Common use of Alterations and Additions by Tenant Clause in Contracts

Alterations and Additions by Tenant. (a) Tenant may not make or permit any alterations, improvements, or additions in or to the Leased Premises or the Project without Landlord's prior consent. Provided Tenant has notified Landlord in writing at least 10 days prior to the commencement of any such work within the Leased Premises, Landlord will not unreasonably withhold its approval of non-structural alterations or physical additions to the Leased Premises which cost $10,000 or less in each case subject to the following limitations: (i) such alterations and additions will not impair the structural integrity of the Building, (ii) such alterations and additions will not affect the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems of the Leased Premises, (iii) such alterations and additions are accomplished in a good and workmanlike manner and in accordance with all applicable governmental requirements, (iv) such alterations and additions are not visible from outside the Leased Premises, and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additions. All alterations, additions, and improvements made to, or fixtures or other improvements placed in or upon, the Leased Premises, whether temporary or permanent in character, by either party (except only Tenant's movable trade fixtures, office furniture, and equipment) are a part of the Project and are the property of Landlord when they are placed in the Leased Premises without compensation to Tenant. Alterations, improvements, and additions in and to the Leased Premises requested by Tenant must be made in accordance with complete and accurate plans and specifications and construction documents [including, without limitation, complete mechanical, electrical and plumbing (MEP) requirements] prepared by Tenant and approved in advance by Landlord. All work must be performed at Tenant's expense either by Landlord or by contractors and subcontractors approved in advance by Landlord. If the work is not performed by Landlord, then all work performed by Tenant's contractors and subcontractors is subject to the following conditions: (1) Each contractor and subcontractor must deliver evidence satisfactory to Landlord that the insurance specified on EXHIBIT D is in force prior to commencing work. (2) Tenant shall ensure that all workers are cooperative with Project personnel and comply with all Project Rules and Regulations. (3) Tenant must deliver to Landlord evidence that Tenant has obtained all necessary governmental permits and approvals for the improvements or alterations prior to starting any work. (4) All construction must be done in a good and workmanlike manner and is subject to approval by Landlord during and after construction to determine compliance with the approved plans and specifications and construction documents, in its sole discretion. (5) Lien releases from each contractor and subcontractor must be submitted to Landlord within 5 days after completion of the work performed by the contractor or subcontractor. (6) Within 30 days after completion of any improvements or alterations, Tenant, at its cost, shall deliver to Landlord 2 reproducible copies of "as-built" plans and specifications (1/8" scale) for each floor where alterations or improvements were made. All changes to the plans and specifications and construction documents are also subject to Landlord's prior approval. (b) Tenant must use Landlord's fire protection contractor and must either (1) use Landlord's MEP engineer to prepare the MEP portions of the plans and specifications and construction documents, or (2) reimburse the cost of one review by Landlord's MEP engineer of the plans and specifications and the construction documents. Landlord shall cause its fire protection contractor and MEP engineer to perform the work for Tenant at Landlord's contracted rates. (c) All alterations and improvements by Tenant must comply with all Applicable Laws. Tenant and its consultants must coordinate any alterations or additions relating to compliance with Access Laws with Landlord and Landlord's Access Law compliance plan for the Project in preparing the plans and specifications and construction documents. If Tenant's alterations or additions to the Leased Premises or the manner in which Tenant uses the Leased Premises cause Landlord to make any alterations or improvements to the Project to comply with the provisions of the Americans With Disabilities Act of 1990 (as amended), the Texas Architectural Barriers Act (as amended) [Tex. Rev. Civ.

Alterations and Additions by Tenant. (a) Tenant may not shall make or permit any alterationsno alterations in, improvements, modifications of or additions in or to the Leased Premises which are structural in nature or the Project without Landlord's prior consent. Provided Tenant has notified Landlord in writing at least 10 days prior to the commencement of any such work within the Leased Premises, Landlord will not unreasonably withhold its approval of non-structural alterations or physical additions to which exceed the Leased Premises which cost of $10,000 or less in each case subject to 2,500.00 without the following limitations: (i) such alterations and additions will not impair the structural integrity prior written consent of the Building, (ii) such alterations and additions will not affect the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems of the Leased Premises, (iii) such alterations and additions are accomplished in a good and workmanlike manner and in accordance with all applicable governmental requirements, (iv) such alterations and additions are not visible from outside the Leased PremisesLandlord, and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additions. All alterations, additions, additions and improvements made to, to or fixtures or other improvements placed in or upon, upon the Leased Premises, whether temporary or permanent in character, by either party (except only TenantLandlord or Tenant shall be deemed a part of the Building at the time same are placed in or upon the Premises and same shall remain upon and be surrendered with the Premises as a part thereof at the expiration or termination of this Lease and shall at that time become the property of the Landlord other than fixtures that may be removed by Tenant without damage to the Premises. Tenant shall not place any safes, safe cabinets or vaults within the Premises without Landlord's movable prior written consent. Tenant shall give Landlord the keys and explanation of the combination of all locks for safes, safe cabinets, and vaults on the Premises upon expiration or termination of this