LEASE ARBUTUS SHOPPING CENTRE OFFICE LEVEL UNIT #200

DEFINITIONS

In this Lease the following words and phrases shall, unless there Is something in the context Inconsistent therewith, have the meanings herein specified.

"Commencement Day" means the first day of the term of this Lease or the anniversary of such first day as the case may be;

"Common Areas of the Shopping Centre" mean the access roads, parking areas, malls, corridors, walkways, stairways, escalators. plazas, landscaped areas, receiving and loading areas, sidewalks and curbs, bus shelters and all other facilities provided and as the same may be varied from time to time for the use In common of Tenants, InVitees and licensees of the Shopping Centre and not being contained within any department store, food supermarket, office or other retail unit:

"Floor Area" means the area of the floor space of the Premises that lies within the exterior faces of exterior walls, but where there Is a wall between the spaces occupied by two or more separate occupants the centre of the wall shell be used instead of the exterior face thereof. The area within any bay or any recess of the Premises shall be Included in Floor Area. There shall be no deduction or exclusion for any space occupied by or used for columns, stairs. elevators, escalators or other interior construction or equipment. Floor Area shall be conclusively determined by the Landlord;

"Gross Leasable Area of the Shopping Centre" means the total Floor Area of all leasable premises of the Shopping Centre as herein defined;

"Lease Year" means the period of twelve (12) months commencing on the first day of the term of this Lease or the anniversary of such first day as the case may be In each year of this Lease;

(1) "Baslc Annual Rent" has the meaning assigned In sub-clause (a) of clause 4 of this Lease;

"Month" in this Lease means calendar month;

"OffIce Level" means the uppermost floor of the Shopping Centre which is devoted to use as offices.

"Operatlng Expenses" means such of the Landlord's costs and expenses which are attributable to the maintenance, operation, supervision and administration of the Shopping Centre and shall include without limitation or duplication:

the cost of all insurance in respect of fire, earthquake, extended coverage endorsement perils, pubilc liability and property damage and other casualties and contingencies against which the Landlord may reasonably Insure (Including loss of rental Income Insurance) applicable to the Shopping Centre (together with all improvements thereon);

all heating, ventilating and air conditioning costs attributable to the Common Areas of the Shopping Centre.

the cost of repairs and maintenance made by the Landlord to the Common Areas of the Shopping Centre and the facilities and equipment maintained and used by the Landlord to maintain the Common Areas of the Shopping Centre;

depreciation at appropriate and equitable rates In respect of facilities and equipment maintained end used by the Landlord to maintain, heat and air-condition the Common Areas of the Shopping Centre;

(b) Insurance against loss or damage to property located on the Premises by reason of theft, robbery and burglary, whether such loss or damage results from the negligence of the Landlord. Its agents, servants or employees.

(c) Fire and extended coverage risks Including sprinkler leakage, sewer backup and burst water pipes. Insurance on Tenanrs fbdures, fittings, equipment, and leasehold Improvements in trade in an amount not less than the full replacement value thereof.

The Tenant shall renew each policy of Insurance not less than fourteen (14) days prior to the expiration of the term thereof and forward to the Landlord certificates of Insurance evidencing the policies in effect. All such policies shall waive recourse and any other rights of subrogation against the Landlord.

INVALIDATION OF LANDLORD'S INSURANCE

The Tenant covenants and agrees that it will not do or permit its employees to do anything on the Premises whereby any policy or policIes of Insurance maintained by the Tenant or the Landlord may be Invalidated, and, for such purpose upon the receipt of notice in writing by the Tenant or the Landlord from any insurer requiring the execution of works or a discontinuance of any operation on the Premises which would otherwise Invalidate such insurance. the Tenant shan forthwith comply with such notice. The Landlord reserves the right to cancel this Lease In the event of failure to comply with any such notice.

The Tenant will not do or permit anything to be done upon the Premises whereby the rates of any Insurance in force with respect to the Shopping Centre or the Premises are increased and in the event of any breach by the Tenant of this covenant the Tenant shall forthwith pay to the Landlord on demand from time to time during the term of the Lease all amounts representing the increase in the rate of premium above the usual rate otherwise charged for such Insurance. The Tenant shall forthwith be Informed by the Landlord of any breach of the provlstcns of this clause.

