Document:

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                                  EXHIBIT 10.12

                               SUBLEASE AGREEMENT

        THIS SUBLEASE AGREEMENT ("Sublease") is entered into this 31 day of
October, 2000, by and between Enmax Corporation ("Sublessor"), and
EnvironMax.com, Inc. ("Sublessee"), with reference to the following:

        A. Sublessor, as tenant, entered into that certain lease agreement
("Prime Lease") dated December 4, 1997, with Associated Western Universities,
Inc.("Landlord"), as landlord, leasing certain property located at 4190 S.
Highland Drive, Suite 4190, Salt Lake City, Utah ("Premises"), as more
particularly described in the Prime Lease. A copy of the Prime Lease including
all amendments thereto is attached hereto as Exhibit A and made a part hereof.

        B. Sublessor and Sublessee have agreed, that Sublessor shall sublet to
Sublessee, and Sublessee shall sublease from Sublessor, a portion of the
Premises in accordance with the terms of this Sublease.

        FOR GOOD AND VALUABLE CONSIDERATION, the receipt and sufficiency of
which are hereby acknowledged, Sublessor and Sublessee hereby covenant and agree
as follows:

        1. Subleased Premises. Sublessor hereby leases to Sublessee, and
Sublessee leases from Sublessor, approximately 2800 square feet of space,
comprising a portion of the Premises, which is more particularly shown cross
hatched in red on the schematic drawing attached hereto as Exhibit B ("Subleased
Premises").

        2. Term.

                a. Original Term. The term ("Original Term") of this Sublease
shall commence on November 1, 2000 ("Commencement Date"), and shall end on
October 31, 2001, unless sooner terminated pursuant to this Sublease or the
Prime Lease.

        3. Rent. Sublessee shall pay to Sublessor, as monthly rent ("Rent") for
the Subleased Premises, in advance on the first day of each and every month
during the term hereof beginning on November 1, 2000, without deduction or
offset, the amount of $6,629. It is the intent of the parties that Sublessee
shall pay any and all costs and expense related to the Subleased Premises
including common area charges and utilities. If the Commencement Date or the
expiration or termination date of this Sublease occurs on a day other than the
first day of a calendar month, the Rent for such fractional month shall be
prorated on a per diem basis. All Rent shall be paid by Sublessee to Sublessor
in lawful money of the United States of America, in immediately available funds,
without notice or demand, at the address for Sublessor set forth below.
Sublessee shall pay when due during the Term all charges for utilities of any
nature incurred at the Subleased Premises.

        4. Use. Sublessee shall use the Subleased Premises for the carrying out
of its business and for no other purpose without the prior written consent of
Sublessor. Sublessee's

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violation of this clause shall constitute a material breach by Sublessee under
this Sublease, which shall entitle Sublessor to pursue any of the remedies
available to Sublessor under this Sublease.

        5. Late Fee and Interest. All installments of Rent which are not paid by
Sublessee to Sublessor within five (5) days after the same is due ("Delinquency
Date") shall bear interest from and after the due date until paid at a rate
equal to the lesser of eighteen percent (18%) per annum or the highest legal
rate of interest. In addition to the foregoing, Sublessee shall immediately pay
Sublessor as a late fee an amount equal to five percent (5%) of any amounts not
paid to Sublessor on or before such Delinquency Date.

        6. Use; Alterations. The Subleased Premises shall be used solely for
uses permitted by the Prime Lease. Sublessee shall not make any alterations,
additions, or improvements to the Subleased Premises without Sublessor's prior
written consent. In connection with the operation of Sublessee's business in the
Subleased Premises, Sublessee shall be responsible for complying with all
applicable governmental laws, statutes, rules, regulations, orders and
ordinances ("Laws"). In the event any governmental authority requires any
repairs, improvements or alterations to be made to the Subleased Premises or any
portion thereof (collectively, "Governmental Repairs") as a result of the
specific nature of Sublessee's business operations in the Subleased Premises,
Sublessee shall make and pay for such Governmental Repairs. Any such
Governmental Repairs shall be completed in accordance with plans and
specifications approved by Sublessor and Sublessor shall have the option, in its
sole discretion, to complete any such Governmental Repairs and bill Sublessee
for all costs in connection therewith.

        7. Condition of Subleased Premises. Sublessee represents to Sublessor
that Sublessee has been given the opportunity to inspect the Subleased Premises
prior to the execution and delivery of this Sublease and has found the same to
be satisfactory for all purposes hereunder and, Sublessee accepts the Subleased
Premises in, their "As Is", "Where Is" condition, subject to all legal
requirements, and any state of facts which an accurate survey or physical
inspection of the Sublease Premises might show, without warranties, either
express or implied, and "with all faults", including but not limited to both
latent and patent defects. Sublessee hereby waives all warranties, express or
implied, regarding the title, condition and use of the Subleased Premises,
including, but not limited to any warranty of merchantability or fitness for a
particular purpose.

        8. Prime Lease. This Sublease is subject and subordinate to the Prime
Lease. Except as may be inconsistent with the terms hereof, all the terms,
covenants and conditions in the Prime Lease shall be applicable to this Sublease
with the same force and effect as if Sublessor were the landlord under the Prime
Lease and Sublessee were the tenant under the Prime Lease. Sublessee shall have
no right to exercise, and Sublessor shall have no obligation to exercise, any
options available to Sublessor under the Prime Lease or any rights of control or
termination under the Prime Lease. Sublessee shall neither do nor permit
anything to be done which would cause the Prime Lease to be terminated or
forfeited by reason of any right of termination or forfeiture reserved or vested
in Sublessor under the Prime Lease, and Sublessee shall indemnify and hold
Sublessor and Landlord harmless from and against all claims of any kind
whatsoever by reason of any breach or default on the part of Sublessee by reason
of which the Prime Lease may be terminated or forfeited. Sublessee represents
that it has read and is familiar with the terms of the Prime Lease.

