaminant, pollutant,
                  dangerous or potentially dangerous or noxious or toxic
                  substance, hazardous waste, flammable or explosive or
                  radioactive material, urea formaldehyde foam insulation,
                  asbestos, PCB's and substances or any other materials declared
                  or defined to be hazardous, toxic, contaminants or pollutants
                  in, or which at any time during the

<PAGE>

                  Term are regulated as a threat or are capable or posing a
                  threat to public health or the environment under or pursuant
                  to, any applicable laws, regulations, requirements or
                  guidelines in the Province of Alberta, including any
                  applicable laws, regulations, requirements or guidelines of
                  the Federal Government of Canada or of the Government of the
                  Province of Alberta or of the Municipality or of any other
                  lawful governmental authority having jurisdiction thereto.

         1.7(l)   "Inherent Structural Defects" mean material defects in the
                  structure of the Building which an architect or engineer,
                  appointed by the Landlord, certifies, in his opinion, to be
                  the result of an ascertainable error in design or workmanship
                  or of the use of substandard building materials.

         1.7(m)   "Insured Damage" means damage by fire or other peril to the
                  Building or to the Premises which the Landlord is responsible
                  for repairing and for which the Landlord may actually recover
                  the entire cost of repair under the Landlord's insurance
                  policies.

         1.7(n)   "Land" means the land described in Schedule "D".

         1.7(o)   "Lease" means this document and the attached schedules.

         1.7(p)   "Leasehold Improvements" mean all improvements, alterations,
                  partitions, or fixtures from time to time installed for or by
                  the Tenant in the Premises, except for furniture and readily
                  removable trade fixtures and equipment which are not hard
                  wired or plumbed.

         1.7(q)   "Operating Costs" mean the total, without duplication, of all
                  costs, calculated according to Canadian generally accepted
                  accounting principles consistently applied, which the Landlord
                  Incurs directly or indirectly to manage, operate, maintain,
                  repair, replace or preserve the Land and the rentable and
                  non-rentable areas of the Building including, without
                  limitation, the costs of (I) complete landscaping, gardening,
                  exterior cleaning, window cleaning (if any), snow removal,
                  supervisory and maintenance services; (ii) operating elevators
                  (if any); (iii) costs of maintaining heating, cooling and
                  ventilating units if such costs are the responsibility of the
                  Landlord; (iv) electricity and power including lighting and
                  other utilities and services (excluding the Premises if the
                  Premises are separately metered in which case the Tenant shall
                  be directly responsible for such metered charges); (v)
                  cleaning, maintaining and servicing all electric lighting
                  fixtures, and replacing light bulbs, tubes, relays, starters,
                  and ballasts in any common areas; (vi) repairing and servicing
                  elevators (if any); (vii) painting, and sanitary control;
                  (viii) security; (tic) insurance premiums for fire, liability,
                  loss of rent, elevator liability, and other risks for which
                  the Landlord considers insurance to be necessary, (x) Capital
                  Tax, being the tax or excise imposed by a Government Body on
                  the Landlord measured by or based in whole or in part upon the
                  capital employed by the Landlord, calculated as if the amount
                  of such tax or excise were the amount due If the Building were
                  the Landlord's only real property, and includes the amount, if
                  any, of any capital or place of business tax imposed by a
                  Government Body on the Landlord with respect to the Building;
                  (xi) accounting and audit charges for calculating Operating
                  Costs, Taxes, and other costs; (xii) salaries, wages, and
                  fringe benefits paid to Building employees, and amounts paid
                  to independent contractors, and bona fide expenses of such
                  persons; (xiii) a management fee equal to five (5%) percent of
                  the aggregate, for each calendar year during the Term, of all
                  rents and other charges payable to the Landlord by tenants of
                  the Building, including Operating Costs and Taxes; (xiv)
                  renting or buying signs, equipment, and supplies, and sales
                  and excise taxes on goods and services; (xv) interest on
                  expenses which the Landlord incurs and then amortizes for a
                  reasonable period, which interest will be calculated yearly
                  and will be equal to the Bank of Canada prime rate of interest
                  in effect on the date the Landlord incurred the expense; (xvi)
                  managing, operating, maintaining, repairing, replacing, or
                  preserving the roof, lobbies, hallways, ceilings, washrooms,
                  elevators, and amenity areas (if any); and (xvii) any
                  additions or modifications to the Building that are required
                  by any Government Body or that are incurred to reduce (or to
                  slow the rate of increase of) an Operating Cost; but excluding
                  the costs of: (1) Taxes; (ii) Landlord's debt service; (iii)
                  correcting inherent Structural Defects or initial
                  maladjustments to operating equipment; and (iv) leasing
                  commissions and rental advertising.

<PAGE>

                  In calculating Operating Costs there will be a credit for
                  insurance proceeds for Insured Damage which the Landlord
                  actually recovers, and for recovery from Building occupants of
                  electricity and light bulbs, and tube and ballast replacement,
                  to the extent that such items were included in Operating
                  Costs.

         1.7(r)   "Premises" mean the space identified as Unit 3815 consisting
                  of 14,011 rentable square feet more or less, and outlined in
                  red on the floor plan attached is Schedule "B".

         1.7(s)   "Rent" means Basic Rent and all Additional Rent.

         1.7(t)   "Share" means 14.6989%, being the Tenant's portion of
                  Operating Costs and Taxes, and being the proportion that the
                  rentable area of the Premises bears to the rentable area of
                  the Building.

         1.7(u)   "Taxes" mean all taxes, duties, rates, levies, assessments, or
                  charges including those for local improvements, education, and
                  schools levied, imposed, or assessed from time to time by any
                  Government Body against the Land, the Building, or the
                  Landlord in respect thereof, including all taxes which the
                  Landlord Is obliged to pay to any Government Body with respect
                  to goods and services which are supplied or provided to or for
                  the benefit of the Land or Building, or the tenants, together
                  with legal and other professional fees and interest and
                  penalties on deferred payments which the Landlord incurs in
                  good faith to contest or appeal the amount or validity of
                  various charges. 'Taxes' will not include tax or license fees
                  on businesses carried on by Building occupants, or corporate
                  income, profits, or excess profits tax upon the Landlord's
                  income to the extent tax is not levied in lieu of the various
                  charges.

         1.7(v)   "Term" means the term of five (5) years and zero (0) months
                  starting on the Commencement Date and ending on June 30, 2002,
                  and any renewal of the Term and any period of permitted
                  overholding.

1.8      Determining Areas

         The Landlord shall determine the rentable area of the Premises and the
         rentable area of the Building.

1.9      Currency

         All references to money are to lawful currency of Canada.

1.10     Severability

         If any provision of this Lease is unenforceable, it will be severed.

1.11     Governing Law

         This lease will be governed by the laws of the Province of Alberta.

1.12     Construction

         Singulars will include plurals and masculines will include feminines
         and neuters, and vice-versa. If the word "including" is used, the words
         "without limiting the generality of the foregoing" will be deemed to
         follow. Headings are for convenience of reference only.

PART 2 - EARLY OCCUPANCY AND DELAYS

2.1      Early Possession

         If the Tenant uses or occupies the Premises before the Commencement
         Date, the provisions of this Lease and any further provisions in
         Schedule "C" will apply.

<PAGE>

2.2      Delay in Delivering Premises

         If the Premises are not ready for occupancy by the Tenant on the
         Commencement Date because a prior overholding occupant has unlawfully
         refused to leave or because of an Event of Delay, the Landlord will not
         be liable for loss or damage resulting from the delay, and the Term
         will start on the Commencement Date, but the Tenant need not pay Rent
         until the Landlord gives it occupancy. In any such case, the Landlord
         will provide occupancy to the Tenant as quickly as possible.

PART 3 - DEPOSIT, RENT AND ADDITIONAL RENT

3.2      Paying Rent

         The Tenant will pay Rent duly and punctually to Bayview Property &
         Asset Management Inc., 510 Parkside Place, 602 -12 Avenue, S.W.,
         Calgary, Alberta T2R 1J3, or to such other person or place of which the
         Landlord gives notice to the Tenant. The Tenant will pay Rent without
         deduction, abatement, or set-off, except as permitted by Paragraphs 3.4
         and 3.6 herein. The Tenants obligation to pay Rent due during the Term
         will survive the End of the Term.