INDEMNITY

The Tenant shall Indemnify and save harmless the Landlord from and against any and all manner of actions or causes of action, damages. costs, loss or expenses of whatsoever kind which the Landlord may sustain, Incur or be put to by reason of or arising out of this Lease, or from the use or occupation of the Premises In whole or In part. and, without limiting the generality of the foregoing, from the non-observance or non-performance by the Tenant, Its servants or agents, of any of the obligations imposed under the provisions of any laws, ordinances, regUlations or requirements of any and all federal, provincial. municipal or other authorities, unless caused solely by the negligence of the Landlord, its servants or agents, and such liability to indemnify and save harmless shall survive any termination of this Lease, anything in this Lease to the contrary notwithstanding.

The Tenant shalf not remove, alter or change the position or style of any improvements forming part of the Premises or make or suffer any alterations or additions whatsoever to such improvements or to the Premises or make any new improvements on or to the Premises Without in any and every such case haVing flrst submitted plans and specifications thereof to the Landlord and obtained Its consent thereto in writing. and, unless otherwise provided by such consent, all works permitted thereunder shall be at the expense of the Tenant and shall be deemed to form part of the Premises. Provided however that all such alterations or additions must be completed in accordance with such plans and speclflcatlons and must be completed within sixty (60) days from the date of the consent of the Landlord or within such other time period as the Landlord may reasonably fix.

BANKRUPTCY, ETC.

If the term hereof or any of the goods and chattels of the Tenant shall be at any time seized in execution or attachment by any creditor of the Tenant or If a Receiver or a Receiver-Manager is appointed in respect of any property of the Tenant or the Tenant shall make any assignment for the benefit of creditors or shall become bankrupt or insolvent or take the benefit of any act now or hereafter in force for bankrupt or insolvent debtors, or, If the Tenant Is a corporation and any order shall be made for the Winding-up of the Tenant, or other termination of the corporate eXistence of the Tenant, then in any such case this Lease shall, at the option of the Landlord, cease and determine and the term hereby granted and any renewal thereof shalf immediately become forfeited and void and the then current month's Basic Annual Rent and the next ensuing three (3) months' Basic Annual Rent shall Immediately become due and be paid and the Landlord may immediately claim the same together with any arrears then unpaid and any other amounts owing to the Landlord by the Tenant and the Landlord may without notice or any form of legal process forthwith re-enter upon and take possession of the Premises and become the owner of and remove the Tenanrs effects therefrom, any statute or law to the contrary notwithstanding, the whole without prejUdice

notwithstanding, the whole without prejudice to and under reserve of, all other rights. remedies and recourses of the Landlord.

OPERATING EXPENSES

The Tenant shall pay to the Landlord by way of additional rent hereunder, in the manner specified In this clause, a proportionate share of all Operating Expenses paid or Incurred by the Landlord during and In respect of the term of this Lease. The Tenant's proportionate share of Operating Expenses shall be an amount that bears to the said Operating Expenses the same proportion as the Floor Area of the Premises bears to the Gross Leasable Area of the Shopping Centre.

Prior to the commencement of each fiscal period adopted by the Landlord, or as soon thereafter as possible, the Landlord shall Inform the Tenant of the estimated amount of Operating Expenses to be paid or Incurred by the Landlord during and in respect of each such fiscal period and the amount thereof payable by the Tenant pursuant to the provisions of this clause 21. The Tenant shall pay the amount so estimated In equal monthly instalments on the first day of each month throughout such fiscal period on account of Its obligations hereunder. Within one hundred and twenty (120) days after the end of each such fiscal period, the Landlord shall Inform the Tenant of the actual Operating Expenses paid or Incurred by the Landlord during and in respect of such fiscal period and the amount thereof payable by the Tenant pursuant to the provisions of this clause 21. If such amount Is greater or less than the payments made by the Tenant on account of the amount of Operating Expenses estimated by the Landlord, appropriate adjustments will be made between the Landlord and the Tenant as soon as possible after the delivery of such statement.

