Document:

Exhibit 10.37

                               SURRENDER OF LEASE
                               ------------------

THIS SURRENDER made as of June 18, 2002

BETWEEN:

                INFOWAVE SOFTWARE, INC.
                200 - 4664 Lougheed Highway
                Burnaby, B.C.  V5C 5T5
                                                (the "Tenant")

AND:

                TONKO REALTY ADVISORS (B.C.) LTD.  as Agent of the Owners
                (formerly known as Tonko-Novam Management Ltd. and Tonko
                 Development (B.C.) Ltd.)
                800 - 688 West Hastings Street
                Vancouver, B.C. V6B 1P1
                                                (the "Landlord")

WHEREAS:

A.   Pursuant to that  certain  Indenture  of Lease  dated  August 12, 1999 (the
     "Lease")  the  Landlord  did demise and lease unto the Tenant the  premises
     known as Suite 184 and comprising 1,755 square feet in the building located
     at 4664 Lougheed Highway in Burnaby, B.C. (the "Leased Premises"), shown as
     outlined in black on the sketch plan  attached as Schedule "A" to the Lease
     and being part of those lands and premises situate,  lying and being in the
     City of Burnaby in the Province of British  Columbia and more  particularly
     known and described as:

            Lot 81 "A" except firstly: the west 150 feet, secondly:
                                part now road on
    statutory right of way Plan 4957 District Lot 124, Group 1 NWD Plan 3348
                                                                  (the "Lands");

B.   The Leased  Premises  demised by the Lease are vested in the Tenant for the
     unexpired  residue of the Term subject to a sublease of the Leased Premises
     to  Strydent  Software  Inc.  under a sublease  dated  August 31, 2000 (the
     "Sublease");

C.   At the request of the Tenant, the Landlord has agreed to accept a surrender
     of the Lease subject to the Sublease, such surrender to be made as at 12:01
     a.m.  on July 1, 2002  (the  "Effective  Time")  and on the terms as herein
     contained;

NOW THEREFORE THIS SURRENDER WITNESSES that in consideration of the premises and
the sum of $10.00 and other good and  valuable  consideration  (the  receipt and
sufficiency  whereof the parties hereby  acknowledge),  the parties covenant and
agree as follows:

1.   The Tenant as the person  presently  entitled to occupy the Leased Premises
     hereby  assigns and  surrenders to the Landlord  effective at the Effective
     Time,  the  Leased  Premises  and the Lease  subject to the  Sublease.  The
     Tenant, for itself,  its successors and assigns,  hereby covenants with the
     Landlord that the Tenant will deliver up possession of the Leased  Premises
     to the  Landlord  at the  Effective  Time  subject  to  the  rights  of the
     subtenant  under the  Sublease,  and that the Tenant has good  right,  full
     power and authority to surrender the Leased  Premises and the Lease subject
     to the rights of the subtenant pursuant to the Sublease.

2.   The Tenant represents and warrants to the Landlord,  as representations and
     warranties  that are true on the date of  execution of this  Agreement  and
     shall survive the completion of this surrender, that:

     (a)  the Sublease is in full force and effect, unamended;

     (b)  there is no default on the part of the  sublandlord  or the  subtenant
          under the Sublease;

     (c)  all the  subsisting  rights  and  all  subsisting  obligations  of the
          subtenant  and  the  sublandlord,  respectively,  under  the  Sublease
          including  without  limitation  those  related to tenant  inducements,
          rental  abatements  or  concessions,  are as contained in the Sublease
          presented  to

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<PAGE>

          the Landlord by the Tenant and there are no other  agreements  between
          the  subtenant  and the  sublandlord  under the Sublease now in effect
          pertaining to such rights and obligations;

     (d)  the Sublease has been validly authorized, executed and delivered;

     (e)  the Sublease has not been cancelled,  surrendered,  modified, assigned
          or  renewed  and is in full force and  effect  and the  subtenant  has
          accepted  possession,  and is in occupation of the leased  premises as
          defined  in the  Sublease  and is  paying  rent  upon the terms of the
          Sublease;