3.3      Basic Rent

The Tenant will pay basic rent

         3.3(a)   the total sum of $_____ for the Term, in advance in equal
                  consecutive monthly installments of $_____, starting on the
                  Commencement Date and continuing on the first day of each
                  month during the Term;
or

         3.3(b)   in advance in equal monthly payments on the first day of each
                  month during the Term, as follows:

<TABLE>
<CAPTION>
=====================================================================================
                                         $ Per Rentable
                                         Square Foot Per
Year(s)   From           To              Annum              $ Per Month   $ Per Annum

<S>       <C>            <C>             <C>                <C>           <C>
1-3       July 1, 1997   June 30, 2000   $4.75              $5546.02      $66,552.25
4-5       July 1, 2000   June 30, 2002   $5.00              $5837.92      $70,055.00
-------------------------------------------------------------------------------------
</TABLE>

3.4      Operating Costs

         The Term will consist of fiscal periods of twelve (12) consecutive
         months, each ending on December 31st, except that the first and last
         fiscal periods may be shorter. The Landlord may change the date on
         which the fiscal periods end by giving the Tenant at least 60 days'
         advance notice. In any such case, the then current fiscal period will
         be extended or shortened so that it ends on the new date. Before the
         Term starts and before each fiscal period starts, the Landlord may give
         the Tenant an estimate of its monthly Share of Operating Costs for the
         then existing fiscal period or the coming fiscal period. The Tenant
         will pay that estimated Share or, if no estimate is given, the same
         Share it was paying for the previous fiscal period, monthly on the same
         dates and in the same manner that it pays Basic Rent.

         After the Landlord has completed its accounting for each fiscal period,
         the Landlord will give the Tenant a statement of the Operating Costs
         for that fiscal period. If the statement shows a shortfall between the
         estimated Share of Operating Costs the Tenant has paid for that fiscal
         period and its actual Share, the Tenant will pay that shortfall within
         thirty (30) days after it receives the statement. If the statement
         shows

<PAGE>

         that the Tenant has paid too much, the Tenant will receive a credit for
         the difference. If the Tenant questions any Operating Cost, it may
         examine the Landlord's books and records with regard to the Building.

3.5      Cost of Additional Services

         The Tenant will pay to the Landlord, in the same manner it pays its
         Share of Operating Costs or in such other manner as the Landlord may
         request, the Landlord's extra costs in respect of any extra services or
         materials which result from the Tenant's activities, or requests, over
         and above those normally provided to Building occupants. Paragraph 3.4
         above will apply to those extra costs so far as applicable.

3.6      Taxes

         The Term will consist of tax periods of twelve (12) consecutive months,
         each ending on December 31st, except that the first and last tax
         periods may be shorter. The Landlord may change the date on which the
         tax periods end by giving the Tenant at least 60 days' advance notice.
         In any such case, the then current tax period will be extended or
         shortened so that it ends on the new date. If the Premises or any
         property or rights specific to the Tenant are assessed separately in
         respect of any tax period by the relevant Government Body, the Landlord
         will calculate the Tenant's share of Taxes on that separate basis. If
         Taxes are greater than they would normally be because of the Tenant's
         constitution, ownership, or use of the Premises, school support,
         assessment by the relevant Government Body using an income approach, or
         other reason specific to the Tenant, the Landlord may determine that
         greater amount and include it in the estimate of the Tenant's Share of
         Taxes. The Tenant may contest or appeal the amount or validity of any
         separate or higher assessment if the Tenant pays such assessment as
         required, gives the Landlord a copy of the appeal, and pays all appeal
         costs. Before the Term starts and before each tax period starts, the
         Landlord may give the Tenant an estimate of its monthly Share of Taxes
         and any further share of Taxes payable under this Paragraph 3.6 for the
         then existing tax period or the coming tax period. The Tenant will pay
         that estimated Share or, if no estimate is given, the same Share it was
         paying for the previous fiscal period, monthly on the same dates and in
         the same manner that it pays Basic Rent. After each tax period ends,
         the Landlord will give the Tenant a statement of the actual Taxes due
         from that Tenant for that tax period which will include any separate or
         higher Taxes due. If the statement shows a shortfall between the
         estimated Share of Taxes and any further share of Taxes payable under
         this Paragraph 3.6 which the Tenant has paid for that tax period and
         its actual Share and any further share, the Tenant will pay that
         shortfall within thirty (30) days after it receives the statement. If
         the statement shows that the Tenant has paid too much, the Tenant will
         receive a credit for the difference. Either the Landlord or the Tenant
         may give notice to the other, within ninety (90) days after a tax
         period ends, correcting or disputing the calculation, or allocation of
         any Taxes. If the Landlord and Tenant cannot agree on the correction or
         resolve the dispute within ten (10) days after the notice is given, the
         Landlord will give such notice to a real estate appraiser or other
         expert experienced in assessment appeals who will determine the
         correction or dispute. If the decision of such appraiser or other
         expert requires an adjustment in what the Tenant has paid, it will be
         made in the same manner as adjustments of actual Taxes. Subject to the
         Tenant's obligation to pay its Share of Taxes, the Landlord will pay
         the Taxes, except that the Landlord may defer payment if deferment is
         lawful. Except as set out in this Paragraph 3.6, the Tenant may not
         contest or appeal the amount or validity of Taxes. The Landlord may
         contest or appeal the amount or validity of Taxes but will not be
         obliged to do so. If the Landlord has so contested or appealed, the
         Landlord may compromise, waive, or settle without reference to the
         Tenant. If the Landlord receives a reduction in the Taxes and if the
         Tenant has paid its Share of the Taxes which are reduced, the Tenant
         will receive a credit for its Share of the reduction. The Tenant will
         pay its Share of any increase in Taxes as a result of such contest or
         appeal. If the Landlord cannot obtain from the appropriate Government
         Body or public or private utility an allocation of Taxes or of any
         other taxes, duties, rates, levies, assessments, or charges which the
         Tenant is obliged to pay, which is sufficient to calculate the Tenant's
         Share or portion, the Landlord will make that allocation.

3.7      Tenant's Taxes and Other Charges

         The Tenant will pay, as and when due, to the appropriate Government
         Body or public or private utility all license fees, taxes, rates,
         duties, levies, assessments, or other charges imposed, assessed, or
         levied by any

<PAGE>

         Government Body or public or private utility from time to time, whether
         imposed on the Landlord or the Tenant, in respect of: (I) the personal
         property, fixtures, business, franchise, income, occupancy, use, or
         sales of the Tenant or other occupant of the Premises; (ii) Leasehold
         Improvements, fixtures, or machinery installed in the Premises by or
         for the Tenant; (iii) other space used by the Tenant in the Building;
         (iv) utilities and services used in or supplied to the Premises, to the
         extent that the Landlord has not included them in Operating Costs. In
         this regard, the Landlord may, at its option, install meters, at the
         Tenant's cost, in which case, the Tenant shall be directly responsible
         to the supplier of such utilities for all charges incurred by the
         Tenant, and (v) tax on goods and services which the Landlord provides
         or causes to be provided to or for the benefit of the Tenant or the
         Premises. If any such charges are not allocated separately for the
         Premises, the Landlord will make that allocation and if utilities or
         services are not sub-metered, the allocation will be on a connected
         load and usage or other equitable basis. Upon request by the Landlord,
         the Tenant will give the Landlord evidence that the Tenant has paid
         those charges as required.

3.8      Additional Rent

         The Tenant will pay all Additional Rent upon demand by the Landlord
         unless other times for its payment are expressly set out in this Lease.
         If the Tenant fails to pay any Additional Rent, as and when due, the
         Landlord will have the same remedies for its collection as it has for
         recovering Basic Rent in arrears. If the Tenant fails to pay any sum
         which the Tenant is obliged to pay, then subject to Paragraph 7.7, the
         Landlord may pay it and it will then be a debt owing by the Tenant to
         the Landlord.

3.9      Interest on Arrears

         When any Rent, or any interest accrued thereon, is in arrears, it will
         bear interest at 1.5% per month compounded monthly, from the date such
         Rent became due to and including the date of payment. The Landlord will
         have all remedies for its collection as it has for recovering Basic
         Rent in arrears.

3.10     Irregular Periods

         If the Term begins or ends other than on the first or last day of a
         month or if the first or last fiscal period or tax period is less than
         months, Rent for any broken month or broken period will be pro rated at
         a rate per day equal to 1/365 of the Rent applicable in that calendar
         year.

PART 4 - THE PREMISES

4.1      Examination of Premises

         The Tenant will inspect the Premises before taking possession and will
         give the Landlord notice of any problems. If the Tenant does not give
         notice, the Premises will be deemed to be satisfactory, except for
         inherent Structural Defects.