For any financial year of the Landlord or fraction thereof, the Landlord may allocate the Operating Expenses (or any of the individual Items making up the Operating Expenses) between the Office Level and the Retail Levels in such manner as In the opinion of the Landlord reflects the use by and benef'1t to tenants of premises respectively on the Office Level or the Retail Levels, of the Operating Expenses so allocated.

The Operating Expenses referred to in this Lease are, if the Premises is located on the Office Level, the portion of the Operating Expenses allocated by the Landlord to the Office Level pursuant to sub-clause 21 (c) above, or If the Premises Is located on either of the Retail Levels, that portion of the Operating Expenses allocated to the Retail Levels pursuant to sub-clause 21 (c) above.

If the Premises is located on the Office Level:

notwithstanding the definition In sub-clause 21 (a) above, if the Tenant Is located on the Office Level the Tenant shall also pay a proportionate share of Office Level expenses.

*  Proportionate share as herein defined means at any particular time the fraction, the numerator of which is the Floor Area of the Premises and the denominator of which is the aggregate of the Floor Areas of all premises on the Office Level. Office Level expenses shall Include;

*  the cost of electric light and power supplied to the Premises monthly based on the electric light and power requirements of the Tenant on a pro rata or other basis as determined by the Landlord from time to time during the Lease term and billed by the Landlord to the Tenant; and

*  the cost of cleaning, maintaining and servicing In all respects all electric lighting fixtures In the Premises, Including the cost of periodic replacement of electric light bUlbs, tubes, starters and ballasts In the Premises. Only the Landlord may carry out such cleaning. maintaining, servicing and replacement.

*  the cost of cleaning the offices if said cleaning is carried out by the Landlord.

*  

an administration overhead charge equal to 15% of the above costs.

USE OF PREMISES

The Premises shall not be used for any purpose other than that set out in Section 1(h), and there shall not be sold, rented, distributed or offered for sale or Viewing any goods or merchandise which In the opinion of the Landlord is objectionable to the customers or patrons of the Shopping Centre.

DISTRESS

Whenever the Landlord is entitled to levy distress agBlnst the goods and chattels of the Tenant it may use

use such force as It may deem necessary for that purpose and for gaining admittance to the Premises without being liable to any action in respect thereof, or for any loss or damage occasioned thereby and the Tenant hereby expressly releases the Landlord from all actions, proceedings, claims or demands whatsoever for or on account of or in respect of any such forcible entry or any loss or damage sustained by the Tenant In connection therewith. .

This Lease is sUbject and subordinate to (but at the option of the Landlord or any mortgagee or other encumbrancer of the Shopping Centre shall be attomed and the Tenant bound to) any mortgage or charge which may now or at any time hereafter affect the Shopping Centre. On request at any time and from time to time of the Landlord or of any such mortgagee or encumbrancer of the Shopping Centre. the Tenant covenants and agrees either:

to attom to such mortgagee or encumbrancer and become bound to it as its tenant of the Premises for the then unexpired residue of the term and upon the terms herein contained, or

to postpone and subordinate this Lease to such mortgage or charge with the intent and effect that this Lease and all the rights of the Tenant shall be subject to the rights of such mortgagee or encumbrancer as fully as if such mortgage or charge had been made before the making of this Lease.

Whichever of the foregoing may be requested (and notwithstanding that any previous attornment and subordination to such encumbrancer shall have been given) the Tenant shall execute promptly any Instruments of attornment, postponement or SUbordination which may be so requested to give effect to the foregoing.

HEATING AND AIR CONDITIONING

The Tenant shall pay to the Landlord as additional rent and In the manner specified in this clause 25 a proportionate share of all gross costs and expenses incurred in heating and air conditioning the Gross Leasable Areas in the Shopping Centre heated and air conditioned by the Landlord for each fiscal period adopted by the Landlord for the purpose.

The Tenant's proportionate share of the said gross costs and expenses of the Landlord referred to in subclause (a) of this clause 25 shall be an amount that bears to the said gross costs and expenses the same proportion as the Floor Area of the Premises bears to the part of the Gross Leasable Area of the Shopping Centre which is heated and air-conditioned by the Landlord.