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        9. Maintenance. Sublessee covenants and agrees, at its own expense, to
keep and maintain the Subleased Premises in good order and repair and shall not
damage or deface the Subleased Premises. Sublessee shall be obligated to repair
and maintain the Subleased Premises including structural repairs, replacement or
repair of plumbing, electrical systems, site improvements such as sewer and
water, roof, exterior walls and foundation, entry ways, parking areas,
landscaping and walkways, windows, HVAC system, interior walls, lighting,
carpeting and flooring. Said repairs and maintenance shall also include, but is
not limited to, repairs, cleaning and snow and ice removal.

        10. Insurance.

                a. Sublessee waives all claims against Sublessor for damage to
property in, upon or adjoining the Subleased Premises, and for injuries to
persons in or about said Subleased Premises from any cause arising at any time
during Term, if not attributable to the gross negligence or willful misconduct
of Sublessor. Sublessee, at its sole costs and expense, shall maintain
throughout the Term commercial general public liability and property damage
insurance covering risks on the Subleased Premises in an amount of at least
$2,000,000 combined single limit liability, with deductibles of no greater than
$5,000.00. Sublessee shall be responsible for the payment of all deductibles in
connection with any and all claims under such insurance policy or policies.

                b. During the Term, Sublessee shall maintain an all-risk special
form policy of property insurance for the benefit of Sublessor, Sublessor's
mortgagee, if any, and Sublessee, on all improvements upon the Subleased
Premises, in an amount not less than the full replacement value thereof
(excluding excavation, footing and foundation costs), with agreed amount
endorsement and deductibles of no greater than $5,000.00. Such replacement cost
shall be determined from time to time (but not more frequently than once every
three years) at Sublessor's request. Sublessee shall be responsible for the
payment of all deductibles in connection with any and all claims under such
insurance policy or policies.

                c. Sublessee shall procure, on any policy of all-risk property
insurance covering the Subleased Premises and business personal property
contained therein, an appropriate endorsement pursuant to which the insurers
waive subrogation or consent to a waiver of right of recovery, and having
obtained such endorsements of waiver or consent, each party agrees not to: (i)
make any claim against or seek to recover from the other for any loss or damage
to its property, or the property of others, resulting from fire or other hazards
covered by casualty insurance maintained by such party, except for Sublessor's
claim against Sublessee for the payment of deductibles in connection with any
claim under such insurance as provided in this paragraph 11; (ii) assign to any
insurer or to anyone claiming under or through any insurer, any right or cause
of action for damages to said property on or to the Subleased Premises or to the
building of which the Subleased Premises are a part, compensated for by property
insurance or any of the risks enumerated in any other hazard insurance,
specifically including such damage caused by negligence, which it now has or may
subsequently acquire against the other party during the term of this Sublease,
provided, however, that the release, discharge, exoneration, and covenant not to
sue herein contained shall be limited by the terms and provisions of the waiver
of

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subrogation endorsements consenting to a waiver of right of recovery, and shall
be co-extensive therewith.

                d. Said policies of insurance shall: (i) name Sublessor as one
of the insureds thereunder, (ii) be maintained at Sublessee's sole cost and
expense; and (iii) contain a clause or endorsement to the effect that the policy
may not be terminated or materially amended except after 10 days written notice
thereof to Sublessor. Within 10 days of the date of this Sublease, Sublessee
shall deliver copies of said policies or certificates of insurance to Sublessor.

                e. Sublessee agrees to indemnify, defend and hold harmless
Sublessor from and against any and all claims, demands, causes of action, costs,
losses or expenses, including attorneys' fees and other legal expenses, or other
liabilities for damage to property or injury to, harassment of, or death of any
person (including any servant, agent or employee of Sublessee, and any servant,
agent or employee of any third party hired or retained by Sublessee) arising out
of or in consequence of Sublessee's use of the Subleased Premises, the operation
of Sublessee's business on the Subleased Premises (including any contamination
of the Subleased Premises or any other property resulting from the presence or
use of hazardous material caused or permitted by Sublessee), or any other acts
or omissions of the Sublessee or any third party hired or retained by Sublessee
(or any servant, agent or employee of any of them). Sublessee's obligations
hereunder shall survive the expiration or earlier termination of this Sublease.

        11. Default. Each of the following events shall constitute a default by
Sublessee under this Sublease:

                a. Sublessee's failure to pay rent;

                b. Sublessee's failure to pay any other sums to be paid by
Sublessee hereunder (and not constituting rent), within 10 days after the
respective due date thereof;

                c. Sublessee shall commit or allow to continue any other breach
of this Sublease, which shall not have been cured within 20 days after written
notice from Sublessor specifying the breach; provided, however, that if the
breach cannot be cured within 20 days, Sublessee shall not be in default if
within such 20 day period, Sublessee shall have commenced to cure said breach
and shall continue its efforts with due diligence;

                d. Sublessee shall file, or a third party shall file against
Sublessee, a petition in bankruptcy, liquidation, dissolution or reorganization
that remains undismissed for 60 days; or

                e. Sublessee shall make a general assignment for the benefit of
all creditors of Sublessee.

