Common use of ALTERATION - CHANGES AND ADDITIONS - RESPONSIBILITY Clause in Contracts

ALTERATION - CHANGES AND ADDITIONS - RESPONSIBILITY. Unless the Landlord's approval is first secured in writing, such approval not to be unreasonably withheld or delayed, the Tenant shall not install or erect inside partitions, add to existing electric power service, add telephone outlets, add light fixtures, install additional heating and/or air conditioning or make any other changes or alterations to the interior or exterior of the Leased Premises. Notwithstanding the foregoing, Tenant may make non-structural alterations to the Leased Premises not in excess of Twenty-Five Thousand Dollars ($25,000) per work of improvement without obtaining Landlord's prior consent. Any such changes or alterations shall be made at the sole cost and expense of the Tenant. At the end of this Lease, all such fixtures, equipment, additions, changes and/or alterations (except trade fixtures installed by Tenant) shall be and remain the property of Landlord; provided, however, Landlord shall have the option, given in writing at the time that Tenant requests Landlord's consent, or, if no consent is required, upon the expiration or earlier termination of this Lease, to require Tenant to remove any or all such fixtures, equipment, additions and/or alterations and restore the Leased Premises to the condition existing immediately prior to such change and/or installation, normal wear and tear, acts of God, casualties, condemnation, Hazardous Materials (other than those stored, used or disposed of by Tenant in or about the Leased premises in violation of Hazardous Materials Laws) and Alterations with respect to which Landlord has not reserved the right to require removal excepted, all at Tenant's cost and expense. All such work shall be done in a good and workmanlike manner and shall consist of new materials unless agreed to otherwise by Landlord. Any and all repairs, changes and/or modifications thereto shall be the responsibility of, and at the cost of, Tenant. Landlord may require adequate security from Tenant assuring no mechanics' liens on account of work done on the Leased Premises by Tenant and may post the Leased Premises, or take such other action as is then permitted by law, to protect the Landlord and the Leased Premises against mechanics' liens. Landlord may also require adequate security to assure Landlord that the Leased Premises will be restored to their original condition upon termination of this Lease.

ALTERATION - CHANGES AND ADDITIONS - RESPONSIBILITY. Unless the Landlord's ’s approval is first secured in writing, such writing (which approval shall not to be unreasonably withheld or delayed, the Tenant shall not install or erect inside partitions, add to existing electric power service, add telephone outlets, add light fixtures, install additional heating and/or air conditioning or make any other changes changes, alterations or alterations improvements to the interior or exterior of the Leased PremisesPremises or the Building. Notwithstanding the foregoingUpon requesting any such consent, Tenant may make non-shall provide to Landlord all information reasonably necessary to permit Landlord to properly assess the proposed work, including, without limitation, a reasonably detailed description of the proposed work and the estimated cost thereof. Landlord shall consent to or reject any such proposed work that is nonstructural in nature within ten (10) days following Tenant’s request for consent; and Landlord shall consent to or reject any proposed work that is structural alterations to the Leased Premises not in excess of Twenty-Five Thousand Dollars nature within ten ($25,00010) per work of improvement without obtaining Landlord's prior days following Tenant’s request for consent. Any such changes or alterations shall be made at the sole cost and expense of the Tenant. At the end of this Lease, all such fixtures, equipment, additions, changes and/or alterations (except trade fixtures installed by Tenant) shall be and remain the property of Landlord; provided, however, Landlord shall have the option, given in writing at the time that Tenant requests Landlord's consent, or, if no consent is required, upon the expiration or earlier termination of this Lease, option to require Tenant to remove any or all such fixtures, equipment, additions and/or alterations and restore the Leased