4.2      Possession and Use of Premises

         The Tenant will: (i) take possession of the Premises on the
         Commencement date; (ii) not allow anyone except for its employees,
         customers, other persons lawfully having business with the Tenant, or
         permitted sub-tenants, to use or occupy the Premises; (iii) use the
         Premises only for business office and warehousing unless the Landlord
         consents to another use; (iv) not let the Premises remain vacant for
         more than 5 consecutive days; (v) not do anything in the Premises which
         is noxious, dangerous or offensive in any manner or which would be a
         nuisance or disturb other Building occupants; (vi) not overload the
         Premises floor without the Landlord's consent beyond a capacity of
         three hundred pounds per square foot; (vii) not cause any waste or
         damage to the Premises; (viii) not let the Premises become untidy or
         unsightly, and at the end of each business day leave them in such a
         condition that they are clean; and (&) not store any dangerous,
         environmentally hazardous or flammable substances in the Premises.

<PAGE>

4.3      Insurance Increases

         The Tenant will not do or omit to do anything in the Premises which
         would result in any increase in the Landlord's insurance premiums but,
         if the Landlord's premiums are increased, the Tenant will pay the
         increase to the Landlord. The Landlord, by its representatives, may at
         any time enter the Premises to remove any article or remedy any
         condition which, in the Landlord's opinion, would be likely to lead to
         cancellation of any insurance policy. Such entry by the Landlord will
         not be deemed a re-entry or a trespass. If any insurance policy of the
         Landlord is subject to cancellation or is canceled by reason of the
         Tenant's use of the Premises, the Landlord may terminate this Lease by
         giving 10 days' notice to the Tenant, except if the Tenant has cured
         the problem within that 10 day period. In such case, Paragraph 12.1
         will not apply.

4.4      Complying with Laws

         The Tenant will comply with all lawful requirements of Government
         Bodies and insurance companies who hold policies which affect the Land
         or Building, with respect to its operation and use of the Premises, the
         condition of the Tenant's Leasehold Improvements, trade fixtures,
         furniture and equipment, and any repairs or renovations the Tenant
         makes or is obliged to make to the Premises.

4.5      Quiet Enjoyment

         If the Tenant duly and punctually pays the Rent and complies with its
         obligations, the Tenant will be entitled to peaceably possess and enjoy
         the Premises during the Term.

4.6      Regulations

         The Tenant will comply with the regulations attached as Schedule "C"
         and with any amendments to them or any new regulations which the
         Landlord makes in connection with the use, occupancy, repair,
         maintenance, or operation of the Land or the Building. The regulations
         will form part of this Lease.

4.7      Tenant's Signs

         The Tenant will not place or affix any signs, symbols, or lettering
         outside the Premises, inside the Premises if visible from outside, or
         inside out outside the Building, except for an identification sign at
         or near the Premises entrance, which will be subject to the Landlord's
         consent as to design, color, size, and location. The Landlord reserves
         the right to install such signs as an Additional Service.

PART 5 - LANDLORD'S SERVICES AND ADDITIONAL SERVICES

5.1      Access

         The Tenant and its invites, in common with others, may use the common
         entrances, lobbies, stairways, and corridors of the Land and Building
         to gain access to the Premises, subject to the regulations.

5.2      Washrooms

         The Tenant and its invites, in common with others, may use the
         washrooms on the floors) on which the Premises are located.

5.3      Water, Telephone and Light

         The Landlord will provide building standard ducts to bring telephone
         services to the Premises, hot and cold water to building standard
         washrooms, and reasonable lighting to the Building common areas.

<PAGE>

5.4      Energy and Security

         The Tenant will co-operate with the Landlord to conserve energy and to
         maintain security.

5.5      Light Fixtures

         The Landlord will have the exclusive right to install, repair,
         maintain, clean, revamp, and destaticize fluorescent fixtures within
         all common areas at reasonable rates.

PART 6 - DISPOSITIONS

6.1      Assignments and Subletting

         The Tenant will not assign this Lease or sub-let or part with
         possession of the whole or any part of the Premises for the whole or
         any part of the Term, without a bona fide written offer and without the
         Landlord's consent. If the Tenant wants the Landlord's consent, it will
         give the Landlord a true copy of the offer and any information the
         Landlord may require with regard to the reputation, financial standing,
         and business of the proposed assignee, sub-tenant, or occupant. Within
         ten (10) days after the Landlord receives the last of that information,
         or within ten (10) days after it receives the request for consent if it
         has not asked for any information, the Landlord will advise the Tenant
         that the Landlord: (I) consents; (ii) refuses to consent (with the
         reasons for such refusal); or r)) wishes, if the request is to assign
         this Lease or to sub-let or part with possession of the whole Premises,
         to terminate this Lease or wishes, if the request is to sub-let or part
         with possession of part of the Premises, to terminate this Lease with
         respect to such part If the Landlord consents, then the Tenant may
         complete its transaction only on the terms set out in the offer and
         only if it does so within sixty (60) days after it receives the
         Landlord's consent. If the Landlord wishes to terminate this Lease, in
         whole or in part, the Tenant may withdraw its request within ten (10)
         days after it receives the Landlord's advice. If the Tenant does not
         withdraw its request then this Lease will be terminated, in whole or in
         part, on a date required by the Landlord which will be not less than
         thirty (30) nor more than sixty (60) days after the later of the date
         the Landlord receives the Tenant's request for consent or the date the
         Landlord receives the last of the requested information from the
         Tenant. If the Tenant surrenders only part of the Premises, Rent will
         abate thereafter proportionately. Despite any such assigning,
         sub-letting, or parting with possession, the Tenant will remain liable
         for the Tenant's obligations. If the Landlord gives its consent to an
         assignment, the Landlord may require the Tenant to obtain the
         assignee's direct covenant with the Landlord to comply with the
         Tenant's obligations, as a condition of the consent. The Tenant will
         not advertise the Premises for assignment or sub-letting except if the
         Landlord has approved the proposed text. In no event will the rental
         rate appear in any advertisement.

6.2      Change in Control

         If the Tenant is a private company, any sale or other disposition of
         its shares or securities resulting in a change of control or beneficial
         ownership will be deemed to be an assignment under Paragraph 6.1.

6.3      Landlord's Conveyance

         If the Landlord sells the Land and Building, it will have no further
         obligation to the Tenant except for then existing defaults by the
         Landlord.

6.4      Mortgaging

         The Tenant will not mortgage or charge its leasehold interest in the
         Premises, fixtures, chattels, furniture, or equipment, without the
         Landlord's consent.

PART 7 - REPAIRS, RENOVATIONS, DAMAGE AND EXPROPRIATION

<PAGE>

7.1      Landlord's Repairs

         The Landlord will keep the Building in a good and reasonable state of
         repair and maintenance, consistent with the standards for comparable
         buildings in the vicinity, except for the non-structural elements of
         the Premises and other premises and reasonable wear and tear, and will
         repair Insured Damage except if the Lease is terminated under Paragraph
         7.9.

7.2      Tenant's Repairs

         The Tenant will keep the Premises, its Leasehold Improvements, its
         trade fixtures, all heating, ventilation and air conditioning units,
         lighting futures and any plate or other glass in the Premises or in the
         exterior walls of the Premises in a good and reasonable state of repair
         and maintenance, consistent with the standards for comparable premises
         in the vicinity, except for the structural elements of the Premises,
         reasonable wear and tear, and Insured Damage, and except if the Lease
         is terminated under Paragraph ?.9. Paragraph 7.4 will apply to Tenant
         repairs. The Tenant will repair according to notice from the Landlord.

7.3      Inspection and Access

         The Landlord, by its representatives, may enter the Premises at all
         reasonable times and during any emergency to: (I) inspect or supervise
         repair, maintenance, or renovation; (ii) do its own repairs,
         maintenance, or renovations; (iii) gain access to utilities and
         services (including underfloor or overhead duds and access panels); and
         (iv) determine electric light, power and water consumption by the
         Tenant in the Premises. In doing its repairs or renovations, the
         Landlord may bring equipment and material into the Premises. The Tenant
         will not be entitled to compensation for any inconvenience, nuisance,
         or discomfort caused by the Landlord's work in the Premises, but the
         Landlord will disturb the Tenant's use and enjoyment of the Premises as
         little as reasonably possible.