        12. Remedies. Upon the occurrence of a default, Sublessor has the right
to use any of the remedies below:

                a. Terminate this Sublease and thereupon re-enter and take
possession of the Subleased Premises by any means provided by law;

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                b. From time to time, without terminating this Sublease,
re-enter (by any means provided by law) and relet the Subleased Premises for the
account of Sublessee, upon such reasonable terms and conditions as Sublessor may
deem advisable or satisfactory, in which event rents received for such reletting
shall be applied first to the expense of such reletting (including necessary
renovations to return the Subleased Premises to a condition equivalent to that
of their original condition) and thereafter toward payment of all sums due or to
become due Sublessor hereunder. If a sufficient sum shall not be realized or
secured from such reletting to pay such sums and other charges, Sublessee shall
pay Sublessor any deficiency on a monthly basis. Sublessor shall not, in any
event, be required to pay Sublessee any surplus of any sums received by
Sublessor on a reletting of the Subleased Premises in excess of the amounts due
from Sublessee as provided in this Sublease, but all such excess shall become
the property of Sublessor;

                c. Continue this Sublease in full force and effect to the end of
the term, notwithstanding the occurrence of such default, and enforce, by all
proper and legal means, Sublessor's rights herein, including the monthly
collection of rent and other amounts due, including without limitation, late
payment fees and interest on the amounts due under this Sublease; or

                d. Pursue any other remedy available at law or equity. All
remedies provided in this Sublease shall be cumulative and nonexclusive.

        13. Sublessee's Financial Condition. Within ten (10) days after written
request from Sublessor, Sublessee shall deliver to Sublessor such financial
statements as Sublessor reasonably requires to verify the net worth of
Sublessee. Sublessee represents and warrants to Sublessor that each such
financial statement is a true and accurate statement as of the date of such
statement. All financial statements shall be confidential and shall be used only
for the purposes set forth in this Sublease.

        14. Commissions. Sublessor and Sublessee each hereby represents and
warrants to the other that it has not entered into any contracts whatsoever with
any brokers or finders or in any manner obligated itself to pay any real estate
commission or finder's fee on account of this transaction. In connection with
the foregoing, each party hereby agrees to indemnify and hold the other harmless
from any claim arising out of or related to a breach by such party of its
representations and warranties herein contained.

        15. Surrender. Upon the expiration or earlier termination of this
Sublease, Sublessee shall deliver the Subleased Premises to Sublessor in the
same condition as of the date hereof, reasonable wear and tear excepted.
Sublessee shall reimburse Sublessor for and indemnify Sublessor against all
damages which Sublessor incurs from Sublessee's delay in vacating the Subleased
Premises.

        16. Holdover. In the event Sublessee holds over, following the
expiration or termination of this Sublease, Sublessee shall be deemed to be
occupying the Subleased Premises as a month-to-month tenant, and shall pay as
rent a sum equal to (i) one hundred fifty twenty five percent (150%) of the Rent
and (ii) such other charges as are payable hereunder, pro-rated on a

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monthly basis. In no event shall such holding over be deemed to create a tenancy
from year-to-year nor shall either Sublessor or Sublessee have the right to
create such a tenancy.

        17. Effective Date. Sublessor and Sublessee acknowledge that Sublessor's
right to Sublease the Subleased Premises to Sublessee is subject to Sublessor
first obtaining the consent of Landlord, accordingly, this Sublease shall not
become effective and it shall be of no force and effect until such consent is
obtained. In addition, this Sublease is subject to Sublessor's reference
checking on Sublessee.

        18. Assignment; Subletting. Sublessee shall not assign this Sublease nor
sublet the Subleased Premises, in whole or in part, and shall not permit
Sublessee's interest in this Sublease to be vested in any third party by
operation of law or otherwise.

        19. Right of Entry. Sublessor hereby reserves the right for itself, and
its duly authorized agents and representatives, at all reasonable times, to
enter upon the Subleased Premises for the purpose of inspecting the same and
showing the same to any prospective tenant, purchaser or encumbrancer, and for
all other reasonable purposes. Nothing contained herein shall imply or impose
any duty on Sublessor to inspect the Subleased Premises.

        20. Merger. All prior understandings and agreements between Sublessor
and Sublessee are merged within this Sublease, which alone fully and completely
sets forth the understanding of the parties; and this Sublease may not be
changed or terminated orally or in any manner other than by a signed written
agreement.

        21. Waiver. No waiver of any breach hereof by Lessor shall be considered
to be a waiver of any other or subsequent breach.

        22. Successors and Assigns. The covenants and agreements herein
contained shall bind and inure to the benefit of Sublessor and Sublessee, and
their respective executors, administrators, successors and assigns.

        23. Governing Law. This Sublease shall be governed by and interpreted in
accordance with the laws of the State of Utah.

        24. Counterparts. This Sublease may be executed in any number of
counterpart originals, each of which shall be deemed an original instrument for
all purposes, but all of which shall comprise one and the same instrument. This
Sublease may be delivered by facsimile.

        IN WITNESS WHEREOF, the parties hereto have executed this Sublease to be
effective as of the date first above written.

SUBLESSOR:                             SUBLESSEE:

Enmax Corporation                      EnvironMax.com, Inc
a Utah corporation                     a Utah corporation

By: /s/ CHARLES MEREDITH               By: /s/ FRED NICHOLS
    ------------------------------         -------------------------------------
Print Name: Charles Meredith           Print Name: Fred Nichols
            ----------------------                 -----------------------------
Title: Executive V.P.                  Title: President
       ---------------------------            ----------------------------------

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                               SUBLEASE AGREEMENT

        This Sublease Agreement ("Sublease") is made between Associated Western
Universities, Inc., a Utah Corporation, (hereinafter referred to as
"Sublessor"), and ENMAX a Utah Corporation (hereinafter referred to as
"Sublessee"). Sublessor is the tenant under the lease originally dated December
4, 1997, and its subsequent amendments, with Columbia Development Corporation as
Landlord.