Prior to the commencement of each fiscal period adopted by the Landlord, or as soon thereafter as possible, the Landlord shall Infonn the Tenant of the estimated gross cost to be incurred in heating and air conditioning the Gross Leasable Areas in the Shopping Centre heated and air- conditioned by the Landlord for such fiscal period and the amount thereof payable by the Tenant pursuant to the provisions of this clause 25. The Tenant shall pay the amount so estimated in equal monthly instalments on the first day of each month throughout such fiscal period on account of its obligation.

Within one hundred and twenty (120) days after the end of each such fiscal period the Landlord shall inform the Tenant of the actual gross cost Incurred in heating and air conditioning the Gross Leasable Areas in the Shopping Centre heated and air-conditioned by the Landlord during such fiscal period and the amount thereof payable by the Tenant pursuant to this clause 25. If such amount Is greater or less than the payments on account thereof made by the Tenant pursuant to sub-clause (c) of this clause 25 appropriate adjustments will be made between the Landlord and the Tenant within thirty (30) days after the delivery of such statement.

The gross cost of heating and air conditioning the Gross Leasable Areas in the Shopping Centre heated and air-conditioned by the Landlord shall Include, without any limitation, the cost of fuels and of electricity and depreciation at appropriate and equitable rates, plus all labour, contracts, supplies, and parts required for the operation. supervision. maintenance, repair and replacement of all the heating and air conditioning systems operated by the Landlord in the Shopping Centre in respect of the Gross Leasable Areas heated and air-conditioned by the Landlord.

Any special or separate or additional heating systems or capacities or air conditioning systems or capacities reqUired by the Tenant because of its use of the Premises In addition to the standard systems or capacities prcvlded by the Landlord shall only be installed with the prior consent in writing of the Landlord and, If so approved, shall be Installed and paid for by the Tenant unless the Landlord shall elect to proVide the same in which case the Tenant shall pay the Landlord's costs of so doing and the Tenant shall pay the cost of operating and maintaining the same.

The Tenant shall so operate the heating and air conditioning to the Premises and so maintain the Premises and keep closed entrances leading from any area where the air is not heated and air conditioned that there shall be no burden on the heating and air conditioning systems provided by the Landlord over and above that imposed by normal use of a Tenant's premises and. if in default, will pay to the Landlord the extra costs occasioned thereby as calculated by the Landlord.

OPERATING COVENANTS OF TENANT

Advertising Signs

The Tenant shall not erect. install, put up, paint or display any signs. placards, lettering or other advertising media on the exterior of the Premises or on the doors or windows of the Premises, whether inside or outside thereof, or wIthin the Premises. where, In the reasonable opinion of the Landlord such signs, placards, lettering or other advertising media are designed so as to be seen from outside the Premises, without the prior written consent of the Landlord. Provided, however, that the Landlord agrees that it will approve a suitable sign and location, which the Tenant hereby agrees to provide at Its own expense, advertising the name of the Tenant which conforms in all respects to the architectural design of the Shopping Centre and Is of suitable quality. Any s.ign installed without the written approval of the Landlord may be removed by the Landlord at the Tenant's expense.

The Tenant in connection with all its advertJslng in relation to the business carried on in the Premises, whether in newspapers, handbills, radio, television or other form of advertising media. shall use and promote the name ftArbutus Shopping Centre ft, or such other name as the Landlord may from time to time designate.

Use of Trade Name of Tenant

The Tenant shall use the name specified i Article 1(b)(III) of this Lease in connection with the business operated on the Premises and shall only change such names with the prior written consent of the Landlord.

The Tenant shall not use any advertJslng media such as lOUdspeakers, phonograph or radio audible outside the Premises If the Landlord or any other tenant of the Landlord shall object thereto.

Hours of Business

The Tenant may operate the Premises at all reasonable hours as would be considered normal for a comparable use. At such times when the retail areas of the Shopping Centre are not open to the public for business the Tenant shall have restricted access to the Premises via the outside stairs adjacent to the supermarket and via the elevator to the underground parking area.