Lease if they are to remain on the Premises. Tenant may remove its trade fixtures, office furnituresupplies and moveable office furniture and equipment not attached to the Premises provided: (i) such removal is made prior to the expiration or termination of this Lease; (ii) Tenant is not then in default in the performance of its obligations under this Lease; and (iii) Tenant promptly repairs all damage caused by such removal. If Tenant does not remove such trade fixtures, office supplies and equipmentmoveable office furniture and equipment within ten (10) are a part days following the expiration or termination of the Project this Lease, such property shall thereupon be conclusively presumed to have been abandoned by Tenant and are become the property of Landlord when they are placed free and clear of any interest of Tenant, and Landlord may cause the same to be removed and all expenses incurred in the Leased Premises without compensation to connection therewith shall be payable by Tenant. AlterationsAny installations or improvements now or hereafter existing which are not Building Standard Improvements shall be maintained by Tenant at Tenant's cost and expenses; however, improvementsshould Tenant desire any such installations or improvements to be maintained by Landlord, Landlord may agree to perform such maintenance at Tenant's cost and expense. In the event the Tenant is authorized to make any alterations, repairs or additions in and to the Leased Premises requested by Tenant must be made in accordance with complete and accurate under the terms of this Lease, all plans and specifications and construction documents [includingfor such alterations, without limitation, complete mechanical, electrical and plumbing (MEP) requirements] prepared by Tenant and approved in advance by Landlord. All work must repairs or additions shall be performed at Tenant's expense either executed by Landlord or by contractors and subcontractors approved in advance by Landlord. If the work is not performed by Landlord, then all work performed by Tenant's contractors and subcontractors is subject Tenant pursuant to the following conditions: (1) Each contractor and subcontractor must deliver evidence satisfactory to Landlord that the insurance specified on EXHIBIT D is provisions set forth in force prior to commencing work. (Schedule 2) Tenant shall ensure that all workers are cooperative with Project personnel and comply with all Project Rules and Regulations. (3) Tenant must deliver to Landlord evidence that Tenant has obtained all necessary governmental permits and approvals for the improvements or alterations prior to starting any work. (4) All construction must be done in a good and workmanlike manner and is subject to approval by Landlord during and after construction to determine compliance with the approved plans and specifications and construction documents, in its sole discretion. (5) Lien releases from each contractor and subcontractor must be submitted to Landlord within 5 days after completion of the work performed by the contractor or subcontractor. (6) Within 30 days after completion of any improvements or alterations, Tenant, at its cost, shall deliver to Landlord 2 reproducible copies of "as-built" plans and specifications (1/8" scale) for each floor where alterations or improvements were made. All changes to the plans and specifications and construction documents are also subject to Landlord's prior approval. (b) Tenant must use Landlord's fire protection contractor and must either (1) use Landlord's MEP engineer to prepare the MEP portions execution and/or approval of the plans and specifications and construction documentsfor such alterations, repairs or (2) reimburse additions shall in no event cause the cost of one review by Landlord's MEP engineer Landlord to become responsible or liable for any aspect of the plans and specifications or the construction relating thereto, all of which will be carried out by Tenant, at its sole cost and expense, unless otherwise expressly agreed between the Landlord and Tenant and set out in Schedule 2, attached hereto. All construction work done by Tenant shall be performed in good workmanlike manner in compliance with all governmental requirements and applicable codes. Tenant agrees to indemnify and hold Landlord harmless against loss, liability or damage resulting from such work other than as a result of Landlord's intentional misconduct or sole or gross negligence. Tenant further agrees that it will at all times save and keep the Landlord and the Premises free and harmless of and from and indemnify Landlord against any liability on account of or in respect to any mechanic's lien or liens in the nature thereof, for work and labor done or materials furnished at the instance and request of the Tenant, in or about the Premises. In connection with the additions, alterations or modifications, Tenant agrees to buy, at Tenant's sole cost and expense, Builders Risk Insurance on an All Risk Builders Risk Form, for full value of improvements and/or additions in construction documentsto be made to the Premises. In addition, the contractor for such additions, alterations or modifications shall be required to pay comprehensive general liability insurance covering the construction work to be performed with the limit of $1,000,000.00 or more combined single limit coverage, and such policy shall name Landlord as an additional insured. Prior to the commencement of any construction, Tenant shall provide Landlord a certificate evidencing such coverage, and Landlord and Tenant shall be covered by such policy as their interest may appear (as named insured) and such policy shall be non-cancelable or subject to material change without thirty (30) days advance written notice to Landlord. In the event the policy shall lapse or shall not be renewed, Tenant shall cause its fire protection contractor and MEP engineer the construction work to perform the work for Tenant at Landlord's contracted ratescease immediately. (c) All alterations and improvements by Tenant must comply with all Applicable Laws. Tenant and its consultants must coordinate any alterations or additions relating to compliance with Access Laws with Landlord and Landlord's Access Law compliance plan for the Project in preparing the plans and specifications and construction documents. If Tenant's alterations or additions to the Leased Premises or the manner in which Tenant uses the Leased Premises cause Landlord to make any alterations or improvements to the Project to comply with the provisions of the Americans With Disabilities Act of 1990 (as amended), the Texas Architectural Barriers Act (as amended) [Tex. Rev. Civ.