        Sublessee hereby offers to sublease from Sublessor the premises situated
in Salt Lake City, County of Salt Lake, State of Utah described as follows:
Suite 210, located at 4190 South Highland Drive, Salt Lake City, UT 84124.
(Approximately 2,735 rentable square feet on the western half of the 2nd floor
south wing. Beginning January 15, 1999, Sublessee will lease approximately 5,856
square feet, the entire south wing) upon the following Conditions and Terms:

1.      Terms and Rent. Sublessor subleases the above premises for a term of two
        year(s), beginning November 15, 1998 and ending on November 14, 2000 for
        a rental amount of one hundred forty five thousand eight hundred fifteen
        dollars and ninety two cents ($145,815.92). All rental payments shall be
        made to Sublessor, at the address below. Beginning January 15, 1999 and
        ending November 14, 2000 rent is payable in equal installments of
        $6,369.00/month. Monthly rent may be increased annually by any prorated
        share of operating expenses documented and passed on to Sublessor by the
        Landlord or incurred by Sublessor.

2.      Use. Sublessee shall use and occupy the premises for: general office use
        in keeping with the quality and nature of this first class office
        building. The sublease includes the Sublessee's use of office furniture
        as outlined in Attachment B during the term of this lease. This
        furniture is available for the sublessee's use at no additional costs
        until such time as sublessor has need of or decides to sell the
        furniture. After November 15, 1999 (one year of lease term), use of the
        furniture by sublessee will require additional rent at mutually agreed
        on monthly rate.

3.      Alternations. Sublessee shall not, without first securing written
        consent of Sublessor, make any alterations, additions, or improvements,
        in, to or about the premises.

4.      Care and Maintenance of Premises. Sublessee acknowledges that the
        premises are in good order and repair, unless otherwise indicated
        herein. Sublessee shall, at its own expense and at all time, maintain
        the premises in good and safe condition, including, at the termination
        hereof, in as good condition as received, normal wear and tear excepted.

5.      Ordinances and Statutes. Sublessee shall comply with all statutes,
        ordinances and requirements of all municipal, state and federal
        authorities now in force, or which may hereafter be in force, pertaining
        to the premises, occasioned by or affecting the use thereof by
        Sublessee.

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6.      Assignment and Subletting. Sublessee shall not assign this Sublease or
        sublet any portion of the premises without prior written consent of the
        Sublessor and the Landlord. Any such subletting or assignment without
        consent shall be void and, at the option of the Sublessor, may terminate
        this Sublease.

7.      Utilities. All applications and connections for necessary utility
        services on the subleased premises shall be made in the name of
        Sublessee only, and Sublessee shall be solely liable for utility charges
        as they become due, including those for telephone services and services
        not provided by the Landlord. The following utilities and services will
        be provided by the Landlord, and included within the Sublease cost as
        Operating Expenses:

        -       Electricity, water, and sewer services.

        -       Heating and air conditioning which is the Landlord's judgment
                are reasonably required for the comfortable use and occupancy of
                the premises.

        -       Snow and trash removal services.

        -       Landscaping and grounds-keeping service.

        -       Elevator service.

        -       Janitorial service for five (5) days per week, holidays
                excluded.

8.      Entry and Inspection. Sublessee shall permit Sublessor, or Sublessor's
        agents, the Landlord or Landlord's agents to enter upon the premises at
        reasonable times and upon reasonable notice for the purpose of
        inspecting the same and will permit Sublessor at any time within ninety
        (90) days prior to the expiration of this Sublease, to place upon the
        premises any usual "To Let" or "For Sublease" signs, and permit persons
        desiring to Sublease the same to inspect the premises thereafter.

9.      Indemnification of Sublessor. Sublessor shall not be liable for any
        damage or injury to Sublessee, or any other person, or to any property,
        occurring on the Subleased premises or any part thereof, and Sublessee
        agrees to hold Sublessor harmless from any claims for damages, no matter
        how caused.

10.     Insurance. Sublessee shall, at all times during the term of this
        Sublease, and at its own cost and expense, procure and continue in force
        the insurance which insures Sublessee and Sublessor with minimum
        coverage as follows:

        (a): Bodily Injury and Property Damage Liability Insurance with a
        combined single limit for bodily injury and property damage of not less
        than $1,000,000.00.

        (b): Fire and Extended Coverage Insurance, including vandalism and
        malicious mischief coverage, in an amount equal to the full replacement
        value of all fixtures, furniture and improvements installed by or at the
        expense of Sublessee.

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        Lessee shall provide Sublessor with a Certificate of Insurance showing
        Sublessor as additional insured. The Certificate shall provide for a
        ten-day written notice to Sublessor in the event of cancellation or
        material change of coverage.

11.     Eminent Domain. If the premises or any part thereof or any estate
        therein, or any other part of the building materially affecting
        Sublessee's use of the premises, shall be taken by eminent domain, this
        Sublease shall terminate on the date when title vests pursuant to such
        taking. The rent, and any additional rent, shall be apportioned as of
        the termination date, and any rent paid for any period beyond the date
        shall be repaid to Sublessee. Sublessee shall not be entitled to any
        part of the award for such taking or any payment in lieu thereof, but
        Sublessee may file a claim for any taking of fixtures and improvements
        owned by Sublessee, and for moving expenses.