Premises to the condition existing immediately prior to such change and/or installation, normal wear and tear, acts of God, casualties, condemnation, Hazardous Materials (other than those stored, used or disposed of by Tenant in or about the Leased premises in violation of Hazardous Materials Laws) and Alterations with respect to which Landlord has not reserved the right to require removal tear excepted, all at Tenant's ’s cost and expense. Landlord shall inform Tenant of Landlord’s request to Tenant to restore the Premises at time of consent. Landlord and tenant agree that all current additions and or alterations have been approved by the landlord and Tenant will not be required to remove any or all such fixtures, equipment, additions and/or alterations and restore the Leased Premises. All such work shall be done in a good and workmanlike manner and shall consist of new materials unless agreed to otherwise by Landlord. Any and all repairs, changes and/or modifications thereto shall be the responsibility of, and at the cost of, Tenant. Landlord may require adequate security from Tenant assuring no mechanics' ’ liens on account of work done on the Leased Premises by Tenant and may post the Leased Premises, or take such other action as is then permitted by law, to protect the Landlord and the Leased Premises against mechanics' ’ liens. Tenant agrees to pay or cause to be paid promptly all bills and charges for any material, labor or otherwise in connection with or arising out of any such alterations, improvements or additions to the Leased Premises, and Tenant agrees to hold Landlord may also require adequate security free and harmless against all liens and claims of liens for labor and materials, or either of them, filed against the Leased Premises, or any part thereof, and against any expense or liability in connection therewith. Tenant shall, however, have the right to assure Landlord that contest any mechanic’s liens or claims of such liens filed against the Leased Premises, provided Tenant shall diligently prosecute any such contest and at all times effectively stay or prevent any sale of the Leased Premises will under execution or otherwise and pay or otherwise satisfy any final judgment judging or enforcing such contested lien and thereafter procure record of satisfaction or release thereof. Landlord shall also retain the right, but shall not have an obligation, to post the Leased Premises or take such other action as is then permitted by law to protect Landlord and the Leased Premises against mechanic’s liens. Any such work done within the Leased Premises by Tenant shall be restored to their original condition upon termination accomplished in accordance with all applicable governmental laws, rules, regulations and ordinances, including, without limitation, any requirements imposed by the American with Disabilities Act (or similar applicable legislation), all at the sole cost and expense of Tenant. Without limiting any other provisions of this Lease, Tenant shall, at Tenant’s sole cost and expense (but subject to Landlord’s prior written approval, which shall not be unreasonably withheld or delayed), make each and every alteration or addition to the Leased Premises required to bring the Leased Premises into compliance with the requirements imposed by the Americans with Disabilities Act (42 U.S.C. § 12101, et seq.) and any regulations promulgated pursuant thereto effective from time to time during the term of this Lease, and any period of holding over by Tenant (“ADA Requirements”), if: a. The requirement for such alteration or addition arises as a result of: i. Any alteration or addition by Tenant. ii. Any violation by Tenant of any ADA Requirements. iii. A special use of the Leased Premises or any part thereof by Tenant or any assignee or subtenant of Tenant (including, but not limited to, use for a facility which constitutes, or if open to the public generally would constitute, a “place of public accommodation” under the ADA Requirements). iv. The special needs of the employee(s) of Tenant or any assignee or subtenant of Tenant. b. The ADA Requirements would otherwise make Tenant rather than Landlord primarily responsible for making such alteration or addition. c. Tenant shall not be required to perform or pay for any upgrades outside of the Leased Premises to comply with the Americans with Disabilities Act (42 U.S.C. § 12101, et seq.).

