Access and Name of Building. 16.01 Except for the space within the inside surfaces of all walls, hung ceilings, floors, windows and doors bounding the Premises, all of the Building, including, without limitation, exterior and atrium Building walls, core corridor walls and doors and any core corridor entrance, any terraces or roofs adjacent to the Premises, and any space in or adjacent to the Premises used for shafts, stacks, pipes, conduits, fan rooms, ducts, electric or other utilities, sinks or other Building facilities, and the use thereof, as well as access thereto through the Premises for the purposes of operation, maintenance, decoration and repair, are reserved to Landlord and persons authorized by Landlord. Tenant acknowledges that Landlord has installed or is planning to install in the Building on the inside of the windows thereof a film to reduce the usage of energy in the Building. Tenant agrees that the foregoing provisions of this Section 16.01 shall apply to the installation, maintenance or replacement of such film. 16.02 Landlord reserves the right, and Tenant shall permit Landlord and persons authorized by Landlord, to install, erect, use and maintain pipes, ducts and conduits in and through the Premises; provided that (a) if installed adjacent to the Premises then such installations shall be, at Landlord’s cost and expense, located in boxed enclosures and appropriately furred, and (b) in performing such installation work, Landlord shall use reasonable efforts not to interfere with Tenant’s use of the Premises without any obligation to employ overtime services; provided however, upon Tenant’s written request, Landlord shall perform such work on an overtime basis if Tenant agrees to pay to Landlord an amount equal to the difference between the overtime or other premium pay rate and the regular pay rates for such labor and any other overtime costs or expenses incurred by Landlord. Any damage to the Premises resulting from Landlord’s exercise of the foregoing right shall be repaired promptly by Landlord, at Landlord’s expense. Landlord shall use reasonable efforts to locate any new pipes, ducts or conduit that may run through the Premises in core areas of the Premises. However, if in Landlord’s sole judgment, it is impractical to locate such new pipes, ducts or conduit in the core areas of the Premises, Landlord shall use reasonable efforts to locate any new pipes, ducts or conduit in a location that will not unreasonably interfere with Tenant’s use or occupancy of the Premises. The installation of any new pipes, ducts or conduit that may run through the non-core areas of the Premises shall not take up more than a de minimis amount of square footage in the Premises. 16.03 Landlord and persons authorized by Landlord shall have the right, upon reasonable advance notice, except in cases of emergency, to enter and/or pass through the Premises at reasonable times provided Landlord shall use reasonable efforts to minimize any interference with Tenant’s business operations (without obligation to make such visits during non-business hours) and shall be accompanied by a designated representative of Tenant if Tenant shall have made such representative available to Landlord, (a) to examine the Premises and to show them to actual and prospective Superior Lessors, Superior Mortgagees, or prospective purchasers, mortgagees or lessees of the Building, (b) to make such repairs, alterations, additions and improvements in or to the Premises and/or in or to the Building or its facilities and equipment as Landlord or persons authorized by Landlord is or are required or desires to make, and (c) to read any utility meters located therein. Landlord and such authorized persons shall be allowed to take all materials into and upon the Premises that may be required in connection therewith, without any liability to Tenant and without any reduction of Tenant’s covenants and obligations hereunder. Such materials shall be stored in a neat and orderly manner and Tenant shall not be responsible for any theft or damage to same. 16.04 If at any time any windows of the Premises are either temporarily darkened or obstructed by reason of any repairs, improvements, maintenance and/or cleaning in or about the Building (or permanently darkened or obstructed if required by law) or covered by any translucent material for the purpose of energy conservation, or if any part of the Building, other than the Premises, is temporarily or permanently closed or inoperable, the same shall be without liability to Landlord and without any reduction or diminution of Tenant’s obligations under this Lease. Nothing in the prior sentence is intended to permit Landlord to cover any of the windows in the Premises with a sign or billboard, which Landlord agrees it will not do during the Term of this Lease. 16.05 During the time period referred to in subsection 7.07(a) and during the period of eighteen (18) months prior to the expiration date of this Lease, Landlord and persons authorized by Landlord may exhibit the Premises to prospective tenants. 