7.4      Tenant's Renovations

         The Tenant will not construct, install or alter anything in the
         Premises without the Landlord's consent. When requesting that consent,
         the Tenant will give the Landlord a copy of reasonably detailed
         drawings and specifications for the proposed work. The Tenant will do
         such work in a good and workmanlike manner, in accordance with the
         drawings and specifications the Landlord has approved, and in
         accordance with the Landlord's reasonable requirements. The Tenant will
         use contractors and subcontractors to whom the Landlord has consented,
         except that the Landlord may designate the contractors and
         subcontractors to be used for mechanical, structural, or electrical
         design and work and except that the labor union affiliations of workers
         must be compatible with those of workers employed by the Landlord or
         its contractors. The Landlord's consent, inspection, and supervision
         with respect to any such work will be Additional Services. Upon
         completing any work, the Tenant will deliver to the Landlord a full set
         of as-built drawings which the Landlord may keep.

7.5      Landlord's Renovations

         The Landlord may alter the Building from time to time including
         constructing additional floors, altering the Building's size or
         altering the location, dimensions or specifications of utilities,
         common areas or mechanical systems so long as the physical dimensions
         of the Premises are not materially altered as a result. The Tenant
         waives and renounces all claims which may result from any such
         alteration. If such alteration results in additional land being added
         to the Land or being used to service the Building, such additional land
         will be deemed to form part of the Land. If such alteration results in
         a change in the rentable area of the Building, the Landlord may modify
         the Tenant's Share accordingly.

7.6      Payment for Work

         The Tenant will pay all accounts for its renovations and repairs as and
         when due, except as set out in Paragraph 7.7.

<PAGE>

7.7      Liens

         The Tenant will discharge any builder's or other lien filed against the
         Tenant's leasehold interest or against the Land, by reason of work,
         labor, services, or materials provided or alleged to have been provided
         to the Tenant, as soon as it comes to the Tenant's notice. If the
         Tenant gives the Landlord notice that it wants to contest in good faith
         any lien and if the Tenant deposits with the Landlord or pays into
         Court the amount of the lien claim plus an amount for costs
         satisfactory to the Landlord or the Court, as the case may be, then the
         Tenant may defer paying the lien claim while it contests the claim with
         due diligence, except that if the Tenant's leasehold interest or the
         Land thereby becomes liable, in the Landlord's judgment, to forfeiture
         or sale, the Landlord may discharge any such lien. In that case, the
         Tenant will reimburse the Landlord for the amount of the lien and its
         costs of so discharging.

7.8      Tenant's Negligence and Liability

         If any part of the Building, including the interior climate control and
         utilities systems, needs repair or replacement by reason of the fault
         or negligence of the Tenant or its invites or licensees, the Tenant
         will be liable therefore and for resulting or consequential injury,
         loss or damage.

7.9      Damage or Destruction

         If the Premises or the Building are materially damaged by any cause,
         the Landlord, within ten (10) days after the damage occurs, will
         appoint an architect or engineer to determine, within thirty (30) days,
         the extent of the damage and how long he estimates the damage will take
         to repair. The Landlord will give the Tenant a copy of the architect's
         or engineer's report. If the report indicates that the Premises or
         Building will take more than 180 days from the date of the report to
         repair, then either the Landlord or the Tenant may give notice to the
         other, within ten (10) days after receipt of the report, terminating
         this Lease. If the Lease is so terminated, the termination date will be
         the tenth (10th) day after the date the Landlord or the Tenant receives
         such notice from the other, and in such case neither the Landlord nor
         the Tenant will be obliged to repair. If the Lease is not so
         terminated, each of the Landlord and Tenant will repair the damage to
         the extent it is obliged to do so under Paragraph 7.1 or Paragraph 7.2
         above.

7.10     Abatement

         If the Premises are not reasonably capable of use and occupancy by the
         Tenant for its business for more than ten (10) days as a result of any
         damage, Rent will abate, from the date of the damage, in proportion to
         the part or parts of the Premises not reasonably capable of use and
         occupancy until the Premises are again reasonably capable of such use
         and occupancy or, with respect to the Tenant's repairs after such
         damage, until such time as, in the Landlord's opinion, those repairs
         ought to have been completed. If the Landlord, and Tenant disagree on
         the extent or time of the abatement, the Landlord will ask an architect
         or engineer to determine the dispute.

7.11     Expropriation

         If a Government Body expropriates all or part of the Land or Building,
         the Landlord, within sixty (60) days after it receives the notice of
         expropriation, may give the Tenant not less than thirty (30) days
         notice terminating the Lease. If a Government Body expropriates all or
         part of the Premises such that any remainder is not reasonably capable
         of use and occupancy, the Tenant, within sixty (60) days after it
         receives the notice of expropriation, may give the Landlord not less
         than thirty (30) days notice terminating the Lease. If the Lease is so
         terminated, neither the Landlord nor Tenant will have any claim against
         the other with respect to the expropriation. Each of the Landlord and
         Tenant may claim against the Government Body for compensation for loss
         of its interest and may retain any compensation awarded to it. Each of
         the Landlord and Tenant will coordinate with the other in pursuing its
         respective claim. If the Landlord receives a compensation award which
         specifically includes an award to the Tenant, the Landlord will remit
         the Tenant's portion to it. If the Lease is not so terminated then
         Paragraph 7.9 will apply to any repairs which are necessary as a result
         of the expropriation and Paragraph 7.10 will apply to abatement of Rent
         during any repair period. After the later of the date of expropriation
         or the repair period, if any, Rent

<PAGE>

         will be adjusted so that it will bear the same proportion to the
         original Rent as the area of the remaining Premises bears to the area
         of the Premises immediately before the expropriation, and the Tenant's
         Share will be adjusted in the same manner.

PART 8 - SURRENDERING PREMISES AND REMOVING FIXTURES

8.1      Surrender

         At the End of the Term, the Tenant will surrender possession of the
         Premises and the Tenants Leasehold Improvements to the Landlord,
         without compensation, in the condition in which the Tenant was obliged
         to keep them during the Term. The Tenant's Leasehold Improvements will
         remain the Landlord's property, except for those the Tenant is obliged
         to remove under Paragraph 8.2. At the End of the Teen, the Tenant will
         give the Landlord a surrender of this Lease, which will be in form
         acceptable for registration if applicable.

8.2      Removal of Fixtures

         During the Term, the Tenant will not remove from the Premises its
         Leasehold Improvements, trade fixtures, furniture or equipment, except
         for furniture and equipment which, in the normal course of. its
         business, is no longer needed or is being replaced by furniture or
         equipment of equal or better quality and except as set out in this
         paragraph. At the End of the Term, the Tenant will remove from the
         Premises: (I) its trade fixtures; (ii) its furniture and equipment; and
         (iii) those Leasehold improvements which the Landlord requires it to
         remove, except that, if the Tenant is then in default under the Lease,
         the Tenant will not remove any of those items unless the Landlord
         expressly requires it to do so. The Tenant will repair any damage to
         the Premises caused by the removal of those items. If the Tenant does
         not remove any such items, the Landlord may do so and the Tenant will
         pay the Landlord's removal and storage charges.

8.3      Survival

         The Tenant's obligations in this Part 8 will survive the End of the
         Term.

PART 9 - LIABILITY, INDEMNIFICATION AND INSURANCE

9.1      Limitation of Landlord's Liability

         The Landlord will not be liable for any bodily injury or death of, or
         loss or damage to any property belonging to, the Tenant or its
         employees, invites or licensees or any other person in or about the
         Land or Building unless resulting from the Landlord's gross negligence,
         but in no event will the Landlord be liable for. (I) any damage, except
         for Insured Damage, caused by smoke, steam, water, Ice, rain, snow, or
         fumes which may leak into, issue or flow from any part of the Building
         or from the plumbing works, or from any other place, or caused by the
         condition or arrangement of any wiring; (1) any damage caused by any
         other Building occupant; (iii) any act or omission (including theft,
         malfeasance, or negligence) of any person the Landlord has employed or
         contracted with to perform security or other work in the Building; (iv)
         any loss or damage, however caused, to money, securities, negotiable
         instruments, papers, or other valuables of the Tenant or its employees,
         invites, or licensees; or (v) failure to supply or maintain interior
         climate control or elevator services, or indirect or consequential
         damages for personal discomfort or illness resulting from failure to
         supply or maintain such services.

9.2      Indemnification

         The Tenant will indemnify and save the Landlord harmless from all
         claims, actions, liabilities, judgments, damage, costs, or expense
         which the Landlord may suffer or incur in connection with or arising
         from: (i) bodily injury or death, or property or other loss or damage,
         in or about the Land or Building, as a result of any act or omission of
         the Tenant; or (ii) any breach by the Tenant of its obligations under
         this Lease. This indemnity will survive the End of the Term.