Alterations and Additions by Tenant. (a) With the prior written consent of Landlord, Tenant may not make at its expense additional improvements or permit alterations to the Premises, beyond the Initial Improvements. Any repairs or new construction by Tenant shall be done in conformity with plans and specifications approved by Landlord and in conformity with all laws and legal requirements, by contractors approved by Landlord, and subject to Landlord's reasonable rules and regulations regarding such construction. All work performed shall be done lien-free In a workmanlike manner. Landlord may require that Tenant provide to Landlord, at Tenant's expense, a lien and completion bond in an amount equal to 150% of the estimated cost of any alterations, improvements, additions, or additions alterations in the Premises. Landlord shall not unreasonably withhold its consent to Tenant's proposed alterations or improvements if the conditions of this Section 11 are satisfied. Landlord may, if it so notifies Tenant of the time of initial consent, require Tenant to remove any improvements or alterations made under this Section 11 at the expiration or termination of the Term, such removal to occur at Tenant's expense; and Tenant shall repair all damage to the Leased Premises or Building occurring as a result of such removal. In the Project event Tenant fails to remove any improvements or alterations as required by Landlord or repair any damage occurring during such removal, Landlord shall be entitled to remove any improvements or alterations or make such repairs, at Tenant's expense, and shall further be entitled to draw upon the Deposit. Any approval of Landlord required under this Section shall not be unreasonably withheld, conditioned or delayed; provided, however, that If Landlord does not respond to a request for consent within ten (10) days, 11 such consent shall be deemed given. in addition, and notwithstanding anything to the contrary herein, Tenant may, without Landlord's prior written consent. Provided Tenant has notified Landlord , but in writing at least 10 days prior to the commencement of any such work within the Leased Premises, Landlord will not unreasonably withhold its approval of non-structural alterations or physical additions to the Leased Premises which cost $10,000 or less in each case conformity with all laws and legal requirements and subject to the following limitations: (i) such other requirements of this Section 11, make alterations and additions will not impair the structural integrity of the Building, (ii) such alterations and additions will not affect the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems of the Leased Premises, (iii) such alterations and additions are accomplished in a good and workmanlike manner and in accordance with all applicable governmental requirements, (iv) such alterations and additions are not visible from outside the Leased Premises, and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additions. All alterations, additions, and improvements made to, or fixtures or other improvements placed in or upon, the Leased Premises, whether temporary or permanent in character, by either party (except only Tenant's movable trade fixtures, office furniture, and equipment) are a part of the Project and are the property of Landlord when they are placed in the Leased Premises without compensation to Tenant. Alterations, improvements, and additions in and to the Leased Premises requested by Tenant must be made in accordance with complete which consist of data and accurate plans telephone cabling and specifications wiring, decorations, interior painting and construction documents [including, without limitation, complete mechanical, electrical and plumbing (MEP) requirements] prepared by Tenant and approved in advance by Landlord. All work must be performed at Tenant's expense either by Landlord or by contractors and subcontractors approved in advance by Landlord. If the work is nonstructural alterations that do not performed by Landlord, then all work performed by Tenant's contractors and subcontractors is subject to the following conditions: (1) Each contractor and subcontractor must deliver evidence satisfactory to Landlord that the insurance specified on EXHIBIT D is in force prior to commencing workaffect Building systems. (2) Tenant shall ensure that all workers are cooperative with Project personnel and comply with all Project Rules and Regulations. (3) Tenant must deliver to Landlord evidence that Tenant has obtained all necessary governmental permits and approvals for the improvements or alterations prior to starting any work. (4) All construction must be done in a good and workmanlike manner and is subject to approval by Landlord during and after construction to determine compliance with the approved plans and specifications and construction documents, in its sole discretion. (5) Lien releases from each contractor and subcontractor must be submitted to Landlord within 5 days after completion of the work performed by the contractor or subcontractor. (6) Within 30 days after completion of any improvements or alterations, Tenant, at its cost, shall deliver to Landlord 2 reproducible copies of "as-built" plans and specifications (1/8" scale) for each floor where alterations or improvements were made. All changes to the plans and specifications and construction documents are also subject to Landlord's prior approval. (b) Tenant must use Landlord's fire protection contractor and must either (1) use Landlord's MEP engineer to prepare the MEP portions of the plans and specifications and construction documents, or (2) reimburse the cost of one review by Landlord's MEP engineer of the plans and specifications and the construction documents. Landlord shall cause its fire protection contractor and MEP engineer to perform the work for Tenant at Landlord's contracted rates. (c) All alterations and improvements by Tenant must comply with all Applicable Laws. Tenant and its consultants must coordinate any alterations or additions relating to compliance with Access Laws with Landlord and Landlord's Access Law compliance plan for the Project in preparing the plans and specifications and construction documents. If Tenant's alterations or additions to the Leased Premises or the manner in which Tenant uses the Leased Premises cause Landlord to make any alterations or improvements to the Project to comply with the provisions of the Americans With Disabilities Act of 1990 (as amended), the Texas Architectural Barriers Act (as amended) [Tex. Rev. Civ.