16.06 If, during the last month of the term of this Lease, Tenant has removed all or substantially all of Tenant’s property from the Premises, Landlord or persons authorized by Landlord may, without notice to Tenant, immediately enter the Premises and alter, renovate and decorate the same, without liability to Tenant and without reducing or otherwise affecting Tenant’s covenants and obligations hereunder. 16.07 Landlord reserves the right, at any time, without it being deemed a constructive eviction and without incurring any liability to Tenant therefor, or affecting or reducing any of Tenant’s covenants and obligations hereunder, to make or permit to be made such changes, alterations, additions and improvements in or to the Building and the fixtures and equipment thereof, as well as in or to the street entrances, atrium, doors, halls, passages, elevators, escalators and stairways thereof, and other public parts of the Building, as Landlord shall deem necessary or desirable. Landlord agrees that any changes, alterations, additions or improvements performed pursuant to this Section shall not, when completed, unreasonably interfere with the access to or use of the Premises by Tenant or materially diminish any services to be provided by Landlord hereunder. 16.08 Landlord reserves the right to name the Building and to change the name or address of the Building at any time and from time to time. Landlord shall endeavor to give Tenant reasonable prior notice of any change in the address of the Building. Provided such change of name or address was not imposed by any governmental or quasi-governmental body or agency, Landlord shall reimburse Tenant for the cost of stationery, business cards, brochures and other similar items that contained either the name of the Building, if changed, or the designated address of the Building, if changed, up to a maximum of Five Hundred Dollars ($500). Neither this Lease nor any use by Tenant shall give Tenant any easement or other right in or to the use of any door or any passage or any concourse or any plaza connecting the Building with any subway or any other building or to any public conveniences, and the use of such doors, passages, concourses, plazas and conveniences may without notice to Tenant, be regulated or discontinued at any time by Landlord. 16.09 If Tenant shall not be personally present to open and permit an entry into the Premises at any time when for any reason an entry therein shall be urgently necessary by reason of fire or other emergency, Landlord or Landlord’s agents may forcibly enter the same without rendering Landlord or such agents liable therefor (if during such entry Landlord or Landlord’s agents shall accord reasonable care to Tenant’s property) and without in any manner affecting the obligations and covenants of this Lease. 16.10 Any damage to the Premises resulting from the exercise by Landlord of its rights granted under this Article 16 shall be promptly repaired by Landlord at Landlord’s expense. 16.11 Subject to the terms of this Lease, including but not limited to this Article 16, Tenant shall have access to the Premises 24 hours per day, seven days per week.
Appears in 1 contract
Samples: Lease Agreement (Heidrick & Struggles International Inc)
Access and Name of Building. 16.01 16.01. Except for the space within the inside surfaces of all walls, hung ceilings, floors, windows and doors bounding the Premises, all of the Building, including, without limitation, exterior and atrium Building walls, core corridor walls and doors and any core corridor entrance, any terraces or roofs adjacent to the Premises, and any space in or adjacent to the Premises used for shafts, stacks, pipes, conduits, fan rooms, ducts, electric or other utilities, sinks or other Building facilities, and the use thereof, as well as access thereto through the Premises for the purposes of operation, maintenance, decoration maintenance and repair, are reserved to Landlord and persons authorized by Landlord. Tenant acknowledges that Landlord has installed or is planning Landlord, at Landlord’s expense, may install, pursuant to install the provisions of this Section 16.01, in the Building on the inside of the windows thereof a film clear film, of a quality consistent with the operation of the Building in a manner comparable with similar first-class office buildings in the Wall Street area, to reduce the usage of energy in the Building. Tenant agrees Landlord agrees, however, that the foregoing provisions of this Section 16.01 Landlord shall apply not perform any such film treatment to the installationwindows of the Premises without first obtaining Tenant’s consent with respect to the particular type of film treatment to be used, maintenance which such consent Tenant shall not unreasonably withhold or replacement delay provided Landlord has proposed the use of such filma film treatment that is reasonably similar in color and consistency to the film treatment currently being used by Landlord in other portions of the Building. If Tenant shall, in accordance with the previous sentence, disapprove of any particular film treatment proposed by Landlord, in conjunction therewith, Tenant shall suggest to Landlord a reasonably comparable film treatment that Tenant does approve of and Tenant shall be responsible to pay to Landlord any incremental costs to Landlord resulting from the installation of Tenant’s suggested film treatment as opposed to Landlord’s.