<PAGE>

9.3      Tenant's Insurance

         The Tenant will obtain and maintain in good standing:

         9.3(a)   Liability insurance against claims for personal injury, death
                  or property damage occurring upon, in or about the Premises
                  and the Building, including personal liability, liability
                  assumed by contract, Tenant's legal liability, and non-owned
                  automobile liability. Such insurance will: (I) have a limit of
                  not less than $3,000,000.00 in respect of any one occurrence
                  or injury or death to a single person or property damage; (ii)
                  be primary insurance and will not call into contribution any
                  other insurance available to the Landlord or its mortgagee,
                  which means that the Tenant's Insurance will cover any loss
                  before the Landlord's or other insurance; and (iii) provide
                  for cross-liability and severability of insurance, which means
                  that each named insured on the policy can sue each other named
                  insured under the terms of the policy.

         9.3(b)   Insurance upon the Tenant's property normally located within
                  the Building, and any property which is repaired at the
                  Tenant's expense under this Lease.

         9.3(c)   Insurance against all explosion, rupture or failure of
                  boilers, pressure vessels or equipment within or serving the
                  Premises exclusively; and

         9.3(d)   Such other types of insurance as a prudent tenant would obtain
                  from time to time.

         The Tenant will obtain all such insurance in at least those amounts set
         out in Paragraph 9.3(a) and otherwise in those amounts a prudent tenant
         of comparable space in a comparable building in the vicinity would
         obtain and maintain from time to time. All such insurance policies
         will: (I) include the Tenant, any mortgagee of the Tenant if
         applicable, the Landlord, and any mortgagee of the Landlord if
         applicable, as named insured, which means a person, firm, or
         corporation which is specifically designated by name as an insured
         under a policy; (ii) contain a waiver of any right of subrogation or
         recourse by the Tenant's insurer against the Landlord or its employees,
         agents, contractors, or mortgagees, whether or not any loss is caused
         by the act, omission or negligence of the Landlord or its employees,
         agents, contractors, or mortgagees (Subrogation means the legal process
         by which an insurance company seeks recovery of the amount it pays to a
         policy holder from a third party who may have caused the loss); (iii)
         provide that the insurer will give the Landlord (and any of the
         Landlord's mortgagees of which it has received notice) 30 days' prior
         written notice of cancellation of, material alteration in, or lapse of,
         any policy, and (iv) provide that such policies will not be invalidated
         as respects the interest of the Landlord or the Landlord's mortgagees
         by reason of any breach or violation of any warranties,
         representations, declarations, or conditions contained in the policies.
         The Tenant will effect all such policies with insurers and upon terms
         satisfactory to the Landlord. The Tenant will give the Landlord copies
         of certificates of insurance evidencing all such insurance and its
         renewal. The Tenant will pay the premium for each policy. If the Tenant
         fails to obtain or maintain any such insurance, the Landlord may do so
         as the Tenant's agent and at the Tenant's cost. The Tenant will review
         all its policies annually to ensure that they are up to date.

9.4      Landlord's Insurance

         The Landlord will obtain and maintain fire and extended coverage
         insurance on the Building and other insurance it considers necessary in
         amounts and on terms and conditions which a prudent owner of a
         comparable building in the vicinity would obtain and maintain from time
         to time.

PART 10 - PERFORMANCE OF TENANTS COVENANTS, DEFAULT, BANKRUPTCY AND TERMINATION

10.1     Landlord May Perform Covenants

         If the Tenant defaults in complying with any of its obligations, the
         Landlord, in addition to its other rights and remedies under this Lease
         or at law or at equity, may remedy or attempt to remedy any such
         default and for such purpose may enter the Premises. No such entry will
         be deemed to be a re-entry or trespass. The Tenant will reimburse the
         Landlord for the Landlord's costs of so remedying or attempting to
         remedy.

<PAGE>

         The Landlord will not be liable to the Tenant for any act or omission
         in so remedying or attempting to remedy unless such act or omission
         amounts to intentional misconduct or gross negligence.

10.2     Right of Re-entry on Default or Termination

         If and whenever: (I) the Tenant fails to pay any Rent after it is due;
         or (ii) the Tenant defaults in observing or performing any of its other
         obligations and fails to cure that default within 30 days after the
         landlord gives the Tenant notice specifying the nature of the default;
         or (iii) this Lease is terminated under any provision hereof; or (iv)
         the Landlord has become entitled to terminate this Lease then, in any
         such case, the Landlord thereafter may enter into the Premises or any
         part thereof in the name of the whole to repossess the premises and
         enjoy as of its former estate, despite anything in this Lease to the
         contrary.

10.3     Termination and Re-entry

         If the Landlord is entitled to re-enter the Premises under this Lease
         or at law or at equity, the Landlord, in addition to its other rights
         and remedies, may terminate this Lease forthwith by leaving notice of
         such termination in the Premises.

10.4     Payment of Rent on Termination

         If the Landlord gives the Tenant, or leaves in the Premises, notice of
         termination, this Lease and the Term will end, Rent will be apportioned
         on a daily basis to the End of the Term (except if it has abated, in
         whole or in part, under Paragraph 7.10), the Tenant will pay that
         apportioned Rent on demand by the Landlord, the Tenant will immediately
         give possession of the Premises to the Landlord, and the Landlord may
         re-enter and take possession of the Premises if it has not then done
         so.

10.5     Re-letting

         If the Landlord is entitled to re-enter the Premises under this Lease
         or at law or at equity, the Landlord, in addition to its other rights
         and remedies, may enter the Premises, as the Tenant's agent, and re-let
         them and receive the basic rent and additional rent from that
         re-letting, and, as the Tenant's agent, take possession of any personal
         property in the Premises, or any place to which it has been removed,
         and sell it at public or private sale without notice to the Tenant, and
         apply the proceeds and any basic rent or additional rent received from
         the re-letting on account of the Rent due or to become due, and the
         Tenant will be liable to the Landlord for any deficiency.

10.6     Method and Waiver on Re-entry

         If the Landlord re-enters the Premises then, in addition to its other
         rights and remedies, it may expel the Tenant and those claiming through
         or under the Tenant, remove any property in the Premises, and force or
         change the locks, without being guilty of trespass. The Tenant waives
         and renounces the benefit of any present or future law requiring the
         Landlord to serve notice or begin legal action in order to re-enter.

10.7     Bankruptcy or Insolvency

         If the Tenant becomes bankrupt or insolvent or takes steps, or allows
         an order to be made to end its corporate existence then, in any such
         case, the Landlord, at its option, may terminate this Lease by leaving
         notice of termination in the Premises and, in that case, all arrears of
         Rent, the current month's Rent and the next ensuing 3 months Rent will
         immediately become due and be paid by the Tenant.

10.8     Distress

         The Tenant waives and renounces the benefit of any present or future
         law taking away or limiting the Landlord's right of distress, and
         agrees that none of the Tenant's personal property will be exempt from
         levy by distress for Rent in arrears.

<PAGE>

10.9     Cumulative Remedies

         The Landlord may use any or all of the rights and remedies available to
         it under this Lease or at law or at equity if the Tenant defaults in
         observing or performing its obligations or if the Landlord is entitled
         to terminate the Lease. Those remedies will be cumulative and not
         alternative.

10.10    Waiver and Condoning

         Only written waivers of Tenant's defaults will bind the Landlord. No
         condoning, excusing, or overlooking by the landlord of any default by
         the Tenant will operate as a waiver of the Landlord's rights or
         remedies on any subsequent default.

10.11    Legal Fees

         If either the Landlord or the Tenant exercises any of its rights or
         remedies as a result of the other's default, the defaulting party will
         pay the other's reasonable costs and out-of-pocket expenses of so
         exercising, including complete legal costs.

PART 11 - HAZARDOUS SUBSTANCES

11.1     Hazardous Substances

         The Tenant shall not bring or permit or suffer to be brought into the
         Premises, and shall not use in any way, or permit or suffer the use of
         the Premises or any part thereof to either directly or indirectly
         prepare, produce, use, generate, manufacture, refine, treat, transport,
         store, maintain, handle, dispose of, transfer, process, release or
         permit any other dealing with, any Hazardous Substances unless it has
         received the prior written consent of the Landlord, which may be
         arbitrarily withheld. Any substance which the Landlord permits the
         Tenant to treat, store, transfer or dispose of must be dealt with in
         strict compliance with all applicable laws and environmental permits.
         The Tenant shall not release and shall not permit the release of any
         Hazardous Substances into any soil, water courses, culverts, drains or
         sewers except in accordance with all applicable laws and environmental
         permits. At its own cost, risk and expense, the Tenant shall comply
         with all applicable laws and environmental permits from time to time in
         force regulating the manufacture, use, storage, transportation,
         disposal, release or other dealing with Hazardous Substances by the
         Tenant to which the Landlord has consented.