Alterations and Additions by Tenant. (a) Tenant may not make or permit any alterations, improvements, improvements or additions in or to the Leased Premises or the Project Building without Landlord's ’s prior written consent. Provided Tenant has notified Landlord in writing at least 10 days prior , such consent not to the commencement of any such work within the Leased Premises, Landlord will not be unreasonably withhold its approval of non-structural alterations or physical additions to the Leased Premises which cost $10,000 or less in each case subject to the following limitations: (i) such alterations and additions will not impair the structural integrity of the Building, (ii) such alterations and additions will not affect the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems of the Leased Premises, (iii) such alterations and additions are accomplished in a good and workmanlike manner and in accordance with all applicable governmental requirements, (iv) such alterations and additions are not visible from outside the Leased Premises, and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additionswithheld. All alterations, additions, additions and improvements made to, or fixtures or other improvements placed in or upon, the Leased Premises, whether temporary or permanent in character, by either party (except only Tenant's ’s movable trade fixtures, office furniture, furniture and equipment) are a part of the Project Building and are the property of Landlord when they are placed in the Leased Premises without compensation to TenantPremises. Alterations, improvements, improvements and additions in and to the Leased Premises requested by Tenant must be made in accordance with complete and accurate plans and specifications and construction documents [including, without limitation, complete mechanical, electrical and plumbing (MEP) requirements] prepared by Tenant and approved in advance in writing by Landlord. All work must be performed at Tenant's ’s expense either by Landlord or by contractors and subcontractors approved in advance by Landlord. If the work is not performed by Landlord, then all work performed by Tenant's ’s contractors and subcontractors is subject to the following conditions: (1) Each contractor and subcontractor must deliver evidence satisfactory to Landlord that the insurance specified on EXHIBIT D by Landlord is in force prior to commencing work. (2) Tenant shall ensure insure that all workers are cooperative with Project Building personnel and comply with all Project Building Rules and Regulations. (3) Tenant must deliver to Landlord evidence that Tenant has obtained all necessary governmental permits and approvals for the improvements or alterations prior to starting any work. (4) All construction must be done in a good and workmanlike manner and is subject to approval by Landlord during and after construction to determine compliance with the approved plans and specifications and construction documentsconstruction, in its sole discretion. (5) Lien releases from each contractor and subcontractor must be submitted to Landlord within 5 five days after completion of the work performed by the contractor or subcontractor. (6) Within 30 thirty (30) days after completion of any improvements or alterations, Tenant at its cost, shall deliver to Landlord two reproducible copies of “as-built” plans and specifications (1/8” scale) for each floor where alterations or improvements were made. (b) All alterations and improvements must comply with all Applicable Laws. If Tenant’s use of the Leased Premises causes Landlord to make any alterations or improvements to the Building to comply with the provisions of ADA or any other Applicable Laws, Tenant shall reimburse Landlord for the cost of the alterations or improvements upon demand as additional Rent. Neither Landlord’s approval of Tenant’s plans and specifications for the alterations or improvements nor Landlord’s acceptance of Tenant’s as-built plans is a confirmation or agreement by Landlord that the improvements and alterations comply with Applicable Laws. (c) Within thirty (30) days after Tenant installs any telephone or data cables, whether or not in connection with an alteration or addition to the Leased Premises, Tenant, at its cost, shall deliver to Landlord 2 two reproducible copies of "“as-built" ” plans and specifications (1/8" ” scale) for each floor where alterations or improvements were made. All changes to showing the plans location of the telephone and specifications and construction documents are also subject to Landlord's prior approvaldata cables. (bd) Tenant must use may, at Landlord's fire protection contractor ’s option, be required, at Tenant’s sole cost and must either (1) use Landlord's MEP engineer to prepare expense, at the MEP portions end of the plans Lease Term to remove all voice and specifications and construction documents, or (2) reimburse the cost of one review by Landlord's MEP engineer of the plans and specifications and the construction documents. Landlord shall cause its fire protection contractor and MEP engineer to perform the work for Tenant at Landlord's contracted rates. (c) All alterations and improvements data transmission cables installed by Tenant must comply with all Applicable Laws. Tenant and its consultants must coordinate any alterations or additions relating to compliance with Access Laws with Landlord and Landlord's Access Law compliance plan for the Project in preparing the plans and specifications and construction documents. If Tenant's alterations or additions to the Leased Premises or and/or the manner in which Tenant uses the Leased Premises cause Landlord to make any alterations or improvements to the Project to comply with the provisions of the Americans With Disabilities Act of 1990 (as amended), the Texas Architectural Barriers Act (as amended) [Tex. Rev. CivBuilding.