16.02 16.02. Landlord reserves the rightright upon reasonable prior notice to Tenant, and Tenant shall permit Landlord and persons authorized by Landlord, to installenter the Premises at reasonable times after Business Hours, erectto make installations, use additions or improvements in or to the Premises and/or in or to the Building, as Landlord determines are necessary and maintain proper and to install and erect pipes, ducts and conduits in and through the Premises; provided that (a) if installed adjacent to the Premises then by such installations shall be, methods and at Landlord’s cost and expense, located in boxed enclosures and appropriately furred, and (b) in performing such installation work, Landlord shall use reasonable efforts locations as will not to materially interfere with or impair Tenant’s use of the Premises without any obligation to employ overtime services; provided however, upon Tenant’s written request, Landlord shall perform and in such work on an overtime basis if Tenant agrees to pay to Landlord an amount equal to manner that the difference between the overtime or other premium pay rate and the regular pay rates for such labor and any other overtime costs or expenses incurred by Landlordsame are concealed. Any damage to the Premises resulting from Landlord’s exercise If as a result of the foregoing right shall be repaired promptly by Landlordsame, at Landlord’s expense. Landlord shall use reasonable efforts to locate any new pipes, ducts or conduit that may run through the Premises in core areas portion of the Premises. However, if in Landlord’s sole judgment, it is impractical to locate such new pipes, ducts or conduit in the core areas of the Premises, Landlord shall use reasonable efforts to locate any new pipes, ducts or conduit in a location that will not unreasonably interfere with Tenant’s use or occupancy of the Premises. The installation of any new pipes, ducts or conduit that may run through the non-core areas of the Premises shall not take up more than a de minimis amount of usable square footage in the PremisesPremises shall be reduced other than by a de minimis amount, the Fixed Rent and Additional Charges pursuant to Article 3 shall be adjusted proportionately.
16.03 16.03. Upon reasonable prior notice to Tenant and at reasonable times except in the case of an emergency (in which case Landlord shall, if such entry for an emergency is after hours, give Tenant subsequent oral or written notice of such entry), Landlord and persons authorized by Landlord shall have the right, upon reasonable advance notice, except in cases of emergency, right to enter and/or pass through any portion of the Premises at reasonable times provided other than those that Tenant has designated as a “security area” (with respect to which neither Landlord shall use reasonable efforts to minimize any interference with Tenant’s business operations (without obligation to make such visits during non-business hours) and shall be accompanied nor persons authorized by Landlord may enter unless a designated representative of Tenant if Tenant shall have made such representative available be present and with respect to Landlord, which Landlord shall not be obligated to provide any of the cleaning services described in Section 15.01(d) hereof unless specifically so requested by Tenant): (a) to examine the Premises and to show them to actual and prospective Superior Lessors, Superior Mortgagees, or prospective purchasers, purchasers or mortgagees or lessees of the Building, provided Tenant is given the opportunity to arrange for its representative to accompany such persons, (b) to make such repairs, alterations, additions repairs and improvements perform such routine maintenance work or other work in or to the Premises and/or in or to the Building or its facilities and equipment as Landlord or persons authorized by Landlord is or are required or desires to make, and (c) to read any utility meters located therein. Landlord and such authorized persons shall be allowed to take all materials into and upon the Premises that may be reasonably required in connection therewith, without any liability to Tenant and and, except as expressly provided in this Lease, without any reduction of Tenant’s covenants and obligations hereunder. Such ; provided such materials shall be are stored in a neat and orderly manner and Tenant so as to minimize any interference with Tenant’s business operations. Landlord, in connection with any such entry into the Premises as described in this Section 16.03, shall not be responsible for use reasonable efforts to minimize interference with Tenant’s business operations to the extent practicable but nothing contained herein shall obligate Landlord to incur the cost of overtime or any theft or damage other premium pay rate to sameperform the same except under the same circumstances as set forth in the last sentence of Section 13.01(b) hereof.