12.     Security Deposit. Sublessee shall deposit with Sublessor on the signing
        of this Sublease the total sum of six thousand three hundred sixty nine
        dollars, $6,369.00) as security deposit for the performance of
        Sublessee's obligation under this Sublease, including without limitation
        the surrender of possession of the premises to Sublessor as herein
        provided. If Sublessor applies any part of the deposit to cure any
        default of Sublessee, Sublessee shall on demand deposit with Sublessor
        the amount so applied so that Sublessor shall have the full deposit on
        hand at all times during the term of this Sublease. Provided Sublessee
        is not in default in the payment of rent or any other charges due to
        Sublessor, and further provided the demised premises are left in good
        condition, reasonable wear and tear excepted, as described in, said
        deposit (which shall not bear interest to Sublessee) shall be returned
        to Sublessee within thirty (30) days after the termination of this
        Sublease. If Sublessee is in default or if the premises are not left in
        good condition, then the security deposit shall be applied to the extent
        available on account of sums due to Sublessor or to the cost of
        repairing damages to the demised premises.

13.     Sublessor's Remedies on Default. If Sublessee defaults in the payment of
        rent, or any additional rent, or defaults in the performance of any of
        the other covenants or conditions hereof, Sublessor may give Sublessee
        notice of such default and if Sublessee does not cure any such default
        within 10 calendar days, after the giving of such notice (or if such
        other default is of such nature that it cannot be completely cured
        within such period) then Sublessor may terminate this Sublease on not
        less than 20 calendar days notice to Sublessee. On the date specified in
        such notice the term of this Sublease shall terminate and Sublessee
        shall then quit and surrender the premises to Sublessor, but Sublessee
        shall remain liable as hereinafter provided. If this Sublease shall have
        been so terminated by Sublessor, Sublessor may at any time thereafter
        resume possession of the premises by any lawful means and remove
        Sublessee or there occupants and their effects.

14.     Waiver. No failure of Sublessor to enforce any term hereof shall be
        deemed to be a waiver.

15.     Attorney's Fees. In case suit should be brought for recovery of the
        premises, or for any sum due hereunder, or because of any act which may
        arise out of the possession of the

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        premises, by either party, the prevailing party shall be entitled to all
        costs incurred in connection with such action, including a reasonable
        attorney's fee.

16.     Notices. Any notice which either party may or is required to give, shall
        be given by mailing the same, postage prepaid, to Sublessee at the
        premises, or Sublessor at the address shown below, or at such other
        places as may be designated by the parties from time to time.

17.     Option to Renew. The Sublessor will notify the Sublessee at least one
        hundred twenty (120) calendar days prior to the expiration of this
        Sublease whether any or all of the space will continue to be available
        for sublease and for what time period. The Sublessee will provide
        written notice to the Sublessor at least ninety (90) calendar days prior
        to the expiration of this Sublease of its intent to vacate or negotiate
        renewal of this Sublease.

18.     Subordination. This Sublease is and shall be subordinated to all
        existing and future liens and encumbrances against the property.

19.     Entire Agreement. The foregoing constitutes agreement between the
        parties and may be modified only by written agreement by both parties.
        The Exhibits listed below, if any, have been made a part of this
        Sublease before the parties' execution hereof:

        Signed this ____ day of February, ____.

Sublessee:                             Sublessor:

By: /s/ GENOWEFA CRAIG                 By: /s/ DONALD C. BROWN
    ------------------------------         -------------------------------------
    Genowefa Craig                         Donald C. Brown
    Director of Administration             Vice President for Operations
    ENMAX Corporation                      Associated Western Universities, Inc.
    201 South Main Street, Suite 900       4190 South Highland Drive, Suite 211
    Salt Lake City, UT 84111               Salt Lake City, UT 84124

Exhibit A:  Floor plan of Suite 210.
Exhibit B:  Listing of furniture included in this sublease.

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                           SUBLEASING WAIVER AGREEMENT

        This agreement between Enmax Corporation, a Utah Corporation
("Sublessee") and Associated Western Universities, Inc., a Utah Corporation
("Sublessor") and Columbia Development Corporation ("Landlord") is an addendum
to the sublease entered into between Sublessee and Sublessor on the 24th day of
October 2000 for the subleasing of the premises at 4190 South Highland Drive
Suite 210, Salt Lake City, Utah, 84124. The Sublessor and Landlord hereby grant
Sublessee the right to sublease all or a portion of the premises referred to in
the Sublease to EnvironMax.com, its wholly owned subsidiary for the remainder of
the term of the lease. This addendum to the sublease does not provide any rights
other than the ability to sublease to EnvironMax.com, all or a portion of the
leased facilities. No other subleases will be allowed under the terms of the
lease unless written authorization is obtained from Sublessor and Landlord.
Also, this waiver provides for no other changes to the Sublease Agreement.

        Signed the ____ day of November 2000.