     (f)  rent has been paid under the Sublease to date and has not been prepaid
          except as provided in the Sublease and the fixed basic rent at present
          payable pursuant to the Sublease is $1,608.75 per month;

     (g)  the Tenant will not amend,  modify or surrender the Sublease or accept
          any prepayment of rent other than the current month's rent without the
          prior written consent of the Landlord;

     (h)  there  is no  existing  default  by  either  the  sublandlord  or  the
          subtenant under the Sublease;

     (i)  there are no set-offs,  defences or  counterclaims by the subtenant in
          respect of the payment of rent or the  enforcement of the  obligations
          to be  performed  by  the  sublandlord  under  the  Sublease  nor  any
          agreement  between  the  subtenant  and  the  sublandlord  abating  or
          deferring  any past,  present or future  rent except as set out in the
          Sublease;

     (j)  no  litigation  or  governmental  or  municipal  proceeding  has  been
          commenced or is pending or  threatened  by or against the  sublandlord
          with  respect  to the  subleased  premises  and  the  subtenant  is in
          compliance  with all applicable  laws with respect to its occupancy of
          the subleased premises;

     (k)  all improvements to be provided by the sublandlord  under the Sublease
          or  under  any  antecedent  agreement  relating  thereto,   have  been
          completed to the  satisfaction  of the subtenant and all allowances on
          account of such subtenant's  improvements or any tenant inducements in
          kind or money,  including rental abatements or concessions,  have been
          paid in full by the sublandlord; and

     (l)  the deposit including all interest thereon that accrues to the benefit
          of the  subtenant,  now held by the  sublandlord,  is $ - and the same
          shall be paid by the  Tenant  to the  Landlord  concurrently  with the
          execution of this Surrender.

3.   The  Landlord  hereby  accepts  the  surrender  by the Tenant of the Leased
     Premises as aforesaid  and hereby  releases the Tenant from any  liability,
     claim and demand in respect of all or any of the covenants  contained in or
     otherwise  arising under the Lease from the Effective  Time,  provided that
     the Tenant has delivered  possession of the Leased Premises to the Landlord
     on or  before  the  Effective  Time in  accordance  with the  terms of this
     Surrender,  and subject to the survival of the representations,  warranties
     and covenants of the Subtenant herein contained, which are not released and
     which shall remain in full force and effect.

4.   The Tenant hereby  releases the Landlord from any and all liability,  claim
     and  demand  in  respect  of all or any of the  covenants  contained  in or
     otherwise arising under the Lease, excluding any liability, claim or demand
     in respect of the obligations as sub-landlord  with respect to the Sublease
     arising from and including the Effective Time.

5.   This  Agreement  shall  enure to the  benefit  of and be  binding  upon the
     parties hereto and their respective successors and assigns.

6.   The parties  agree to do and execute,  or cause to made,  done or executed,
     all such further and other lawful acts, deeds, things, devices, conveyances
     and  assurances  in law or equity  whatsoever  from time to time and at all
     times upon  every  reasonable  request  of the other to give  effect to the
     intent of this Agreement.

7.   Time is expressly  declared to be of the essence of this  Agreement  and of
     each and every term, covenant, agreement, condition and provision hereof or
     arising hereunder and observance and performance thereof.

8.   All notices,  demands and other  writings  (hereinafter  called a "Notice")
     contemplated to be given,  made or sent, by either party to the other shall
     be in writing addressed to the other at its address  hereinbefore given, or
     if any party has  notified the other in writing of a change of its address,
     at the last address of which notice has been given pursuant to this clause.
     Any  Notice  shall be deemed to have  been  received  on the date of actual
     delivery if delivered, or the date of receipt at such address if mailed, or
     the date of confirmation of transmission if sent by facsimile transmission.
     No other  method  of  delivery  or giving  of  written  notice or demand is
     precluded by this clause.