Operation of Business

The Tenant shall operate and conduct Its business upon the Premises In an up-to-date, first-class and reputable manner in keeping with the Shopping Centre and the neighbourhood in which the Premises are located. No trade, auction or sales may be conducted without the prior written consent of the Landlord.

Damage to Plumbing

The Tenant shall not use plumbing facilities in the Premises for any other purpose than that for which they were constructed, and no foreign matter or substance of any kind shall be thrown therein, and the expense of any breakage, stoppage or damage, whether inside or outside the Premises, shall be bome by the Tenant unless caused by the Landlord or its employees.

The Tenant shall not in respect of the Premises perform any acts or carry on any practice which may injure the Shopping Centre or its facilities whether or not any such acts or practices shall constitute an actionable nuisance.

If at any time an action Is brought for recovery of possession of the Premises. or the recovery of the rents hereinbefore reserved or any part thereof. or because of a breach by act or omission of any covenant herein contained on the part of the Tenant. and a breach is established. the Tenant shall pay to the Landlord all expenses Incurred by the Landlord in the enforcement of its rights and remedies hereunder.

In case of vacancy and In case the Premises shall be deserted the Landlord shall have the right if It thinks fit to enter the same as the agent of the Tenant either by force or otherwise without being liable to any prosecution therefor and without terminating this Lease, to re-Iet the Premises as the agent of and at the risk of the Tenant and to receive the rents therefor.

It is hereby expressly understood and agreed that If at any time and so often as the same shall happen the Tenant shall make default in the observance or performance of any covenant herein contained on its part to be observed or performed, then the Landlord may, but shall not be obligated so to do. without waiving or releasing the Tenant from its obligations under this Lease, itself observe and perform the covenant or covenants in respect of which the Tenant has made default or make payment of the monies the Tenant has failed to pay; and all costs and expenses incurred by the Landlord in the observance or performance of such covenant or covenants Including without limitation legal costs as between solicitor and client and any monies so paid by the Landlord. together with interest thereon from the date of the incurring of such costs or expenses or payments. and continuing until paid at a rate equal to three percent (3%) per annum above the prevailing prime rate then being pUblished by the Landlord's bankers, will be a charge on the Premises In favour of the Landlord In priority to the interest of the Tenant hereunder end of any person dalmlng through or under the Tenant. and all such costs, expenses and monies and interest thereon shall be payable forthwith by the Tenant to the Landlord and the Tenant covenants to pay the same forthwith on demand by the Landlord and the same shall be treated as additional rent herein due and payable to the Landlord hereunder and the Landlord shall have the same rights and remedies and may take the same steps for recovery thereof as for the recovery of such additional rent in arrears; provided, and it Is expressly understood and agreed that if the Tenant shall fall to make payment of any money demanded of the Tenant and if the Tenant shall in good faith dispute the amount or propriety of any such claim made upon it and if forfeiture of or the registration of a lien against the Premises will not result from non-payment, then the Landlord shall not pay the same until such dispute has been resolved either by agreement of the Tenant or by the decision of a competent authority, and then only In the event that the Tenant has failed for a space of ten (10) days or more to make payment of the same.

As often as the same shall occur. the Tenant shall pay to the Landlord interest at the rate equal to three percent (3%) per annum above the prevailing prime rate then being published by the Landlord's bankers, on all payments of rents or additional rents each herein provided which have become overdue so long as such payments remain unpaid together with a fee equal to the greater of Twenty five Dollars ($25.00) or two percent (2%) of the monthly Basic Annual Rent then being paid hereunder, such fee to be applied towards the Landlord's administrative costs in collecting such rents.

The Tenant waives and renounces the benefit of any present or future law taking away or limiting the Landlord's rights against the property of the Tenant and notwithstanding any such law, the Landlord may seize and sell all the Tenant's goods and property, which at any time have been located within the Premises whether within the Premises or not, and apply the proceeds of such sale upon rent or additional rent outstanding and upon the costs of the seizure and sale in the same manner as might have been done If such law had not been passed. The Tenant further agrees that if it leaves the Premises, leaving any rent unpaid the Landlord in addition to any remedy otherwise provided by law, may seize and sell such goods and property of the Tenant at any place to which the Tenant or any other person may have removed them, in the same manner as if such goods and property had remained upon the Premises.