ALTERATION - CHANGES AND ADDITIONS - RESPONSIBILITY. Unless the Subject to Landlord's approval is first secured in writingprior approval, such approval which shall not to be unreasonably withheld or delayedwithheld, Tenant may, during the Tenant shall not install or term of this Lease, at Tenant's expense, erect inside partitions, add to existing electric power service, add telephone outlets, add light fixtures, install additional heating and/or air conditioning or make any such other changes or alterations to the interior or exterior of the Leased Premises. Notwithstanding the foregoing, Premises as Tenant may make non-structural alterations to the Leased Premises not in excess of Twenty-Five Thousand Dollars ($25,000) per work of improvement without obtaining Landlord's prior consent. Any such changes or alterations shall be made at the sole cost and expense of the Tenantdesire. At the end of this Lease, all such fixtures, equipment, additions, changes additions and/or alterations (except trade fixtures installed by Tenant,) shall be and remain the property of Landlord; provided, however, Landlord shall have the option, given in writing at the time that Tenant requests Landlord's consent, or, if no consent is required, upon the expiration or earlier termination of this Lease, option to require Tenant to remove any or all such fixtures, equipment, additions and/or alterations and restore the Leased Premises to the condition existing immediately prior to such change and/or installation, normal wear and tear, acts of God, casualties, condemnation, Hazardous Materials (other than those stored, used or disposed of by Tenant in or about the Leased premises in violation of Hazardous Materials Laws) and Alterations with respect to which Landlord has not reserved the right to require removal tear excepted, all at Tenant's cost and expense. All such work shall be done in a good and workmanlike manner and shall consist of new materials unless agreed to otherwise by Landlord. Any and all repairs, changes and/or modifications thereto shall be the responsibility of, and at the cost of, of Tenant. Landlord may require adequate security from Tenant assuring no mechanics' the elimination and, if necessary, the satisfaction of, mechanic's liens on account of work done on the Leased Premises by Tenant and may post the Leased Premisesand/or Tenant's agents, or take such other action as is then permitted by lawrepresentatives, to protect the Landlord and the Leased Premises against mechanics' liensand/or contractors. Landlord may also require adequate security to assure Landlord that the Leased Premises will be restored to their its original condition upon termination of this Lease.

ALTERATION - CHANGES AND ADDITIONS - RESPONSIBILITY. Unless the Landlord's ’s approval is first secured in writing, such approval not to be unreasonably withheld or delayed, the Tenant shall not install or erect inside partitions, add to existing electric power service, add telephone outlets, add light fixtures, install additional heating and/or air conditioning equipment or fixtures or make any other changes or alterations to the interior or exterior of the Leased Premises. Notwithstanding the foregoing, Tenant may make non-structural alterations to the Leased Premises not in excess of Twenty-Five Thousand Dollars ($25,000) per work of improvement without obtaining Landlord's prior consent. Any such changes or alterations shall be made at the sole cost and expense of the Tenant. At the end of this Lease, all such fixtures, equipment, additions, changes and/or alterations (except trade fixtures installed by Tenant) shall be and remain the property of Landlord; provided, provided however, Landlord shall have the option, given in writing at the time that Tenant requests Landlord's consent, or, if no consent is required, upon the expiration or earlier termination of this Lease, option to require Tenant to remove any or all such fixtures, equipment, additions and/or or alterations and restore the Leased Premises to the condition existing immediately prior to such change and/or or installation, normal wear and tear, acts of God, casualties, condemnation, Hazardous Materials (other than those stored, used or disposed of by Tenant in or about the Leased premises in violation of Hazardous Materials Laws) and Alterations with respect to which Landlord has not reserved the right to require removal tear excepted, all at Tenant's ’s cost and expense. All such work shall be done in a good and workmanlike manner and shall consist of new materials unless agreed to Landlord otherwise by Landlordagrees. Any and all repairs, changes and/or modifications thereto shall be the responsibility of, and at the cost of, of Tenant. Landlord may require adequate security from Tenant assuring no mechanics' mechanic’s liens on account of work done on the Leased Premises by Tenant and may post the Leased Premises, or take such other action as is then permitted by law, to protect the Landlord and the Leased Premises against mechanics' mechanic’s liens. Landlord may also require adequate security to assure Landlord that the Leased Premises will be restored to their original condition upon termination of this Lease.