Alterations and Additions by Tenant. (a) Tenant may not shall make or permit any no alterations, improvements, additions or additions in or improvements to the Leased Premises or any part thereof without obtaining the Project without prior written consent of Landlord's prior consent, which consent shall not be unreasonably withheld, delayed or conditioned. Provided Tenant has notified Landlord in writing at least 10 days prior may impose as a condition to the commencement consent such requirements as Landlord may deem necessary in its sole discretion including, without limitation, the manner in which the work is done, a right of any such work within the Leased Premises, Landlord will not unreasonably withhold its approval of non-structural alterations the contractors by whom the work is to be performed, and the time that it is performed. Such alterations, additions or physical additions to the Leased Premises which cost $10,000 or less improvements shall be performed in each case subject to the following limitations: (i) such alterations compliance with all applicable laws and additions will not impair the structural integrity requirements of the Buildingpublic authorities, (ii) such alterations and additions will not affect the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems of the Leased Premises, (iii) such alterations and additions are accomplished shall be performed in a good and workmanlike manner using new materials and equipment at least equal in quality to the original installation in the Premises. If Landlord authorizes persons requested by Tenant to perform work in the Premises, prior to commencement of any such work, Tenant shall deliver to Landlord certificates issued by insurance companies qualified to do business in the State of Colorado evidencing that all contractors and subcontractors engaged by Tenant to perform such work have in fall force and effect workers' compensation, public liability insurance and property damage insurance all in amounts, with companies and in accordance with all applicable governmental requirements, (iv) such alterations and additions are not visible from outside the Leased Premises, and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additionsform satisfactory to Landlord. All alterationssuch policies, additionsexcluding workers' compensation, shall name Landlord and improvements made to, or fixtures or other improvements placed in or upon, the Leased Premises, whether temporary or permanent in character, by either party (except only TenantLandlord's movable trade fixtures, office furniture, and equipment) are a part of the Project and are the property of Landlord when they are placed in the Leased Premises without compensation to Tenantlender as an additional named insured. Alterations, improvements, additions and additions in and to the Leased Premises requested by Tenant must be made in accordance with complete and accurate plans and specifications and construction documents [including, without limitation, complete mechanical, electrical and plumbing (MEP) requirements] prepared by Tenant and approved in advance by Landlord. All work must improvements shall be performed at Tenantin a manner that will not unreasonably interfere, delay or impose any additional expense upon Landlord in the maintenance or operation of the Building or upon other tenant's expense either by Landlord or by contractors and subcontractors approved in advance by Landlorduse of their premises. If the work is not performed by Landlord, then all work performed by Tenant's contractors and subcontractors is subject to the following conditions: (1) Each contractor and subcontractor must deliver evidence satisfactory to Landlord that the insurance specified on EXHIBIT D is in force prior to commencing work. (2) Tenant shall ensure that all workers are cooperative with Project personnel and comply with all Project Rules requirements of Landlord's insurance carriers and Regulations. (3) Tenant must deliver to Landlord evidence that Tenant has obtained shall obtain all necessary governmental permits and approvals certificates required for the improvements or alterations prior to starting any such work. (4) All construction must be done in a good and workmanlike manner and is subject to approval by Landlord during and after construction to determine compliance with the approved plans and specifications and construction documents, in its sole discretion. (5) Lien releases from each contractor and subcontractor must be submitted to Landlord within 5 days after completion of the work performed by the contractor or subcontractor. (6) Within 30 days after completion of any improvements or alterations, Tenant, at its cost, shall deliver to Landlord 2 reproducible copies of "as-built" plans and specifications (1/8" scale) for each floor where alterations or improvements were made. All changes to the plans and specifications and construction documents are also subject to Landlord's prior approval. (b) Tenant must use Landlord's fire protection contractor All alterations, improvements and must either (1) use Landlord's MEP engineer to prepare the MEP portions of the plans and specifications and construction documents, or (2) reimburse the cost of one review by Landlord's MEP engineer of the plans and specifications and the construction documents. Landlord shall cause its fire protection contractor and MEP engineer to perform the work for Tenant at Landlord's contracted rates. (c) All alterations and improvements by Tenant must comply with all Applicable Laws. Tenant and its consultants must coordinate any alterations or additions relating to compliance with Access Laws with Landlord and Landlord's Access Law compliance plan for the Project in preparing the plans and specifications and construction documents. If Tenant's alterations or additions to the Leased Premises, including, by way of illustration but not by limitation, all counters, screens, grilles, special cabinetry work, partitions, paneling, carpeting, drapes or other window coverings and light fixtures, shall be deemed a part of the real estate and the property of Landlord and shall remain upon and be surrendered with the Premises as a part thereof without molestation, disturbance or injury at the manner in which end of the Lease Term, whether by lapse of time or otherwise, unless Landlord, by notice given to Tenant uses the Leased Premises cause Landlord to make any alterations or improvements no later than fifteen (15) days prior to the Project to comply with the provisions end of the Americans With Disabilities Act Lease Term, shall elect to have Tenant remove all or any of 1990 such alterations, improvements or additions (as amended), the Texas Architectural Barriers Act (as amended) [Tex. Rev. Civ.excluding non-movable office