11.2     Hazardous Substances Property of Tenant

         If any Hazardous Substance is brought onto the Premises or created upon
         the Premises during the term of the Lease, such Hazardous Substance
         shall be the sole and exclusive property of the Tenant and not of the
         Landlord, notwithstanding the degree of affixation of the Hazardous
         Substances or the goods containing the Hazardous Substances to the
         Premises and notwithstanding the expiry or sooner termination of this
         Lease.

11.3     Removal of Hazardous Substances

         On or before the expiration or sooner termination of this Lease, the
         Tenant will remove all Hazardous Substances which have been brought
         onto or created upon the Premises during the Temp of the Lease, whether
         by the Tenant or any other person, other than the Landlord, including
         without limitation any Hazardous Substances which may have been
         released or deposited into the soil.

11.4     Notice of Hazardous Substances

         The Tenant will advise the Landlord forthwith of any release of any
         Hazardous Substances on the Premises or any other part of the Land and
         the Building or any adjacent property and will provide the Landlord
         with all information, notices, reports and other documents it has
         regarding such release and the remediation steps being undertaken by
         the Tenant with respect to the release or as may reasonably be required
         by the Landlord of the Tenant.

<PAGE>

11.5     Restoration After Contamination

         If the presence of any Hazardous Substance or any other substance on
         the Premises results in any contamination of the Premises or the Land
         and/or Building, the Tenant shall promptly take all actions at its sole
         risk and expense as are necessary to return the Premises and the
         Property to the condition existing prior to the introduction of any
         such Hazardous Substance or other substance on the Premises or the Land
         and the Building.

11.6     Cleanup Costs Indemnity

         In addition to any other indemnity found in this Lease, the Tenant will
         be completely liable for and will and does hereby indemnify and save
         harmless the Landlord from all cleanup costs and remediation charges,
         fees, penalties or damages, whether civil or criminal, and any expense
         with respect thereto, required by any decree, directive or order from
         any Government Body relating to the treatment, storage, disposal or
         transportation of Hazardous Substances on or from the Premises by the
         Tenant, its employees, agents, contractors or others whom the Tenant
         permits to enter onto the Premises or for whom the Tenant is
         responsible in law. The Tenant's obligations to observe or perform the
         covenants in this Part 11 shall survive the expiration or other
         termination of this Lease and any limitation periods prescribed by
         applicable law.

11.7     Records

         The Landlord may at any time and from time to time on five days prior
         written notice to the Tenant have the Premises, any records reasonably
         considered to be relevant for the purpose of identifying the existence,
         nature and extent of any Hazardous Substance on the Premises and the
         Tenant's use, storage and disposal of such Hazardous Substance,
         inspected by a duly qualified independent environmental auditor, and
         the Tenant agrees to co-operate with the auditor in its performance of
         each such inspection. In exercising such right of inspection, neither
         the Landlord nor its auditor shall unreasonably interfere with the
         Tenant's use and occupation of the Premises. If the auditor, acting
         reasonably, determines following any such inspection that further
         testing or investigation is required in order to monitor the Tenant's
         compliance with all applicable law relating to the use, storage and
         disposal of any Hazardous Substance, the Landlord may at its own option
         require the Tenant, at the Tenant's expense, to arrange for such
         testing or investigation itself, in which case the Landlord's
         reasonable costs of any such testing or investigation shall be paid by
         the Tenant to the Landlord within thirty (30) days after receipt of any
         invoice on account thereof.

11.8     Cleanup Plans

         If any Government Body shall require the clean up of any Hazardous
         Substance held, released, spilled, abandoned or placed upon the
         Premises or the Property or any other lands or released, spilled,
         leaked, pumped, poured, emitted, emptied, discharged, injected,
         escaped, leached, disposed or dumped into the environment by the Tenant
         in the course of the Tenant's business or as a result of the Tenant's
         use or occupancy of the Premises, then the Tenant shall, at its own
         risk and expense, prepare all necessary studies, plans and proposals
         and submit same for approval, shall provide all bonds and other
         security required by Government Body and shall carry out the work
         required and keep the Landlord fully informed and shall provide to the
         Landlord full information with respect to proposed plans and comply
         with the Landlord's reasonable requirements with respect to such plans.
         The Tenant further agrees that if the Landlord determines, acting
         reasonably, that the Building, the Land, the Landlord or the Landlord's
         reputation is placed in any jeopardy by the requirements for any such
         work, the Landlord may itself undertake such work or any part thereof
         at the reasonable cost and expense of the Tenant which cost shall be
         paid by the Tenant within thirty (30) days after receipt of an invoice
         on account thereof.

11.9     Indemnity to Landlord

         The Tenant hereby indemnifies and saves harmless the Landlord, its
         directors, officers, employees and agents and the successors and
         permitted assigns of the Landlord from and against all loss and expense
         and

<PAGE>

         from and against all claims, demands, actions, suits or other
         proceedings, judgments, damages, penalties, fines, costs and
         liabilities, including, without limitation, any reduction in the market
         value of the Premises or the Land and the Building, damages for loss or
         restriction in use of leasable or useable space or of any amenity of
         the Premises or the land and the Building, damages arising from any
         adverse impact on marketing of space and sums paid in settlement of
         claims, legal fees, consultants' fees and experts' fees which arise
         during or after the Term and are in any manner based upon, arise out of
         or are connected with the presence or suspected presence of any
         Hazardous Substance in, upon, above or under the Land and the Building
         and any other contamination which exists on or under the Premises or
         which has escaped from the Premises including, without limitation,
         costs incurred in connection with any investigation of site conditions
         or any clean up, remedial, removal or restoration work required by any
         Government Body including that resulting from waste, unhealthful,
         hazardous or dangerous conditions caused by, contributed to or
         aggravated by the Tenant or any permitted transferees, violation of any
         applicable law or environmental permits pertaining to Hazardous
         Substances. In addition, without limitation, the Tenant further
         expressly agrees to compensate the Landlord for any and all costs
         incurred for the removal of any Hazardous Substance from the Premises
         even in the absence of an order requiring such removal and
         notwithstanding that such Hazardous Substance may be stored on the
         Premises in compliance with all applicable law or environmental
         permits. The Tenant hereby expressly agrees that this indemnification
         shall survive the expiration or earlier termination of this Lease and
         that any statutory limitation periods on actions to enforce these
         obligations shall not be deemed to commence until the Landlord actually
         discovers any such circumstances as may give rise to their enforcement
         and the Tenant hereby knowingly and voluntarily waives the benefits of
         any shorter limitation period. Upon the default of the Tenant under
         this Part 11, the Landlord shall be entitled to terminate this Lease
         and/or recover from the Tenant any and all loss and expense associated
         with the said default, in addition to any other rights and remedies of
         the Landlord.

PART 12 - GENERAL PROVISIONS

12.1     Events of Delay

         If either the Landlord or the Tenant is unable to provide any service,
         utility, work, or repair by reason of an Event of Delay, the time for
         performing the obligation will be extended by that period of time which
         is equal to the length of the delay, and the Landlord or the Tenant, as
         the case may be, will use all reasonable efforts to overcome any such
         Event of Delay provided however that nothing herein will relieve the
         Tenant from its obligation to pay Rent at the times herein provided.
         Neither the Landlord nor the Tenant will be entitled to compensation
         for any inconvenience, nuisance or discomfort caused by such an Event
         of Delay, or to cancel this Lease.

12.2     Overholding

         This Lease will terminate at the End of the Term without notice or
         demand. If the Tenant stays in the Premises after the End of the Term
         without a further written agreement with the Landlord, such holding
         over will not constitute a renewal of this Lease. In such case, the
         Landlord, at its option, may elect to treat the Tenant as one who has
         not vacated at the End of the Term and to exercise all its remedies in
         that situation, or may elect to construe such holding over as a tenancy
         from month to month subject to all the terms of this Lease, except: (I)
         for Term; (ii) for basic rent which will be equal to two times the
         Basic Rent payable in respect of the last year before the End of the
         Term, or the last renewal term, as the case may be, payable in advance
         in monthly installments on the first day of each month, and (iii) that
         there will be no inducements or allowances, renewal rights, rent
         abatements, rights of refusal, rights to additional space or other like
         concessions or rights.