ALTERATION - CHANGES AND ADDITIONS - RESPONSIBILITY. Unless 7.01 The Owner agrees to provide the LandlordTenant, at its sole expense, the shell for the demised premises. 7.02 Tenant intends to make alterations to the Premises in accordance with the plans and specifications to be delivered to Owner with in five (5) days of the date hereof. Owner shall have five (5) days thereafter to approve such plans and specifications in Owner's approval is first secured in writingsole discretion. In the event Owner and Tenant fail to mutually agree on said plans and specifications on or before October 5, 1995 this Lease Agreement shall terminate and be of no further force or effect. Owner further reserves the right to approve all contractors and subcontractors chosen by Tenant to construct the improvements on the Premises. Tenant agrees to use those subcontractors suggested by Owner so long as the costs are competitive with other such approval subcontractors. Owner shall reimburse Tenant within thirty (30) days of receipt of invoices a total amount not to exceed $18,000 for improvements related to constructing approximately 1,200 square feet of office space and two restroom facilities on the Premises. The Owner agrees to pay the cost of the alterations and other finish of the demised premises as specified in the attached plans in excess of $18,000.00, provided that such excess costs together with interest at the rate of 10.75% per annum on the outstanding balance shall be unreasonably withheld or delayed, reimbursed to the Owner by the Tenant shall not install or erect inside partitionsin equal monthly payments, add as additional rent, during the remaining term of the lease. 7.03 Subject to existing electric power serviceOwner's prior written approval, add telephone outletsTenant may, add light fixturesduring the term of this Lease, install additional heating and/or air conditioning or at Tenant's sole expense make any such other changes or alterations to the interior or exterior of the Leased Premises. Notwithstanding the foregoing, as Tenant may make non-structural alterations to the Leased Premises not in excess of Twenty-Five Thousand Dollars ($25,000) per work of improvement without obtaining Landlord's prior consent. Any such changes or alterations shall be made at the sole cost and expense of the Tenantdesire. At the end of this Lease, all such fixtures, equipment, additions, changes . additions and/or alterations (except trade fixtures installed by Tenant) shall be and remain the property of LandlordOwner; provided, however, Landlord Owner shall have the option, given in writing at the time that Tenant requests Landlord's consent, or, if no consent is required, upon the expiration or earlier termination of this Lease, option to require Tenant to remove any or all such fixtures, equipment, additions and/or alterations and restore the Leased leased Premises to the condition existing immediately prior to such change and/or installation, normal wear and tear, acts of God, casualties, condemnation, Hazardous Materials (other than those stored, used or disposed of by Tenant in or about the Leased premises in violation of Hazardous Materials Laws) and Alterations with respect to which Landlord has not reserved the right to require removal tear excepted, all at Tenant's cost and expense. . 7.04 All such work shall be done in a good and workmanlike manner and shall consist of new materials unless agreed to otherwise by LandlordOwner. Any and all repairs, changes and/or modifications thereto shall be the responsibility of, and at the sole cost of, of Tenant. Landlord Owner may require adequate security from Tenant assuring no mechanics' mechanic's liens on account of work done on the Leased Premises by Tenant and may post the Leased Premises, or take such other action as is then permitted by law, to protect the Landlord and the Leased Premises against mechanics' liens. Landlord may also require adequate security to assure Landlord that the Leased Premises will be restored to their original condition upon termination of this LeaseTenant.

ALTERATION - CHANGES AND ADDITIONS - RESPONSIBILITY. Unless (a) Tenant shall not make any alterations, additions, or improvements to the exterior, roof or structural elements of the Premises (including, but not limited to, painting and signs) without Landlord's approval is first secured in writingprior written consent, such approval which may not to be unreasonably withheld or delayed, the . Tenant shall not install or erect inside partitions, add to existing electric power service, add telephone outlets, add light fixtures, install additional heating and/or air conditioning or make any other changes or will be making internal alterations and improvements to the interior or exterior of the Leased Premises. Notwithstanding the foregoing, Tenant may make non-structural alterations at Tenant's expense, and subject to the Leased Premises not in excess of Twenty-Five Thousand Dollars ($25,000) per work of improvement without obtaining Landlord's prior consentwritten approval (not to be unreasonably withheld) commencing with the Lease Commencement Date ("Tenant Finish"). Any such changes or alterations All work done by Tenant shall conform to appropriate federal, city, county and state building codes and health standards and Tenant shall be made at responsible for obtaining and paying for building permits. If in connection with construction of Tenant Finish, it shall