Alterations and Additions by Tenant. (a) Tenant may shall not make or permit allow to be made any alterations, improvements, or additions in or to the Leased Premises or without first obtaining the Project without written consent of Landlord's prior consent. Provided Tenant has notified Landlord in writing at least 10 days prior to the commencement of any such work within the Leased Premises, Landlord will may not unreasonably withhold or delay its approval of consent for non-structural alterations interior alterations, improvements, or physical additions to the Leased Premises which cost $10,000 or less that do not, as determined by Master Landlord in each case subject to the following limitations: (i) such alterations and additions will not impair the its sole discretion, affect any structural integrity element of the Building, (ii) such alterations and additions will not affect the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems any of the Leased PremisesBuilding operating systems (including branches serving specified tenants), (iii) such alterations and additions are accomplished in a good and workmanlike manner and in accordance with all applicable governmental requirements, (iv) such alterations and additions are not visible from outside or the Leased Premises, and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additionsBuildings' appearance. All alterations, additions, and improvements made to, to or fixtures or other improvements placed in or upon, upon the Leased Premises, whether temporary or permanent in character, by either party (except only Tenant's movable trade fixtures, office furniture, furniture and equipment) are shall be deemed a part of the Project Building and are the property of the Landlord when they at the time same are placed in or upon the Leased Premises Premises, without compensation to Tenant. Alterations, improvements, and additions in and to the Leased Premises requested by Tenant must shall be made in accordance with complete and accurate plans and specifications and construction documents [including, without limitation, complete mechanical, electrical and plumbing (MEP) requirements] prepared by Tenant which have been previously submitted to and approved in advance writing by Landlord. All Such work must shall be performed at Tenant's expense and accomplished either by Master Landlord or by contractors and subcontractors approved in advance writing by Master Landlord. If the such work is not performed by Master Landlord, then all work performed by Tenant's other contractors and subcontractors is shall be subject to the following conditions:; (1a) Each A certificate of insurance for each contractor and subcontractor must deliver evidence satisfactory be submitted to the Landlord that the insurance specified on EXHIBIT D is in force and Master Landlord for approval prior to commencing workcommencement of construction. (2b) Tenant shall ensure that all workers are will be cooperative with Project Building personnel and comply with all Project Rules Building rules and Regulationsregulations. (3) Tenant must deliver to Landlord evidence that Tenant has obtained all necessary governmental permits and approvals for the improvements or alterations prior to starting any work. (4c) All construction must shall be done in a good and workmanlike manner and is shall be subject to approval by Master Landlord during and after construction to determine compliance with the approved plans and specifications and construction documents, in its sole discretiondiscretion upon completion. (5d) Lien releases from each contractor and subcontractor must be submitted to the Landlord within 5 five (5) days after completion of the work performed by the contractor or subcontractor. (6) Within 30 days after completion of any improvements or alterations, Tenant, at its cost, shall deliver to Landlord 2 reproducible copies of "as-built" plans and specifications (1/8" scale) for each floor where alterations or improvements were madecompletion. All changes to the plans and specifications and construction documents are also subject to Landlord's prior approval. (b) Tenant must use Landlord's fire protection contractor and must either (1) use Landlord's MEP engineer to prepare the MEP portions of the plans and specifications and construction documents, or (2) reimburse the cost of one review by Landlord's MEP engineer of the plans and specifications and the construction documents. Landlord shall cause its fire protection contractor and MEP engineer to perform the work for Tenant at Landlord's contracted rates. (c) All alterations and improvements by Tenant must shall comply with all Applicable Laws, including without limitation, all applicable environmental laws and the Americans With Disabilities Act of 1990 (the "ADA"). Tenant and its consultants must coordinate any alterations or additions relating to compliance with Access Laws with Landlord and Landlord's Access Law compliance plan for the Project in preparing the plans and specifications and construction documents. If Further, should Tenant's alterations or additions to the Leased Premises or the manner in which Tenant uses use of the Leased Premises cause Landlord or Master Landlord to make any alterations or improvements to the Project Building (excluding core area restrooms) in order to comply or cause the Building to comply with the provisions of the Americans With Disabilities Act ADA, Tenant shall reimburse Landlord and Master Landlord for the cost of 1990 (as amended), the Texas Architectural Barriers Act (as amended) [Tex. Rev. Civany such alterations or improvements upon demand.

Alterations and Additions by Tenant. (a) Tenant may not make or permit any structural or material non-structural alterations, improvements, or additions in or to the Leased Premises or the Project without Landlord's prior consent. Provided Tenant has notified Landlord in writing at least 10 days prior Except as otherwise provided to the commencement of any such work within the Leased Premisescontrary in this Paragraph 14, Landlord will not unreasonably withhold its approval of non-structural alterations or physical additions to the Leased Premises which cost $10,000 or less in each case subject to the following limitations: (i) such alterations and additions will not impair the structural integrity of the Building, (ii) such alterations and additions will not affect the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems of the Leased Premises, (iii) such alterations and additions are accomplished in a good and workmanlike manner and in accordance with all applicable governmental requirements, (iv) such alterations and additions are not visible from outside the Leased Premises, and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additions. All alterations, additions, and improvements made to, or fixtures or other improvements placed in or upon, the Leased Premises, whether temporary or permanent in character, by either party (except only Tenant's movable trade fixtures, office furniture, furniture and equipmentequipment not attached to the Building) are a part of the Project and are the property of Landlord when they are placed in the Leased Premises without compensation to Tenant. AlterationsNotwithstanding the foregoing, improvementsTenant may install trade fixtures, shelving and additions in partitions without Landlord's consent and Tenant may make alterations and improvements to the Leased interior of the