16.04 16.04. If at any time any windows of the Premises are either temporarily darkened or temporarily obstructed by reason of any repairs, improvements, maintenance and/or cleaning in or about the Building (or in the case of the lot line windows on the western side of the Building, are permanently darkened or obstructed if required by lawobstructed) or covered by any translucent material for the purpose of energy conservation, or if any part of the Building, other than the Premises, is temporarily or permanently closed or inoperable, the same shall be without liability to Landlord and and, except as specifically provided in this Lease, without any reduction or diminution of Tenant’s Tenants obligations under this Lease; provided the same shall not (i) unreasonably interfere with or diminish Tenant’s access to the Premises or the Building or (ii) reduce the usable area of the Premises other than to a de minimis extent. Nothing Landlord shall diligently perform any repairs causing such temporary darkening or obstruction of Tenant’s windows in a manner using reasonable efforts to minimize such window blockage or darkening; provided, however, that nothing contained herein shall obligate Landlord to perform the same on an overtime basis except under the circumstances described in the prior last sentence is intended of subsection 13.01(b) hereof. During any period that such lot line windows are permanently darkened or obstructed as aforesaid, Tenant shall be entitled to permit Landlord to cover any a credit against the monthly installments of the windows in the Premises with Fixed Rent due and payable hereunder at a sign or billboard, which Landlord agrees it will not do during the Term of this Leaserate equal to $1,000 per window per annum.
16.05 16.05. During the time period referred to in subsection 7.07(a) and during the period of eighteen (18) months prior to the expiration date Expiration Date of this Lease, upon reasonable prior notice (oral or written) to Tenant and at reasonable times, Landlord and persons authorized by Landlord may exhibit the Premises to prospective tenants.
16.06 If, during tenants provided that Tenant is given the last month of the term of this Lease, Tenant has removed all or substantially all of Tenant’s property from the Premises, opportunity to arrange for its representative to accompany Landlord or persons authorized by Landlord may, without notice to Tenant, immediately enter the Premises and alter, renovate and decorate the same, without liability to Tenant and without reducing or otherwise affecting Tenant’s covenants and obligations hereunderits representative.
16.07 Landlord reserves the right, at any time, without it being deemed a constructive eviction and without incurring any liability to Tenant therefor, or affecting or reducing any of Tenant’s covenants and obligations hereunder, to make or permit to be made such changes, alterations, additions and improvements in or to the Building and the fixtures and equipment thereof, as well as in or to the street entrances, atrium, doors, halls, passages, elevators, escalators and stairways thereof, and other public parts of the Building, as Landlord shall deem necessary or desirable. Landlord agrees that any changes, alterations, additions or improvements performed pursuant to this Section shall not, when completed, unreasonably interfere with the access to or use of the Premises by Tenant or materially diminish any services to be provided by Landlord hereunder.
16.08 Landlord reserves the right to name the Building and to change the name or address of the Building at any time and from time to time. Landlord shall endeavor to give Tenant reasonable prior notice of any change in the address of the Building. Provided such change of name or address was not imposed by any governmental or quasi-governmental body or agency, Landlord shall reimburse Tenant for the cost of stationery, business cards, brochures and other similar items that contained either the name of the Building, if changed, or the designated address of the Building, if changed, up to a maximum of Five Hundred Dollars ($500). Neither this Lease nor any use by Tenant shall give Tenant any easement or other right in or to the use of any door or any passage or any concourse or any plaza connecting the Building with any subway or any other building or to any public conveniences, and the use of such doors, passages, concourses, plazas and conveniences may without notice to Tenant, be regulated or discontinued at any time by Landlord.
16.09 If Tenant shall not be personally present to open and permit an entry into the Premises at any time when for any reason an entry therein shall be urgently necessary by reason of fire or other emergency, Landlord or Landlord’s agents may forcibly enter the same without rendering Landlord or such agents liable therefor (if during such entry Landlord or Landlord’s agents shall accord reasonable care to Tenant’s property) and without in any manner affecting the obligations and covenants of this Lease.
16.10 Any damage to the Premises resulting from the exercise by Landlord of its rights granted under this Article 16 shall be promptly repaired by Landlord at Landlord’s expense.
16.11 Subject to the terms of this Lease, including but not limited to this Article 16, Tenant shall have access to the Premises 24 hours per day, seven days per week.