WAIVERS BY LANDLORD

It Is expressly understood and agreed that remedies of the Landlord under this Lease are cumulative and the exercise by Landlord of any right or remedy for the default or breach of any term, covenant, condition or agreement herein contained shall not be deemed to be a waiver of or to alter. affect. or prejudice any other right or remedy or other rights or remedies, to which the Landlord may be lawfully entitled for the same default or breach, and any waiver by the Landlord of the strict observance, performance or compliance by the Tenant of or with any term, covenant, condition or agreement herein contained, or any indulgence granted by the Landlord to the Tenant shall not be deemed to be a waiver of any subsequent default or breach by the Tenant nor entitle the Tenant to any similar indulgence theretofore granted.

DESTRUCTION AND DAMAGE BY FIRE ETC.

In the event that the Premises are damaged or destroyed by fire or any other hazard for which the Landlord is insured to an extent which renders the Premises untenantable, the Landlord shall allow an abatement of Basic Annual Rent Wholly or in part to an extent which recognizes the nature and extent of the damage until the Premises shall have been rebuilt, repaired, or made fit for the business of the Tenant. Any additional rent herein provided shall remain unaltered.

In the event that the Shopping Centre or any part thereof is damaged by fire or other hazard to an extent which cannot be restored within six (6) calendar months, then the Landlord may at its option within two (2) calendar months of occurrence of such damage terminate this Lease by serving upon Tenant one month's written notice and rent shall accrue to the date of termination only.

Thereafter Tenant shall have no further Interest In either the Shopping Centre or the Premises but shall remain liable for payment of rent and all other monies then due to Landlord hereunder.

Nothing contained in this Lease shall be construed so as to prevent Landlord from carrying out any alterations or additions to the Shopping Centre as it may In Its discretion think fit. Furthermore, the Landlord shall have the right to, at any time during the term of this Lease or any renewal term and from time to time, relocate the Premises to any other location in the Shopping Centre (the Other Location) that Landlord deems suitable, provided that, within f"lftaen (15) days of notice from the Landlord Tenant deems the Other Location to be unsuitable and the Landlord and the Tenant, acting reasonably, are unable to agree upon a further suitable location for the Premises within a further f"Jfl:een (15) days, then Tenant will, within ninety (90) days, vacate the PremIses.

Notwithstanding eny other provision of this Lease, the Landlord may terminate this Lease at any time upon giving to the Tenant twelve (12) months notice of such termination if it is the Landlord's intention to demolish or substantially renovate the Shopping Centre

The Landlord shall not be responsible for any loss, damage or expense caused by any overflow, seepage or leakage of water from any part of the Premises or from any other part of the Shopping Centre occasioned by the use, misuse or abuse of water or by breaking or bursting of any pipes or plumbing fixtures or by any accident or misadventure to or arising from the use and operation of machinery, elevators, escalators, heating apparatus, electric wiring and appliances, gas or other pipes and appliances or any fixtures or any other cause Whatsoever unless caused solely by the negligence of the Landlord, its servants or agents.

The Landlord shall not be responsible for any loss, damage or expenses caused to any tenant's fixturee, fittings, goods, stock, machinery, facilities or any other chattels or personal property of the Tenant occasioned by any loss or peril whatsoever, save and except any such J08S occasioned solely by the negligence of the Landlord, its servants, agents or employees.

Nothing contained in this Lease shall be construed as creating the relationship of principal and agent or of partnership or of joint venture between the parties hereto.

Any notices to be given pursuant to this Lease shall be sufficiently given if served personally, or mailed by registered mail with postage prepaid and in. the case of the Landlord, addressed to the Landlord at its address aforesaid, and in the case of the Tenant, addressed to the Tenant at its address aforesaid or in the case of the Indemnifier, addressed to the Indemnifier at its address aforesaid or to such other places as the Landlord or Tenant or Indemnifier may from time to time designate in a written notice. The date of the receipt of any such notice given by mailing as aforesaid, shall be deemed conclusively to be the third business day after such mailing.