12.3     Exhibiting Premises

         The Landlord may exhibit the Premises to prospective tenants during the
         last six (6) months of the Term and, at all reasonable times, to the
         Landlord's prospective purchasers and lenders, but, in so doing, will
         disturb the Tenant as little as possible.

<PAGE>

12.4     Subordination

         This Lease and the Tenant's rights will be subordinated and postponed
         to all mortgages and other financial charges which now or hereafter
         charge the land or the Building, and to all renewals, modifications,
         consolidations, replacements, or extensions of same, notwithstanding
         the respective dates of execution or registration. The Tenant, at the
         Landlord's cost, will execute any instrument confirming such
         subordination and postponement and any instrument confirming that the
         Tenant will attorn as tenant to the holder of any such mortgage or
         other financial charge on the same terms as are set out in the Lease,
         which the Landlord or the Landlord's lender may request, provided that
         the lender who receives any such instrument agrees to recognize this
         Lease and the Tenant's right to possession of the Premises under the
         terms of the Lease.

12.5     Certificates

         Either the Landlord or the Tenant, at the others request and cost, will
         deliver to the other or to any other person a certificate setting out:
         (I) whether the Lease is in full force and effect; (ii) whether it has
         been modified or assigned; (iii) confirming the Rent and the state of
         accounts between the Landlord and Tenant; (iv) to the best of its
         knowledge, the existence of any defaults; and (v) any other reasonable
         information which is requested.

12.6     Notices

         Any notice, request, or demand required or permitted to be given must
         be in writing and will be sufficiently given if personally served or
         mailed by prepaid registered post as follows:

         12.6(a)  to the Landlord:

                  Bayview Property & Asset Management Inc.
                  510 Parkside Place
                  602 -12th Avenue, S.W.
                  Calgary, Alberta, T2R 1 J3
                  Attention: Property Administrator

         12.6(b)  to the Tenant:

                  TRIPLE-C-INC.
                  3815 - 29 Street N.E.
                  Calgary, AB
                  T1Y 6135
                  Attention: Mr. Jerry Borst

                  *
                  *
                  *

         Any notice, request, or demand will be presumed, if mailed, to have
         been received 5 business days after the day on which it is mailed and,
         if delivered, upon receipt, except that if, between the time of mailing
         and actual receipt, there is an actual or reasonably anticipated mail
         strike, slowdown, or labor dispute which might affect delivery, the
         notice will be effective only if actually delivered. Either the
         Landlord or Tenant will give notice to the other changing its address
         for service.

12.7     Time of the Essence

         Time will be of the essence of this Lease.

<PAGE>

12.8     Registration

         The Tenant shall not register a copy of this Lease but shall be
         entitled to register a caveat, at its sole cost and expense, provided
         that such caveat does not disclose the Rent due hereunder, and the
         Tenant has received prior written approval from the Landlord.

12.9     Liability

         If two (2) or more persons, corporations, partnerships, or other
         business associations execute this Lease as Tenant or as Guarantor, as
         the case may be, the liability of each to observe or perform the
         Tenant's obligations will be deemed to be joint and several. If the
         Tenant or Guarantor, as the case may be, named in this Lease is a
         partnership or other business association, the members of which by law
         are subject to personal liability, the liability of each such member
         will be deemed to be joint and several. The Tenant will cause the
         Tenant's employees, invites, licensees, and other persons over whom the
         Tenant may reasonably be expected to exercise control to comply with
         the Tenant's obligations under this Lease, and any failure to so comply
         will be deemed to be a default by the Tenant. The Tenant will be liable
         to the Landlord for the negligent or willful acts or omissions of any
         such employees, invites, licensees or other persons over whom the
         Tenant may reasonably be expected to exercise control.

12.10    Relocation of Premises

         The Landlord may give the Tenant sixty (60) days prior notice that it
         will relocate the Tenant to other premises in the Building (the "New
         Premises"). The New Premises will contain at . least the same rentable
         area as the Premises. The Landlord will provide, at its expense,
         Leasehold Improvements in the New Premises equal to the standard of the
         Leasehold Improvements in the Premises which have been completed or
         which the Landlord is obliged to provide in the Premises. The Landlord
         will pay for any reasonable cost of moving the Tenant's trade fixtures
         and furnishings from the Premises to the New Premises. As full
         compensation for all other costs, expenses, and damages which the
         Tenant may incur in connection with the relocation, including
         disruption and loss of business, Basic Rent for the New Premises for
         the first month of occupancy will abate. Basic Rent and the Tenant's
         Share of Operating Costs and Taxes for the New Premises will be no
         greater than what they were for the Premises, even if the New Premises
         contain a greater rentable area. All other terms and conditions of this
         Lease will apply to the New Premises for the balance of the Term except
         if they are inconsistent with this Paragraph 12.10.

12.12    Brokerage

         The Landlord is responsible for any fees/commissions owing to its
         agents/brokers. The Tenant is responsible for any fees/commissions
         owing to its agents/brokers.

12.13    Additional Provisions

         Those provisions, if any, set out in Schedule "A" will form part of
         this Lease.

12.14    Binding Effect

         This Lease will snare to the benefit of and be binding upon the
         Landlord, the Tenant, and any Guarantor and each of their respective
         heirs, executors, administrators, successors, and permitted assigns.

IN WITNESS WHEREOF the Landlord and Tenant and any Guarantor have executed this
Lease as of the day and year first above written.

The Standard Life Assurance Company     The Manufacturers Life Insurance Company

Per:             /s/                    Per:              /s/
    -------------------------------         -------------------------------
         Authorized Signature                     Authorized Signature

Per:             /s/                    Per:              /s/
    -------------------------------         -------------------------------
         Authorized Signature                     Authorized Signature

<PAGE>

If the Tenant is a corporation:   TRIPLE-C-INC.

The corporate seal of the                      )
Tenant was hereunto effaced                    )
in the presence of:                            )
                                               )
Per:              /s/                          )
    ----------------------------------
          Authorized Signature                 )

Per:              /s/                          )
    ----------------------------------
          Authorized Signature                 )
                                               )

<PAGE>

                                   SCHEDULE A

                              ADDITIONAL PROVISIONS

1.       IMPROVEMENTS TO PREMISES - BY LANDLORD

         1.       The Landlord will coordinate the design, supervision, and
                  construction of the improvements (all of which is herein
                  called the "Improvements") to the Premises.
         2.       The Landlord will contribute a maximum of $1.16 per rentable
                  square foot of the Premises toward the Improvements (the
                  estimated total Landlord contribution being ($16,200.00).
         3.       If the Landlord's full contribution is not required to
                  complete the Improvements, the saving will accrue to the
                  Landlord and the Landlord will not be obliged to pay same to
                  the Tenant.
         4.       If the total cost of the Improvements exceeds the Landlord's
                  maximum contribution, the Tenant will be obliged to pay the
                  excess directly to the contractors) in a timely manner.
         5.       The Landlord will carry out the Improvements in accordance to
                  specifications attached as Schedule "E" and in accordance with
                  the lawful requirements of all Government Bodies having
                  jurisdiction.
         6.       The Landlord will not be obliged to commence the Improvements,
                  except for any preliminary layout design which the Landlord
                  has authorized in writing, until the Lease has been fully and
                  unconditionally executed and delivered by all parties.

2.       OPTION TO RENEW

         If the Tenant pays its Rent and observes or performs all its
         obligations under the Lease, duly, regularly and promptly throughout
         the Term, and if the Tenant delivers to the Landlord written notice
         exercising its option to renew at least six months prior to the expiry
         of the Teen, the Tenant will have the option to renew the Lease for a
         further term of five years on the same temps as are contained in the
         Lease, except for. (I) Basic Rent; (ii) this option to renew; and (iii)
         tenant Inducements or allowances, rent abatements, rights of refusal,
         or rights to additional space, or like concessions or rights, except to
         the extent that such concessions or rights are specifically stipulated
         in the Lease to apply during any renewal term. Annual Basic Rent for
         the renewal term will be based upon fair market Basic Rent for
         equivalent, developed space at the time of renewal, except that the
         annual Basic Rent will not be less than the Basic Rent which the Tenant
         was obliged to pay during the last year of the Term. The time for
         determining annual Basic Rent for the renewal term will be the four
         month period immediately preceding the expiry of the Term.