<TABLE>
<CAPTION>
     Sublessee:                        Sublessor:                             Landlord:
<S>                               <C>                                    <C>
By: /s/ GENOWEFA CRAIG            By: /s/ DONALD C. BROWN                By: /s/ RICK KLEIN
    ----------------------------      ----------------------------           ----------------------
Genowefa Craig                    Donald C. Brown                        Columbia Development Corp.
Director of Administration        Vice President for Operations
ENMAX Corporation                 Associated Western Universities, Inc.
201 South Main Street, Suite 900  4190 S.  Highland  Drive,  Suite 211
Salt Lake City, Utah 84111        Salt Lake City, Utah 84111
</TABLE>

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                                  EXHIBIT 10.13

                               SUBLEASE AGREEMENT

        THIS SUBLEASE AGREEMENT ("Sublease") is entered into this 31st day of
October, 2000, by and between Enmax Corporation ("Sublessor"), and
EnvironMax.com, Inc. ("Sublessee"), with reference to the following:

        A. Sublessor, as tenant, entered into that certain lease agreement
("Prime Lease") dated October, 1998, with PEKA Properties ("Landlord"), as
landlord, leasing certain property located at 360 King Street, Layton, Utah
("Premises"), as more particularly described in the Prime Lease. A copy of the
Prime Lease including all amendments thereto is attached hereto as Exhibit A and
made a part hereof.

        B. Sublessor and Sublessee have agreed, that Sublessor shall sublet to
Sublessee, and Sublessee shall sublease from Sublessor, a portion of the
Premises in accordance with the terms of this Sublease.

        FOR GOOD AND VALUABLE CONSIDERATION, the receipt and sufficiency of
which are hereby acknowledged, Sublessor and Sublessee hereby covenant and agree
as follows:

        1. Subleased Premises. Sublessor hereby leases to Sublessee, and
Sublessee leases from Sublessor, approximately 5124 square feet of space,
comprising a portion of the Premises, which is more particularly shown cross
hatched in red on the schematic drawing attached hereto as Exhibit B ("Subleased
Premises").

        2. Term.

                a. Original Term. The term ("Original Term") of this Sublease
shall commence on November 1, 2000 ("Commencement Date"), and shall end on
October 31, 2001, unless sooner terminated pursuant to this Sublease or the
Prime Lease.

        3. Rent. Sublessee shall pay to Sublessor, as monthly rent ("Rent") for
the Subleased Premises, in advance on the first day of each and every month
during the term hereof beginning on November 1, 2000, without deduction or
offset, the amount of $4,107. It is the intent of the parties that Sublessee
shall pay any and all costs and expense related to the Subleased Premises
including common area charges and utilities. If the Commencement Date or the
expiration or termination date of this Sublease occurs on a day other than the
first day of a calendar month, the Rent for such fractional month shall be
prorated on a per diem basis. All Rent shall be paid by Sublessee to Sublessor
in lawful money of the United States of America, in immediately available funds,
without notice or demand, at the address for Sublessor set forth below.
Sublessee shall pay when due during the Term all charges for utilities of any
nature incurred at the Subleased Premises.

        4. Use. Sublessee shall use the Subleased Premises for the carrying out
of its business and for no other purpose without the prior written consent of
Sublessor. Sublessee's

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violation of this clause shall constitute a material breach by Sublessee under
this Sublease, which shall entitle Sublessor to pursue any of the remedies
available to Sublessor under this Sublease.

        5. Late Fee and Interest. All installments of Rent which are not paid by
Sublessee to Sublessor within five (5) days after the same is due ("Delinquency
Date") shall bear interest from and after the due date until paid at a rate
equal to the lesser of eighteen percent (18%) per annum or the highest legal
rate of interest. In addition to the foregoing, Sublessee shall immediately pay
Sublessor as a late fee an amount equal to five percent (5%) of any amounts not
paid to Sublessor on or before such Delinquency Date.

        6. Use; Alterations. The Subleased Premises shall be used solely for
uses permitted by the Prime Lease. Sublessee shall not make any alterations,
additions, or improvements to the Subleased Premises without Sublessor's prior
written consent. In connection with the operation of Sublessee's business in the
Subleased Premises, Sublessee shall be responsible for complying with all
applicable governmental laws, statutes, rules, regulations, orders and
ordinances ("Laws"). In the event any governmental authority requires any
repairs, improvements or alterations to be made to the Subleased Premises or any
portion thereof (collectively, "Governmental Repairs") as a result of the
specific nature of Sublessee's business operations in the Subleased Premises,
Sublessee shall make and pay for such Governmental Repairs. Any such
Governmental Repairs shall be completed in accordance with plans and
specifications approved by Sublessor and Sublessor shall have the option, in its
sole discretion, to complete any such Governmental Repairs and bill Sublessee
for all costs in connection therewith.

        7. Condition of Subleased Premises. Sublessee represents to Sublessor
that Sublessee has been given the opportunity to inspect the Subleased Premises
prior to the execution and delivery of this Sublease and has found the same to
be satisfactory for all purposes hereunder and, Sublessee accepts the Subleased
Premises in, their "As Is", "Where Is" condition, subject to all legal
requirements, and any state of facts which an accurate survey or physical
inspection of the Sublease Premises might show, without warranties, either
express or implied, and "with all faults", including but not limited to both
latent and patent defects. Sublessee hereby waives all warranties, express or
implied, regarding the title, condition and use of the Subleased Premises,
including, but not limited to any warranty of merchantability or fitness for a
particular purpose.

        8. Prime Lease. This Sublease is subject and subordinate to the Prime
Lease. Except as may be inconsistent with the terms hereof, all the terms,
covenants and conditions in the Prime Lease shall be applicable to this Sublease
with the same force and effect as if Sublessor were the landlord under the Prime
Lease and Sublessee were the tenant under the Prime Lease. Sublessee shall have
no right to exercise, and Sublessor shall have no obligation to exercise, any
options available to Sublessor under the Prime Lease or any rights of control or
termination under the Prime Lease. Sublessee shall neither do nor permit
anything to be done which would cause the Prime Lease to be terminated or
forfeited by reason of any right of termination or forfeiture reserved or vested
in Sublessor under the Prime Lease, and Sublessee shall indemnify and hold
Sublessor and Landlord harmless from and against all claims of any kind
whatsoever by reason of any breach or default on the part of Sublessee by reason
of which the Prime Lease may be terminated or forfeited. Sublessee represents
that it has read and is familiar with the terms of the Prime Lease.