Appears in 1 contract
Access and Name of Building. 16.01 16.01. Except for the space within the inside surfaces of all walls, hung ceilings, floors, windows and doors bounding the Premises, all of the Building, including, without limitation, exterior and atrium Building walls, core corridor walls and doors and any core corridor entrance, any terraces or roofs adjacent to the Premises, and any space in or adjacent to the Premises used for shafts, stacks, pipes, conduits, fan rooms, ducts, electric or other utilities, sinks or other Building facilities, and the use thereof, as well as access thereto through the Premises for the purposes of operation, maintenance, decoration maintenance and repair, are reserved to Landlord and persons authorized by Landlord. Tenant acknowledges that Landlord has installed or is planning Landlord, at Landlord’s expense, may install, pursuant to install the provisions of this Section 16.01, in the Building on the inside of the windows thereof a film clear film, of a quality consistent with the operation of the Building in a manner comparable with similar first-class office buildings in the Wall Street area, to reduce the usage of energy in the Building. Tenant agrees Landlord agrees, however, that the foregoing provisions of this Section 16.01 Landlord shall apply not perform any such film treatment to the installationwindows of the Premises without first obtaining Tenant’s consent with respect to the particular type of film treatment to be used, maintenance which such consent Tenant shall not unreasonably withhold or replacement delay provided Landlord has proposed the use of such filma film treatment that is reasonably similar in color and consistency to the film treatment currently being used by Landlord in other portions of the Building. If Tenant shall, in accordance with the previous sentence, disapprove of any particular film treatment proposed by Landlord, in conjunction therewith, Tenant shall suggest to Landlord a reasonably comparable film treatment that Tenant does approve of and Tenant shall be responsible to pay to Landlord any incremental costs to Landlord resulting from the installation of Tenant’s suggested film treatment as opposed to Landlord’s.
16.02 16.02. Landlord reserves the rightright upon reasonable prior notice to Tenant, and Tenant shall permit Landlord and persons authorized by Landlord, to installenter the Premises at reasonable times after Business Hours, erectto make installations, use additions or improvements in or to the Premises and/or in or to the Building, as Landlord determines are necessary and maintain proper and to install and erect pipes, ducts and conduits in and through the Premises; provided that (a) if installed adjacent to the Premises then by such installations shall be, methods and at Landlord’s cost and expense, located in boxed enclosures and appropriately furred, and (b) in performing such installation work, Landlord shall use reasonable efforts locations as will not to materially interfere with or impair Tenant’s use of the Premises without any obligation to employ overtime services; provided however, upon Tenant’s written request, Landlord shall perform and in such work on an overtime basis if Tenant agrees to pay to Landlord an amount equal to manner that the difference between the overtime or other premium pay rate and the regular pay rates for such labor and any other overtime costs or expenses incurred by Landlordsame are concealed. Any damage to the Premises resulting from Landlord’s exercise If as a result of the foregoing right shall be repaired promptly by Landlordsame, at Landlord’s expense. Landlord shall use reasonable efforts to locate any new pipes, ducts or conduit that may run through the Premises in core areas portion of the Premises. However, if in Landlord’s sole judgment, it is impractical to locate such new pipes, ducts or conduit in the core areas of the Premises, Landlord shall use reasonable efforts to locate any new pipes, ducts or conduit in a location that will not unreasonably interfere with Tenant’s use or occupancy of the Premises. The installation of any new pipes, ducts or conduit that may run through the non-core areas of the Premises shall not take up more than a de minimis amount of usable square footage in the PremisesPremises shall be reduced other than by a de minimis amount, the Fixed Rent and Additional Charges pursuant to Article 3 shall be adjusted proportionately.