Premises requested by without Landlord's prior written consent (as long as Tenant must be made acts in accordance with complete and accurate plans and specifications and construction documents [including, without limitation, complete mechanical, electrical and plumbing (MEPall other provisions of this Paragraph 14) requirements] prepared by Tenant and approved in advance by Landlord. All work must be performed at Tenant's expense either by Landlord or by contractors and subcontractors approved in advance by Landlord. If the work is not performed by Landlord, then all work performed by Tenant's contractors and subcontractors is subject to under the following conditionscircumstances : (1) Each At least fifteen (15) days before construction is begun, Tenant gives Landlord written notice of the nature and extent of the intended alterations and improvements, specifying the contractor and subcontractor must deliver evidence satisfactory that Tenant intends to Landlord that the insurance specified on EXHIBIT D is in force prior to commencing work.use; (2) Tenant shall ensure The proposed alterations and improvements do not affect the exterior appearance or structure of the Building or those portions of the Building systems that all workers are cooperative with Project personnel and comply with all Project Rules and Regulations.located outside the Premises; (3) Tenant must deliver The proposed alterations and improvements could not result in Landlord's being required to Landlord evidence that Tenant has obtained all necessary governmental permits perform any work (including, but not limited to, work resulting from ADA and approvals for the improvements or alterations prior to starting any work.TABA (defined below) requirements); (4) All construction must be done in a good and workmanlike manner and is subject to approval by Landlord during and after construction to determine compliance with the approved plans and specifications and construction documents, in its sole discretion. (5) Lien releases from each contractor and subcontractor must be submitted to Landlord within 5 days after completion of the work performed by the contractor or subcontractor. (6) Within 30 days after completion of any improvements or alterations, Tenant, at its cost, shall deliver to Landlord 2 reproducible copies of "as-built" plans and specifications (1/8" scale) for each floor where alterations or improvements were made. All changes to the plans and specifications and construction documents are also subject to Landlord's prior approval. (b) Tenant must use Landlord's fire protection contractor and must either (1) use Landlord's MEP engineer to prepare the MEP portions of the plans and specifications and construction documents, or (2) reimburse the cost of one review by Landlord's MEP engineer of the plans and specifications and the construction documents. Landlord shall cause its fire protection contractor and MEP engineer to perform the work for Tenant at Landlord's contracted rates. (c) All The proposed alterations and improvements by Tenant must comply with all Applicable Laws. Tenant and its consultants must coordinate any alterations do not involve the installation of stairways, vaults, or additions relating to compliance with Access Laws with Landlord and Landlord's Access Law compliance plan for the Project in preparing the plans and specifications and construction documents. If Tenant's alterations or additions to the Leased Premises or the manner in which Tenant uses the Leased Premises cause Landlord to make any alterations other equipment or improvements that would cost more to the Project to comply with the provisions of the Americans With Disabilities Act of 1990 (as amended), the Texas Architectural Barriers Act (as amended) [Tex. Rev. Civ.remove than ordinary improvements for general office use; and

Alterations and Additions by Tenant. (a) Tenant may not shall make no alterations in, modifications of or permit any alterations, improvements, or additions in or to the Leased Premises or the Project without Landlord's prior consent. Provided Tenant has notified Landlord in writing at least 10 days prior to the commencement of any such work within the Leased Premises, Landlord will not unreasonably withhold its approval of non-structural alterations or physical additions to the Leased Premises which cost $10,000 or less in each case subject to without the following limitations: (i) such alterations and additions will not impair the structural integrity prior written consent of the Building, (ii) such alterations and additions will not affect the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems of the Leased Premises, (iii) such alterations and additions are accomplished in a good and workmanlike manner and in accordance with all applicable governmental requirements, (iv) such alterations and additions are not visible from outside the Leased PremisesLandlord, and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additions. All alterations, additions, additions and improvements made to, to or fixtures or other improvements placed in or upon, upon the Leased Premises, whether temporary or permanent in character, by either party (except only Landlord or Tenant shall be deemed a part of the Building at the time same are placed in or upon the Premises and same shall remain upon and be surrendered with the Premises as a part thereof at the expiration or termination of this Lease and shall at that time become the property of the Landlord. Tenant shall not place any safes, safe cabinets or vaults within the Premises without Landlord's prior written consent; provided, however, Landlord will not unreasonably withhold or delay its consent to any such non-structural improvements or alterations, including specifically the alterations to be made prior to Tenant's movable ’s occupancy of the Premises. Tenant shall give Landlord the keys and explanation of the combination of all locks for safes, safe cabinets, and vaults on the Premises upon expiration or termination of this Lease. Tenant may remove its trade fixtures, office furnituresupplies and moveable office furniture and equipment not attached to the Premises provided: (i) such removal is made prior to the expiration or termination of this Lease; (ii) Tenant is not then in default in the performance of its obligations under this Lease; and (iii) Tenant promptly repairs all damage caused by such removal. If Tenant does not remove such trade fixtures, office supplies and equipmentmoveable office furniture and equipment within ten (10) are a part days following the expiration or termination of the Project this Lease, such property shall thereupon be conclusively presumed to have been abandoned by Tenant and are become the property of Landlord when they are placed free and clear of any interest of Tenant, and Landlord may cause the same to be removed and all expenses incurred in the Leased Premises without compensation to connection therewith shall be payable by Tenant. AlterationsAny installations or improvements now or hereafter existing which are not Building Standard Improvements shall be maintained by