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        9. Maintenance. Sublessee covenants and agrees, at its own expense, to
keep and maintain the Subleased Premises in good order and repair and shall not
damage or deface the Subleased Premises. Sublessee shall be obligated to repair
and maintain the Subleased Premises including structural repairs, replacement or
repair of plumbing, electrical systems, site improvements such as sewer and
water, roof, exterior walls and foundation, entry ways, parking areas,
landscaping and walkways, windows, HVAC system, interior walls, lighting,
carpeting and flooring. Said repairs and maintenance shall also include, but is
not limited to, repairs, cleaning and snow and ice removal.

        10. Insurance.

                a. Sublessee waives all claims against Sublessor for damage to
property in, upon or adjoining the Subleased Premises, and for injuries to
persons in or about said Subleased Premises from any cause arising at any time
during Term, if not attributable to the gross negligence or willful misconduct
of Sublessor. Sublessee, at its sole costs and expense, shall maintain
throughout the Term commercial general public liability and property damage
insurance covering risks on the Subleased Premises in an amount of at least
$2,000,000 combined single limit liability, with deductibles of no greater than
$5,000.00. Sublessee shall be responsible for the payment of all deductibles in
connection with any and all claims under such insurance policy or policies.

                b. During the Term, Sublessee shall maintain an all-risk special
form policy of property insurance for the benefit of Sublessor, Sublessor's
mortgagee, if any, and Sublessee, on all improvements upon the Subleased
Premises, in an amount not less than the full replacement value thereof
(excluding excavation, footing and foundation costs), with agreed amount
endorsement and deductibles of no greater than $5,000.00. Such replacement cost
shall be determined from time to time (but not more frequently than once every
three years) at Sublessor's request. Sublessee shall be responsible for the
payment of all deductibles in connection with any and all claims under such
insurance policy or policies.

                c. Sublessee shall procure, on any policy of all-risk property
insurance covering the Subleased Premises and business personal property
contained therein, an appropriate endorsement pursuant to which the insurers
waive subrogation or consent to a waiver of right of recovery, and having
obtained such endorsements of waiver or consent, each party agrees not to: (i)
make any claim against or seek to recover from the other for any loss or damage
to its property, or the property of others, resulting from fire or other hazards
covered by casualty insurance maintained by such party, except for Sublessor's
claim against Sublessee for the payment of deductibles in connection with any
claim under such insurance as provided in this paragraph 11; (ii) assign to any
insurer or to anyone claiming under or through any insurer, any right or cause
of action for damages to said property on or to the Subleased Premises or to the
building of which the Subleased Premises are a part, compensated for by property
insurance or any of the risks enumerated in any other hazard insurance,
specifically including such damage caused by negligence, which it now has or may
subsequently acquire against the other party during the term of this Sublease,
provided, however, that the release, discharge, exoneration, and covenant not to
sue herein contained shall be limited by the terms and provisions of the waiver
of

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subrogation endorsements consenting to a waiver of right of recovery, and shall
be co-extensive therewith.

                d. Said policies of insurance shall: (i) name Sublessor as one
of the insureds thereunder, (ii) be maintained at Sublessee's sole cost and
expense; and (iii) contain a clause or endorsement to the effect that the policy
may not be terminated or materially amended except after 10 days written notice
thereof to Sublessor. Within 10 days of the date of this Sublease, Sublessee
shall deliver copies of said policies or certificates of insurance to Sublessor.

                e. Sublessee agrees to indemnify, defend and hold harmless
Sublessor from and against any and all claims, demands, causes of action, costs,
losses or expenses, including attorneys' fees and other legal expenses, or other
liabilities for damage to property or injury to, harassment of, or death of any
person (including any servant, agent or employee of Sublessee, and any servant,
agent or employee of any third party hired or retained by Sublessee) arising out
of or in consequence of Sublessee's use of the Subleased Premises, the operation
of Sublessee's business on the Subleased Premises (including any contamination
of the Subleased Premises or any other property resulting from the presence or
use of hazardous material caused or permitted by Sublessee), or any other acts
or omissions of the Sublessee or any third party hired or retained by Sublessee
(or any servant, agent or employee of any of them). Sublessee's obligations
hereunder shall survive the expiration or earlier termination of this Sublease.

        11. Default. Each of the following events shall constitute a default by
Sublessee under this Sublease:

                a. Sublessee's failure to pay rent;

                b. Sublessee's failure to pay any other sums to be paid by
Sublessee hereunder (and not constituting rent), within 10 days after the
respective due date thereof;

                c. Sublessee shall commit or allow to continue any other breach
of this Sublease, which shall not have been cured within 20 days after written
notice from Sublessor specifying the breach; provided, however, that if the
breach cannot be cured within 20 days, Sublessee shall not be in default if
within such 20 day period, Sublessee shall have commenced to cure said breach
and shall continue its efforts with due diligence;

                d. Sublessee shall file, or a third party shall file against
Sublessee, a petition in bankruptcy, liquidation, dissolution or reorganization
that remains undismissed for 60 days; or

                e. Sublessee shall make a general assignment for the benefit of
all creditors of Sublessee.