16.03 16.03. Upon reasonable prior notice to Tenant and at reasonable times except in the case of an emergency (in which case Landlord shall, if such entry for an emergency is after hours, give Tenant subsequent oral or written notice of such entry), Landlord and persons authorized by Landlord shall have the right, upon reasonable advance notice, except in cases of emergency, right to enter and/or pass through any portion of the Premises at reasonable times provided other than those that Tenant has designated as a “security area” (with respect to which neither Landlord shall use reasonable efforts to minimize any interference with Tenant’s business operations (without obligation to make such visits during non-business hours) and shall be accompanied nor persons authorized by Landlord may enter unless a designated representative of Tenant if Tenant shall have made such representative available be present and with respect to Landlord, which Landlord shall not be obligated to provide any of the cleaning services described in Section 15.01(d) hereof unless specifically so requested by Tenant): (a) to examine the Premises and to show them to actual and prospective Superior Lessors, Superior Mortgagees, or prospective purchasers, purchasers or mortgagees or lessees of the Building, provided Tenant is given the opportunity to arrange for its representative to accompany such persons, (b) to make such repairs, alterations, additions repairs and improvements perform such routine maintenance work or other work in or to the Premises and/or in or to the Building or its facilities and equipment as Landlord or persons authorized by Landlord is or are required or desires to make, and (c) to read any utility meters located therein. Landlord and such authorized persons shall be allowed to take all materials into and upon the Premises that may be reasonably required in connection therewith, without any liability to Tenant and and, except as expressly provided in this Lease, without any reduction of Tenant’s covenants and obligations hereunder. Such ; provided such materials shall be are stored in a neat and orderly manner and Tenant so as to minimize any interference with Tenant’s business operations. Landlord, in connection with any such entry into the Premises as described in this Section 16.03, shall not be responsible for use reasonable efforts to minimize interference with Tenant’s business operations to the extent practicable but nothing contained herein shall obligate Landlord to incur the cost of overtime or any theft or damage other premium pay rate to sameperform the same except under the same circumstances as set forth in the last sentence of Section 13.01(b) hereof.
16.04 16.04. If at any time any windows of the Premises are either temporarily darkened or temporarily obstructed by reason of any repairs, improvements, maintenance and/or cleaning in or about the Building (or in the case of the lot line windows on the western side of the Building, are permanently darkened or obstructed if required by lawobstructed) or covered by any translucent material for the purpose of energy conservation, or if any part of the Building, other than the Premises, is temporarily or permanently closed or inoperable, the same shall be without liability to Landlord and and, except as specifically provided in this Lease, without any reduction or diminution of Tenant’s obligations under this Lease; provided the same shall not (i) unreasonably interfere with or diminish Tenant’s access to the Premises or the Building or (ii) reduce the usable area of the Premises other than to a de minimis extent. Nothing Landlord shall diligently perform any repairs causing such temporary darkening or obstruction of Tenant’s windows in a manner using reasonable efforts to minimize such window blockage or darkening; provided, however, that nothing contained herein shall obligate Landlord to perform the same on an overtime basis except under the circumstances described in the prior last sentence is intended of subsection 13.01(b) hereof. During any period that such lot line windows are permanently darkened or obstructed as aforesaid, Tenant shall be entitled to permit Landlord to cover any a credit against the monthly installments of the windows in the Premises with Fixed Rent due and payable hereunder at a sign or billboard, which Landlord agrees it will not do during the Term of this Leaserate equal to $1,000 per window per annum.
16.05 16.05. During the time period referred to in subsection 7.07(a) and during the period of eighteen (18) months prior to the expiration date Expiration Date of this Lease, upon reasonable prior notice (oral or written) to Tenant and at reasonable times, Landlord and persons authorized by Landlord may exhibit the Premises to prospective tenants.
16.06 If, during tenants provided that Tenant is given the last month of the term of this Lease, Tenant has removed all or substantially all of Tenant’s property from the Premises, opportunity to arrange for its representative to accompany Landlord or persons authorized by Landlord may, without notice to Tenant, immediately enter the Premises and alter, renovate and decorate the same, without liability to Tenant and without reducing or otherwise affecting Tenant’s covenants and obligations hereunderits representative.
16.07 Landlord reserves the right, at any time, without it being deemed a constructive eviction and without incurring any liability to Tenant therefor, or affecting or reducing any of Tenant’s covenants and obligations hereunder, to make or permit to be made such changes, alterations, additions and improvements in or to the Building and the fixtures and equipment thereof, as well as in or to the street entrances, atrium, doors, halls, passages, elevators, escalators and stairways thereof, and other public parts of the Building, as Landlord shall deem necessary or desirable. Landlord agrees that any changes, alterations, additions or improvements performed pursuant to this Section shall not, when completed, unreasonably interfere with the access to or use of the Premises by Tenant or materially diminish any services to be provided by Landlord hereunder.