become necessary to make improvements or repairs to the sole cost and expense of Premises, other than such Tenant Finish, in order to bring the Tenant. Premises (or the building in which the Premises are located) into compliance with currently applicable federal, city, county or state building codes or health standards, (b) At the end of this Lease, all such fixturesTenant shall, equipmentif it is not then in default hereunder, additionshave the right to remove its inventory, changes and/or alterations (except furnishings, equipment and trade fixtures installed by Tenant) shall be and remain from the property of Landlord; provided, however, Premises provided that it repair all damage done to the Premises in accomplishing removal so as to leave the Premises in good condition. Landlord shall have the option, given in writing at the time that Tenant requests Landlord's consent, or, if no consent is required, upon the expiration or earlier termination of this Lease, option to require Tenant to remove any or all such fixtures, equipment, additions additions, and/or alterations alterations, whether to the exterior or interior, which were not approved in writing by Landlord and restore the Leased Premises to the condition existing immediately prior to such unapproved change and/or installation, normal wear and tear, acts of God, casualties, condemnation, Hazardous Materials (other than those stored, used or disposed of by Tenant in or about the Leased premises in violation of Hazardous Materials Laws) and Alterations with respect to which Landlord has not reserved the right to require removal tear excepted, all at Tenant's cost and expense. All such work . (c) Landlord shall be done solely responsible for complying with all requirements relating to new construction and alterations to public accommodations and commercial facilities as described and defined in a good Subchapter III of the Americans with Disabilities Act of 1990 and workmanlike manner and shall consist of new materials unless agreed the regulations promulgated thereunder, as they may be amended (the "ADA"), with respect to otherwise by Landlordthe Premises. Any and all repairs, changes and/or modifications thereto Tenant shall be the responsibility ofsolely responsible for complying with all such ADA requirements with respect to Tenant's furniture, fixtures and equipment, and at the cost offor providing auxiliary aids and services to accommodate specific needs of disabled employees, licensees, and invitees of Tenant. Landlord may require adequate security from Tenant assuring no mechanics' liens on account of work done on the Leased Premises by Tenant and may post the Leased Premises, or take such other action as is then permitted by law, to protect the Landlord and the Leased Premises against mechanics' liens. Landlord may also require adequate security to assure Landlord that the Leased Premises will be restored to their original condition upon termination of this Lease.

ALTERATION - CHANGES AND ADDITIONS - RESPONSIBILITY. Unless the Landlord's approval is first secured in writing, such approval not to be unreasonably withheld or delayed, the Tenant shall not install or erect inside partitions, add to existing electric power service, add telephone outlets, add light fixtures, install additional heating and/or air conditioning or make any other changes or alterations to the interior or exterior of the Leased Premises. Notwithstanding the foregoing, Tenant may make non-structural alterations to the Leased Premises not in excess of Twenty-Five Thousand Dollars ($25,000) per work of improvement without obtaining Landlord's prior consent. Any such changes or alterations shall be made at the sole cost and expense of the Tenant. At the end of this Lease, all such fixtures, equipment, additions, changes and/or alterations (except trade fixtures installed by Tenant) shall be and remain the property of Landlord; provided, however, Landlord shall have the option, given option to be expressed in writing at the time that Tenant requests Landlord's consent, or, if no consent is required, upon the expiration or earlier termination of this Lease, in conjunction with initial approval to require Tenant to remove any or all such fixtures, equipment, additions and/or alterations and restore the Leased Premises to the condition existing immediately prior to such change and/or installation, normal wear and tear, acts of God, casualties, condemnation, Hazardous Materials (other than those stored, used or disposed of by Tenant in or about the Leased premises in violation of Hazardous Materials Laws) and Alterations with respect to which Landlord has not reserved the right to require removal tear excepted, all at Tenant's cost and expense. All such work shall be done in a good and workmanlike manner and shall consist of new materials unless agreed to otherwise by Landlord. Any and all repairs, changes and/or modifications thereto shall be the responsibility of, and at the cost of, Tenant. Landlord may require adequate security from Tenant assuring no mechanics' liens on account of work done on the Leased Premises by Tenant and may post the Leased Premises, or take such other action as is then permitted by law, to protect the Landlord and the Leased Premises against mechanics' liens. Landlord may also require adequate security to assure Landlord that the Leased Premises will be restored to their original condition upon termination of this Lease.