        12. Remedies. Upon the occurrence of a default, Sublessor has the right
to use any of the remedies below:

                a. Terminate this Sublease and thereupon re-enter and take
possession of the Subleased Premises by any means provided by law;

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                b. From time to time, without terminating this Sublease,
re-enter (by any means provided by law) and relet the Subleased Premises for the
account of Sublessee, upon such reasonable terms and conditions as Sublessor may
deem advisable or satisfactory, in which event rents received for such reletting
shall be applied first to the expense of such reletting (including necessary
renovations to return the Subleased Premises to a condition equivalent to that
of their original condition) and thereafter toward payment of all sums due or to
become due Sublessor hereunder. If a sufficient sum shall not be realized or
secured from such reletting to pay such sums and other charges, Sublessee shall
pay Sublessor any deficiency on a monthly basis. Sublessor shall not, in any
event, be required to pay Sublessee any surplus of any sums received by
Sublessor on a reletting of the Subleased Premises in excess of the amounts due
from Sublessee as provided in this Sublease, but all such excess shall become
the property of Sublessor;

                c. Continue this Sublease in full force and effect to the end of
the term, notwithstanding the occurrence of such default, and enforce, by all
proper and legal means, Sublessor's rights herein, including the monthly
collection of rent and other amounts due, including without limitation, late
payment fees and interest on the amounts due under this Sublease; or

                d. Pursue any other remedy available at law or equity. All
remedies provided in this Sublease shall be cumulative and nonexclusive.

        13. Sublessee's Financial Condition. Within ten (10) days after written
request from Sublessor, Sublessee shall deliver to Sublessor such financial
statements as Sublessor reasonably requires to verify the net worth of
Sublessee. Sublessee represents and warrants to Sublessor that each such
financial statement is a true and accurate statement as of the date of such
statement. All financial statements shall be confidential and shall be used only
for the purposes set forth in this Sublease.

        14. Commissions. Sublessor and Sublessee each hereby represents and
warrants to the other that it has not entered into any contracts whatsoever with
any brokers or finders or in any manner obligated itself to pay any real estate
commission or finder's fee on account of this transaction. In connection with
the foregoing, each party hereby agrees to indemnify and hold the other harmless
from any claim arising out of or related to a breach by such party of its
representations and warranties herein contained.

        15. Surrender. Upon the expiration or earlier termination of this
Sublease, Sublessee shall deliver the Subleased Premises to Sublessor in the
same condition as of the date hereof, reasonable wear and tear excepted.
Sublessee shall reimburse Sublessor for and indemnify Sublessor against all
damages which Sublessor incurs from Sublessee's delay in vacating the Subleased
Premises.

        16. Holdover. In the event Sublessee holds over, following the
expiration or termination of this Sublease, Sublessee shall be deemed to be
occupying the Subleased Premises as a month-to-month tenant, and shall pay as
rent a sum equal to (i) one hundred fifty twenty five percent (150%) of the Rent
and (ii) such other charges as are payable hereunder, pro-rated on a

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monthly basis. In no event shall such holding over be deemed to create a tenancy
from year-to-year nor shall either Sublessor or Sublessee have the right to
create such a tenancy.

        17. Effective Date. Sublessor and Sublessee acknowledge that Sublessor's
right to Sublease the Subleased Premises to Sublessee is subject to Sublessor
first obtaining the consent of Landlord, accordingly, this Sublease shall not
become effective and it shall be of no force and effect until such consent is
obtained. In addition, this Sublease is subject to Sublessor's reference
checking on Sublessee.

        18. Assignment; Subletting. Sublessee shall not assign this Sublease nor
sublet the Subleased Premises, in whole or in part, and shall not permit
Sublessee's interest in this Sublease to be vested in any third party by
operation of law or otherwise.

        19. Right of Entry. Sublessor hereby reserves the right for itself, and
its duly authorized agents and representatives, at all reasonable times, to
enter upon the Subleased Premises for the purpose of inspecting the same and
showing the same to any prospective tenant, purchaser or encumbrancer, and for
all other reasonable purposes. Nothing contained herein shall imply or impose
any duty on Sublessor to inspect the Subleased Premises.

        20. Merger. All prior understandings and agreements between Sublessor
and Sublessee are merged within this Sublease, which alone fully and completely
sets forth the understanding of the parties; and this Sublease may not be
changed or terminated orally or in any manner other than by a signed written
agreement.

        21. Waiver. No waiver of any breach hereof by Lessor shall be considered
to be a waiver of any other or subsequent breach.

        22. Successors and Assigns. The covenants and agreements herein
contained shall bind and inure to the benefit of Sublessor and Sublessee, and
their respective executors, administrators, successors and assigns.

        23. Governing Law. This Sublease shall be governed by and interpreted in
accordance with the laws of the State of Utah.

        24. Counterparts. This Sublease may be executed in any number of
counterpart originals, each of which shall be deemed an original instrument for
all purposes, but all of which shall comprise one and the same instrument. This
Sublease may be delivered by facsimile.

        IN WITNESS WHEREOF, the parties hereto have executed this Sublease to be
effective as of the date first above written.

SUBLESSOR:                             SUBLESSEE:

Enmax Corporation                      EnvironMax.com, Inc
a Utah corporation                     a Utah corporation

By: /s/ Charles M. Meredith            By: /s/ Fred Nichols
    ------------------------------         -------------------------------------
Print Name: Charles M. Meredith        Print Name: Fred Nichols
Title: Executive Vice President        Title: President/GNC

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