16.08 Landlord reserves the right to name the Building and to change the name or address of the Building at any time and from time to time. Landlord shall endeavor to give Tenant reasonable prior notice of any change in the address of the Building. Provided such change of name or address was not imposed by any governmental or quasi-governmental body or agency, Landlord shall reimburse Tenant for the cost of stationery, business cards, brochures and other similar items that contained either the name of the Building, if changed, or the designated address of the Building, if changed, up to a maximum of Five Hundred Dollars ($500). Neither this Lease nor any use by Tenant shall give Tenant any easement or other right in or to the use of any door or any passage or any concourse or any plaza connecting the Building with any subway or any other building or to any public conveniences, and the use of such doors, passages, concourses, plazas and conveniences may without notice to Tenant, be regulated or discontinued at any time by Landlord.
16.09 If Tenant shall not be personally present to open and permit an entry into the Premises at any time when for any reason an entry therein shall be urgently necessary by reason of fire or other emergency, Landlord or Landlord’s agents may forcibly enter the same without rendering Landlord or such agents liable therefor (if during such entry Landlord or Landlord’s agents shall accord reasonable care to Tenant’s property) and without in any manner affecting the obligations and covenants of this Lease.
16.10 Any damage to the Premises resulting from the exercise by Landlord of its rights granted under this Article 16 shall be promptly repaired by Landlord at Landlord’s expense.
16.11 Subject to the terms of this Lease, including but not limited to this Article 16, Tenant shall have access to the Premises 24 hours per day, seven days per week.
Appears in 1 contract
Samples: Lease (Ambac Financial Group Inc)
Access and Name of Building. 16.01 16.01. Except for the space within the inside surfaces of all walls, hung ceilings, floors, windows and doors bounding the Premises, all of the Building, including, without limitation, exterior and atrium Building walls, core corridor walls and doors and any core corridor entrance, any terraces or roofs adjacent to the Premises, and any space in or adjacent to the Premises used for shafts, stacks, pipespipe, conduits, fan rooms, ducts, electric or other utilities, sinks or other Building facilities, and the use thereof, as well as access thereto through the Premises for the purposes of operation, maintenance, decoration and repair, are reserved to Landlord and persons authorized by Landlord. Tenant acknowledges that Landlord has installed or is planning to install in the Building on the inside of the windows thereof a film to reduce the usage of energy in the Building. Tenant Xxxxxx agrees that the foregoing provisions of this Section 16.01 shall apply to the installation, maintenance or replacement of such film.
16.02 16.02. Landlord reserves the right, and Tenant shall permit Landlord and persons authorized by Landlord, to install, erect, use and maintain pipes, ducts and conduits in and through the Premises; provided that (a) if installed adjacent to the Premises then such installations shall be, at Landlord’s 's cost and expense, located in boxed enclosures and appropriately furred, and (b) in performing such installation work, Landlord shall use reasonable efforts not to interfere with Tenant’s 's use of the Premises without any obligation to employ overtime services; provided however, upon Tenant’s written request, Landlord shall perform such work on an overtime basis if Tenant agrees to pay to Landlord an amount equal to the difference between the overtime or other premium pay rate and the regular pay rates for such labor and any other overtime costs or expenses incurred by Landlord. Any damage to the Premises resulting from Landlord’s Xxxxxxxx's exercise of the foregoing right shall be repaired promptly by Landlord, at Landlord’s 's expense. Landlord shall use reasonable efforts to locate any new pipes, ducts or conduit that may run through the Premises in core areas of the Premises. However, if in Landlord’s sole judgment, it is impractical to locate such new pipes, ducts or conduit in the core areas of the Premises, Landlord shall use reasonable efforts to locate any new pipes, ducts or conduit in a location that will not unreasonably interfere with Tenant’s use or occupancy of the Premises. The installation of any new pipes, ducts or conduit that may run through the non-core areas of the Premises shall not take up more than a de minimis amount of square footage in the Premises.