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<PAGE>

9.   The waiving by a party hereto of a breach of an obligation hereunder of the
     other party will not be considered to be a waiver of a subsequent breach of
     that obligation or another obligation. No obligation in this Agreement will
     be  considered  to have been  waived  by a party  unless  the  waiver is in
     writing signed by the party waiving the same.

10.  Words and phrases  capitalized  in this  Agreement and defined in the Lease
     shall have the meanings ascribed thereto in the Lease.

IN WITNESS  WHEREOF the parties  hereto have executed  this  Surrender as of the
day, month and year first above written.

LANDLORD:       TONKO REALTY ADVISORS (B.C.) LTD. as Agent of the Owners

                __________________________________
                By: Andrew Altow, General Manager

TENANT:         INFOWAVE SOFTWARE, INC.

                By:_______________________________

                George Reznik, CFO
                -----------------------------------
                Print Name and Position

                                       3Exhibit 10.38

                               SURRENDER OF LEASE
                               ------------------

THIS SURRENDER AND RELEASE made as of June 18, 2002

BETWEEN:

                INFOWAVE SOFTWARE, INC.
                200 - 4664 Lougheed Highway
                Burnaby, B.C.   V5C 5T5
                                                (the "Tenant")

AND:

                TONKO REALTY ADVISORS (B.C.) LTD. as Agent of the Owners
                (formerly known as Tonko-Novam Management Ltd. and Tonko
                 Development (B.C.) Ltd.)
                800 - 688 West Hastings Street
                Vancouver, B.C. V6B 1P1
                                                (the "Landlord")

WHEREAS:

A.   Pursuant  to that  certain  Indenture  of Lease dated  April 26,  2000,  as
     amended  August 25, 2000 (the  "Lease")  the  Landlord did demise and lease
     unto  the  Tenant  the  premises  known as  Suites  200,  226,  and 253 and
     comprising  30,276  square feet in the  building  located at 4664  Lougheed
     Highway in Burnaby,  B.C.  (the  "Leased  Premises"),  shown as outlined in
     black on the sketch plans  attached as Schedules  "A", "A1" and "A2" to the
     Lease and being part of those lands and premises  situate,  lying and being
     in the  City of  Burnaby  in the  Province  of  British  Columbia  and more
     particularly known and described as:

                                   Lot 81 "A"
                  except firstly: the west 150 feet, secondly:
               part now road on statutory right of way Plan 4957
                     District Lot 124, Group 1 NWD Plan 3348
                                                                  (the "Lands");

B.   The Tenant  wishes to  surrender  the Lease and the Leased  Premises to the
     Landlord and the  Landlord has agreed to accept the same,  all on the terms
     and conditions hereinafter set out;

C.   The rents,  covenants and conditions on the part of the Tenant reserved and
     contained in the Lease will have been paid,  observed  and  performed up to
     midnight,  June 30, 2002 (the  "Effective  Date") and the Tenant has agreed
     with  the  Landlord  that  the  Lease  and the  Leased  Premises  shall  be
     surrendered as of the Effective Date;

NOW THEREFORE THIS SURRENDER WITNESSES that in consideration of:

     (i)  the premises;

     (ii) the sum of One Hundred Twenty Five Thousand Dollars ($125,000.00) plus
          G.S.T  to be  paid  by the  Tenant  to  the  Landlord  as  hereinafter
          provided;

     (iii)the Tenant entering into a new lease  commencing July 1, 2002 with the
          Landlord for 12,416  square feet at 4664  Lougheed  Highway,  Burnaby,
          B.C.; and

     (iv) the Tenant  issuing to the  beneficial  owners of the Building,  Novam
          Projects Ltd. and Pyxis Real Estate  Equities  Inc.  (the  "Beneficial
          Owners"),  warrants to purchase up to 50,000 of common shares for each
          of the Beneficial Owners at an exercise price of $0.20 per share.

the parties hereto agree as follows:

1.   The Tenant,  as the party presently  entitled to the residue of the term of
     years granted by the Lease,  hereby  assigns and surrenders to the Landlord
     on the Effective  Date, the Leased Premises and the Lease together with all
     rights of renewal therein  contained to the extent that the term granted in
     the  Lease  may  merge  and  be  extinguished  in the  reversion  expectant
     therefrom.