If at the expiration of the term of thIs Lease the Tenant shall hold over for any reason, the tenancy of the Tenant thereafter shall be from month to month only, and shall be SUbject to all terms and conditions of this Lease except as may be varied by written agreement to the contrary.

REPRESENTATIONS

It is hereby agreed that there have been no representations made by or on behalf of the Landlord which are not set out in this Lease and that the Lease constitutes the entire agreement between the parties hereto.

HEADINGS

The insertion of headings to clauses or sub-clauses is for the purpose of reference only and shall not affect the constitution or interpretation of this Lease.

INTERPRETATIONN

Unless the contrary intention appears the words "Landlord", "Tenant" and "Indemnifier" shall mean respectively "Landlord, its successors and assigns", "Tenant, its successors and assigns" and "Indemnifier, its heirs or successors". Whenever the singular or the masculine or the neuter pronoun is used the same shall be construed as meaning the plural or maSCUline or feminine or body politic or corporate where the circumstances so require. The Landlord may perform any act hereunder in person or by and through an agent. In case of more than one Tenant the said grants, covenants, conditions, provisos, agreements. rights, powers, privileges and liabilities shall be construed and held to be several as well as joint. This Lease shall be construed In accordance with the laws of the Province of British Columbia.

together with any additional areas used in conjunction therewith or

excluding any areas now Ineluded in the descrlpUon aforesaid which may be deleted by any minor amendment of boundaries which may be carried out from time to time.

Storefront

Any modification to the storefront must conform to the Landlord's design criteria and will be paid for by the Tenant. Prior written approval for the design must be obtained from the Landlord.

Signing, including lighting thereof, In accordance with the Landlord's design criteria. Prior written approval of the design must be obtained from the Landlord.

The total electrical installation within the Premises conforming to applicable codes, including breakers in the panel, connection of air conditioning unit, lighting outlets, wirIng and installation of wall outlets and switches, emergency and exit lighting and electrical service to signs and water heater. If the gypsum board or other material selected by the Landlord to face the demising walls Is removed by the Tenant for the purpose of installing the Tenant's electrical services or having them inspected, then such gypsum board or other material shall be replaced by the Tenant.

All distribution and extensions of telephone conduit with the Premises and all intercom, communication. burglar alarms and signal systems required by the Tenant.

All plumbing, piping, equipment, fixtures etc., to the specified project standards established by the Architect required to extend and connect plumbing services from fixtures to point of connection provided by the Landlord, induding provision for hot water that may be required by the Tenant (hot water tanks to be electric only). If water Inlet services in excess of those provided by the base building system are required, the Tenant may, at the discretion of the Landlord, be required to provide metering. The Tenant shall install a 2-plece washroom (handicap accessible, If required) in the Premises. If the gypsum board or other material selected by the Landlord to face the demising walls is removed by the Tenant for the purpose of installing the Tenant's plumbing services or haVing them inspected, then such gypsum board or other material shall be replaced by the Tenant.

Modifications and relocation of sprinkler system layout to suit the Tenanfs requirements. Any such revision to the sprinkler system layout shall be done by the Landlord's sprinkler consultant to ensure conformity to Insurance underwriting requirements and any work necessitated thereby performed by the Landlord's contractor at the Tenant's expense. Unit prices may be provided by the Landlord to the Tenant.

Any fire fighting, fire prevention, safety and emergency eqUipment or lighting in and about the Premises, additional to that Included In the base building system provided by the Landlord, required by an authority having jurisdiction.

All other work, Interior finishes and installation (beyond those set out In the Landlord's Work), including without limiting the generality thereof, ceilings, floor covering, painting. show window enclosures and display platforms, partitions, special wall and ceiling finishes, vertical and horizontal transportation equipment. trade fixtures and security vaults, and all requirements of licensing, health and other authorities haVing Jurisdiction to the specified project standards established by the Architect. Access panels shall be provided in ceilings where removable tile ceiling systems are not used for access to either the Landlord's or the Tenant's eqUipment which may be located above such ceilings.