16.03 16.03. Landlord and persons authorized by Landlord shall have the right, upon reasonable advance notice, except in cases of emergency, to enter and/or pass through the Premises at reasonable times provided Landlord shall use reasonable efforts to minimize any interference with Tenant’s Xxxxxx's business operations (without obligation to make such visits during non-business hours) and shall be accompanied by a designated representative of Tenant if Tenant shall have made such representative available to Landlord, (a) to examine the Premises and to show them to actual and prospective Superior Lessors, Superior Mortgagees, or prospective purchasers, mortgagees or lessees of the Building, (b) to make such repairs, alterations, additions and improvements in or to the Premises and/or in or to the Building or its facilities and equipment as Landlord or persons authorized by Landlord is or are required or desires to make, and (c) to read any utility meters located therein. Landlord and such authorized persons shall be allowed to take all materials into and upon the Premises that may be required in connection therewith, without any liability to Tenant and without any reduction of Tenant’s 's covenants and obligations hereunder. Such materials shall be stored in a neat and orderly manner and Tenant shall not be responsible for any theft or damage to same.
16.04 16.04. If at any time any windows of the Premises are either temporarily darkened or obstructed by reason of any repairs, improvements, maintenance and/or cleaning in or about the Building (or permanently darkened or obstructed if required by law) or covered by any translucent material for the purpose of energy conservation, or if any part of the Building, other than the Premises, is temporarily or permanently closed or inoperable, the same shall be without liability to Landlord and without any reduction or diminution of Tenant’s 's obligations under this Lease. Nothing in the prior sentence is intended to permit Landlord to cover any of the windows in the Premises with a sign or billboard, which Landlord agrees it will not do during the Term of this Lease.
16.05 16.05. During the time period referred to in subsection 7.07(a) 7.07 and during the period of eighteen twelve (1812) months prior to the expiration date of this Lease, Landlord and persons authorized by Landlord may exhibit the Premises to prospective tenants.
16.06 16.06. If, during the last month of the term of this Lease, Tenant has removed all or substantially all of Tenant’s 's property from the Premises, Landlord or persons authorized by Landlord may, without notice to Tenant, immediately enter the Premises and alter, renovate and decorate the same, without liability to Tenant and without reducing or otherwise affecting Tenant’s 's covenants and obligations hereunder.
16.07 16.07. Landlord reserves the right, at any time, without it being deemed a constructive eviction and without incurring any liability to Tenant therefor, or affecting or reducing any of Tenant’s 's covenants and obligations hereunder, to make or permit to be made such changes, alterations, additions and improvements in or to the Building and the fixtures and equipment thereof, as well as in or to the street entrances, atrium, doors, halls, passages, elevators, escalators and stairways thereof, and other public parts of the Building, as Landlord shall deem necessary or desirable. Landlord agrees that any changes, alterations, additions or improvements performed pursuant to this Section shall not, when completed, unreasonably interfere with the access to or use of the Premises by Tenant or materially diminish any services to be provided by Landlord hereunder, and in the event of any such interference, Tenant shall have the rights and remedies provided for in Section 15.09 hereof, to the extent applicable.
16.08 16.08. Landlord reserves the right to name the Building and to change the name or address of the Building at any time and from time to time. Landlord shall endeavor to give Tenant reasonable prior notice of any change in the address of the Building. Provided such change of name or address was not imposed by any governmental or quasi-governmental body or agency, Landlord shall reimburse Tenant for the cost of stationery, business cards, brochures and other similar items that contained either the name of the Building, if changed, or the designated address of the Building, if changed, up to a maximum of Five Hundred Dollars ($500). Neither this Lease nor any use by Tenant shall give Tenant any easement or other right in or to the use of any door or any passage or any concourse or any plaza connecting the Building with any subway or any other building or to any public conveniences, and the use of such doors, passages, concourses, plazas and conveniences may without notice to Tenant, be regulated or discontinued at any time by Landlord.
16.09 16.09. If Tenant shall not be personally present to open and permit an entry into the Premises at any time when for any reason an entry therein shall be urgently necessary by reason of fire or other emergency, Landlord or Landlord’s 's agents may forcibly enter the same without rendering Landlord or such agents liable therefor (if during such entry Landlord or Landlord’s 's agents shall accord reasonable care to Tenant’s 's property) and without in any manner affecting the obligations and covenants of this Lease.
16.10 16.10. Any damage to the Premises resulting from the exercise by Landlord of its rights granted under this Article 16 shall be promptly repaired by Landlord at Landlord’s 's expense.
16.11 Subject to the terms of this Lease, including but not limited to this Article 16, Tenant shall have access to the Premises 24 hours per day, seven days per week.
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