2.   The Tenant,  for itself and its  successors and assigns,  hereby  covenants
     with the Landlord that as of the Effective Date:

     a)   it shall  have good  right,  full  power and  authority  to assign and
          surrender the Leased Premises and the Lease;

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<PAGE>

     b)   it shall pay and  perform  the  consideration  for this  Surrender  as
          provided in this  Surrender on or before July 1, 2002,  but subject to
          the  extension  of time for  provision  of the warrants as provided in
          clause 5 hereunder;

     c)   it has not, at any time, subleased, pledged, hypothecated, assigned or
          encumbered  the Lease or in any other  manner  encumbered  the  Leased
          Premises and Tenant  agrees that it will not take any of the foregoing
          actions prior to the Effective Date; and

     d)   the rents, covenants and conditions on the part of the Tenant reserved
          and contained in the Lease shall be paid, observed and performed up to
          and including the Effective Date.

3.   The Tenant shall, on or before the Effective Date, remove all furniture and
     tenant's  fixtures from the Leased  Premises and in so doing shall cause no
     damage to the  Leased  Premises  or the  Building.  Such  removal  shall be
     carried out pursuant to any Rules and  Regulations  attached to and forming
     part of the Lease or issued pursuant thereto.

4.   The Tenant shall pay the  consideration  of $125,000 by a certified  cheque
     payable to Norah J Hall, solicitor for the Landlord, in trust, on or before
     the date of execution of this  Surrender,  and to be delivered on the trust
     condition that the said sum be paid to the Landlord on July 1, 2002.

5.   The warrants to be issued by the Tenant to the Beneficial Owners as part of
     the  consideration  for  the  Landlord  accepting  this  surrender  will be
     non-transferable  and will be immediately  exercisable  to purchase  common
     shares;  however,  the common  shares to be issued upon the exercise of the
     warrants will be subject to  restrictions on resale until the date which is
     four months from the date of issue of the warrants. The Tenant's obligation
     to issue the warrants will be subject to the  Beneficial  Owners  providing
     the Tenant with:  (a) a duly  completed  and executed  Accredited  Investor
     Questionnaire;  (b) a duly completed  Toronto Stock Exchange  Questionnaire
     ("TSX);  and (c) any other  documents  required  by  securities  regulatory
     authorities  or the rules and  policies of the TSX.  The Tenant shall issue
     the warrants  within a reasonable time of the Beneficial  Owners  providing
     the  Tenant  with  the said  documents  and in any  event by July 5,  2002;

6.   Wherever the singular or plural is used in this  Surrender,  the same shall
     be  construed  to mean and  include the  plural,  the  feminine or the body
     politic as the context may require.

7.   This  Agreement  shall enure to the benefit and be binding upon the parties
     hereto and their respective heirs and assigns.

8.   Save as aforesaid,  the Landlord from and after the Effective Date,  hereby
     releases  the Tenant from all  liability,  claims and demands in respect of
     any of the covenants contained in or otherwise arising under the Lease from
     and after the Effective Date.

IN WITNESS  WHEREOF the parties  hereto have executed this Surrender and Release
as of the day, month and year first above written.

LANDLORD:       TONKO REALTY ADVISORS (B.C.) LTD. as Agent of the Owners

                __________________________________
                By:  Andrew Altow, General Manager

TENANT:         INFOWAVE SOFTWARE, INC.

                By:________________________________

                George Reznik, CFO
                ---------------------------------------------------------
                Print Name and Position

                                       2

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