<PAGE>

                                   SCHEDULE B

                                    SITE PLAN

[NOTE: This section, which cannot be reproduced electronically, is a floor plan
                            of the Leased Premises]

<PAGE>

                                   SCHEDULE C

                                   REGULATIONS

1.       Definitions

         Initially capitalized terms In these regulations will have the same
         meanings as in the Lease except if otherwise defined herein.

2.       Access and Exit

         Tenants or occupants in the Building ("Tenants") will not obstruct or
         use the sidewalks, driveways, entries, corridors or staircases except
         for accessing or exiting to or from their premises. The Landlord
         reserves control of parts of the Building used for the common benefit
         of Tenants, as it may deem advisable, but will not unduly Impair
         accessing or exiting to or from premises. Tenants will shut off lights
         when leaving their premises after normal business hours.

3.       Fire Exits

         Tenants will not use the fire exits except in case of emergency, except
         if the Landlord designates same as normal exits.

4.       Fire Evacuation Procedures and Fire Doors

         Tenants will comply with all fire safety and evacuation procedures the
         Landlord imposes from time to time. The Landlord from time to time may
         install doors in the exterior walls of premises necessary to comply
         with the lawful requirements of any Government Body. The Tenants and
         the Landlord may use such doors in case of emergency.

5.       Security

         Tenants will be responsible for securing their premises and, if
         required, for locking Building entrance and exit doors when entering or
         leaving the Building.

6.       Windows

         Windows that reflect or admit light into the premises of Tenants will
         not be covered or obstructed, and no awning will be put up over any
         window without the Landlord's consent. Tenants will permit window
         cleaners to clean windows during or after normal business hours.
         Tenants will not place anything on the Building windows or projections,
         and will not throw anything out of the windows or doors or down the
         passages or skylights of the Building.

7.       Washrooms

         Tenants will not use washrooms, plumbing or other apparatus for any
         purpose except those for which they were constructed, and will not put
         any sweepings, rubbish, rags, ashes, or other substances therein. Each
         of the Tenants will pay the cost of any damage resulting thereto from
         misuse by it. Tenants will not let water run unless in actual use.

8.       Directory Board

         Tenants, at their cost, may have their names shown upon the Building's
         director board, if any, but the Landlord may design the style and
         regulate the content of such identification and allocate the space on
         the directory board for each of the Tenants.

<PAGE>

9.       Use of Premises

         Tenants will not permit any person to use their premises for sleeping
         apartments, for residential or any immoral or unlawful purpose, or to
         store personal effects or articles not required for business purposes.

10.      Cooking

         Tenants will not permit any cooking in their premises without the
         Landlord's consent.

11.      Food Services

         Tenants will not grant any concession, license, or permission to sell
         or to take orders for food, services, or merchandise and will not
         install or permit the installation or use of any machine or equipment
         for dispensing merchandise, food, or beverages, and will not permit the
         preparation, serving, distribution, or delivery of food or beverages in
         their premises or the Building without the Landlord's consent, and then
         only in accordance with arrangements the Landlord may prescribe. Only
         persons approved by the Landlord will be permitted to serve,
         distribute, or deliver food and beverages within the Building or to use
         any public area for that purpose.

12.      Pets

         Tenants will not bring into or keep in their premises or the Building
         any animals, birds, or other pets.

13.      Soliciting

         Canvassing, soliciting, and peddling in the Building are prohibited,
         and Tenants will co-operate with the Landlord to prevent same.

14.      Equipment, Safes, Mechanical Devices and Freight

         Tenants will not bring in or take out, position, construct, install, or
         move any safe, large business machine, or other heavy office equipment
         without the Landlord's consent. In giving such consent, the Landlord
         may prescribe the permitted weight and position of such safes, business
         machines, or equipment, and the use and design of planks, skids, or
         platforms to distribute the weight. Tenants will move heavy equipment
         in and out of their premises only after giving notice to the Landlord
         and only as required by the Landlord. The Landlord may inspect any
         freight. Except for electric typewriters, small adding machines, and
         small personal computers, Tenants, without the Landlord's consent, will
         not keep or install any machines in their premises which are driven by
         electricity or which generate any heat.

15.      Furniture and Effects

         Tenants will not bring into or remove from their premises any
         furniture, effects, or supplies, except at such times, in such manner
         and by such routes as the landlord may approve.

16.      Hand Trucks

         Any hand trucks, carryalls, or similar appliances used in the Building
         will be equipped with rubber tires, side guards, and such other
         safeguards as the Landlord may require.

17.      Electrical Closets and HVAC

         Tenants will not obstruct or interfere with access to ducts and
         electrical closets in their premises. If Tenants have carpeted over the
         ducts, or otherwise obstructed access to same, they will pay the
         Landlord's costs of providing access to the ducts. Tenants will not
         leave anything on any radiator or induction unit.

<PAGE>

18.      Wiring

         Tenants will not mark, paint, drill into, or in any way deface the
         walls, ceilings, partitions, floors, wood, stone or ironwork. Boring,
         cutting, coring, or stringing wires or pipes will not be permitted,
         except with the Landlord's consent, and as it may direct. If any of the
         Tenants desire telegraphic or telephonic connections, the Landlord
         reserves the right to direct electricians as to where and how the wires
         are to be introduced, and the type of wires, and without such
         directions no borings, cutting or coring for wires will occur. No other
         wires or pipes of any kind will be introduced without the Landlord's
         consent.

19.      Music and Sound

         Tenants will not operate any musical or sound-producing instruments or
         devices outside their premises or inside their premises which may be
         heard outside. Tenants will not install any radio or television
         antennae, loud speakers, sound amplifiers, or similar devices on the
         roof or exterior walls of the Building.

20.      Glass, Locks and Trimmings

         Tenants will keep whole all glass, locks, and trimmings in or upon the
         doors or windows affording access to or admitting light into their
         premises. Whenever any part thereof is broken, Tenants will immediately
         cause the same to be replaced or repaired, by some person or persons
         approved by the Landlord, to the Landlord's satisfaction, and the
         Tenants responsible will pay the cost of such replacement.

21.      Locks/Access Cards

         Tenants will not plans or keep on any door leading into or inside their
         premises any lock or bolt except such locks or bolts which permit all
         doors to be on the Landlord's master or sub-master key system. Tenants
         will not change locks or their mechanisms without the Landlord's
         consent. Tenants will give the Landlord a key to all locks.

22.      Caretaking

         Tenants will be responsible for all janitorial and cleaning
         responsibilities for the Premises and shall maintain the Premises in a
         neat and tidy condition.

23.      Interior Climate Control Design Criteria

         The design criteria for the interior climate control system will be
         based on the normal criteria for comparable systems in comparable
         buildings, including normal occupancy per square foot and normal
         distribution of offices per square foot, the electric power consumed,
         the installation of partitions or other separations only in locations
         which do not interfere with the proper operation of the climate control
         system, and the closing of window coverings on exterior windows while
         such windows are exposed to direct sunlight.

24.      Additional Services

         Any services or supervision the Landlord provides under these
         regulations to specific Tenants will be Additional Services. The
         Landlord's costs thereof and any costs specific tenants are obliged to
         pay under these regulations will be included in the Cost of Additional
         Services to those specific Tenants.

25.      Name of Building

         Tenants will use the Building name which the Landlord designates from
         time to time, but not for any purpose except their business address.

<PAGE>

                                   SCHEDULE D

                              (DESCRIPTION OF LAND)

                                  PLAN 8011265
                                     BLOCK 8
                                    LOTS 7-11

<PAGE>

                                   SCHEDULE E

                             LEASEHOLD IMPROVEMENTS

The Landlord will carry out the following leasehold improvements in accordance
with the plan provided by the Tenant with such work to be completed prior to the
commencement date.

1.       Re-paint entire office premises (colors to be chosen by tenant).
2.       Remove existing carpet and rubber cove base In office area and supply
         and install new commercial quality 28 oz pile weight carpet and new
         rubber cove base. Carpet style and color to be chosen by tenant.
3.       Demolish existing wall in manager's office. Remove door and frame and
         fill in with new drywall wall.
4.       Supply and install new glass wall and new door to create new office.
5.       Demolish approximately 8 feet of wall to open up new show room.
         Relocate thermostats and alarm bell. Make good for painting.
6.       Relocate existing kitchen cupboards and sink to new lunch room
         location. Hookup water and drain at new location. Supply new faucet set
         to kitchen sink.
7.       Supply and Install four (4) new sinks an faucet sets in four (4)
         bathroom locations.
8.       Landlord to review HVAC system to ensure the system and controls are
         working properly.

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00016-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00016-of-00352.parquet"}]]