Tenant at Tenant's cost and expenses; however, improvementsshould Tenant desire any such installations or improvements to be maintained by Landlord, Landlord may agree to perform such maintenance at Tenant's cost and expense. In the event the Tenant is authorized to make any alterations, repairs or additions in and to the Leased Premises requested by Tenant must be made in accordance with complete and accurate under the terms of this Lease, all plans and specifications and construction documents [includingfor such alterations, without limitation, complete mechanical, electrical and plumbing (MEP) requirements] prepared by Tenant and approved in advance by Landlord. All work must repairs or additions shall be performed at Tenant's expense either executed by Landlord or by contractors and subcontractors approved in advance by LandlordTenant prior and attached hereto as Schedule 1. If the work is not performed by Landlord, then all work performed by Tenant's contractors and subcontractors is subject to the following conditions: (1) Each contractor and subcontractor must deliver evidence satisfactory to Landlord that the insurance specified on EXHIBIT D is in force prior to commencing work. (2) Tenant shall ensure that all workers are cooperative with Project personnel and comply with all Project Rules and Regulations. (3) Tenant must deliver to Landlord evidence that Tenant has obtained all necessary governmental permits and approvals for the improvements or alterations prior to starting any work. (4) All construction must be done in a good and workmanlike manner and is subject to Landlords execution and/or approval by Landlord during and after construction to determine compliance with the approved plans and specifications and construction documents, in its sole discretion. (5) Lien releases from each contractor and subcontractor must be submitted to Landlord within 5 days after completion of the work performed by the contractor or subcontractor. (6) Within 30 days after completion of any improvements or alterations, Tenant, at its cost, shall deliver to Landlord 2 reproducible copies of "as-built" plans and specifications (1/8" scale) for each floor where alterations or improvements were made. All changes to the plans and specifications and construction documents are also subject to Landlord's prior approval. (b) Tenant must use Landlord's fire protection contractor and must either (1) use Landlord's MEP engineer to prepare the MEP portions of the plans and specifications and construction documentsfor such alterations, repairs or (2) reimburse additions shall in no event cause the cost of one review by Landlord's MEP engineer Landlord to become responsible or liable for any aspect of the plans and specifications or the construction relating thereto, all of which will be carried out by Tenant, at its sole cost and expense, unless otherwise expressly agreed between the Landlord and Tenant and set out in Schedule 1, attached hereto. All construction work done by Tenant shall be performed in good workmanlike manner in compliance with all governmental requirements and applicable codes. Tenant agrees to indemnify and hold Landlord harmless against loss, liability or damage resulting from such work other than as a result of Landlord's intentional misconduct or gross negligence (which indemnity shall expressly apply to the negligence, contributory or comparative negligence of Landlord). Tenant further agrees that it will at all times save and keep the Landlord and the Premises free and harmless of and from and indemnify Landlord against any liability on account of or in respect to any mechanic's lien or liens in the nature thereof, for work and labor done or materials furnished at the instance and request of the Tenant, in or about the Premises. In connection with the additions, alterations or modifications Tenant agrees to buy, at Tenant's sole cost and expense, Builders Risk Insurance on an All Risk Builders Risk Form, for full value of improvements and/or additions in construction documentsto be made to the Premises. In addition, the contractor for such additions, alterations or modifications shall be required to pay comprehensive general liability insurance covering the construction work to be performed with the limit of $1,000,000.00 or more combined single limit coverage, and such policy shall name Landlord as an additional insured. Prior to the commencement of any construction, Tenant shall provide Landlord a certificate evidencing such coverage, and Landlord and Tenant are covered by such policy as their interest may appear (as named insured) on such policy is non-cancelable or subject to material change without thirty (30) days advance written notice to Landlord. In the event the policy shall lapse or shall not be renewed, Tenant shall cause its fire protection contractor and MEP engineer the construction work to perform the work for Tenant at Landlord's contracted ratescease immediately. (c) All alterations and improvements by Tenant must comply with all Applicable Laws. Tenant and its consultants must coordinate any alterations or additions relating to compliance with Access Laws with Landlord and Landlord's Access Law compliance plan for the Project in preparing the plans and specifications and construction documents. If Tenant's alterations or additions to the Leased Premises or the manner in which Tenant uses the Leased Premises cause Landlord to make any alterations or improvements to the Project to comply with the provisions of the Americans With Disabilities Act of 1990 (as amended), the Texas Architectural Barriers Act (as amended) [Tex. Rev. Civ.

Alterations and Additions by Tenant. (a) Tenant may not make or permit any alterations, improvements, or additions in or to the Leased Premises or the Project without Landlord's prior reasonable consent. Provided Tenant has notified Landlord in writing at least 10 days prior to the commencement of any such work within the Leased Premises, Landlord will not unreasonably withhold its approval of non-structural alterations or physical additions to the Leased Premises which cost $10,000 or less in each case subject to the following limitations: (i) such alterations and additions will not impair the structural integrity of the Building, (ii) such alterations and additions will not affect the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems of the Leased Premises, (iii) such alterations and additions are accomplished in a good and workmanlike manner and in accordance with all applicable governmental requirements, (iv) such alterations and additions are not visible from outside the Leased Premises, and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additions. All alterations, additions, and improvements made to, or fixtures or other improvements placed in or upon, the Leased Premises, whether temporary or permanent in character, by either party (except only Tenant's movable trade fixtures, office furniture, and equipment) are a part of the Project and are the property of Landlord when they are placed in the Leased Premises without compensation to Tenant. Alterations, improvements, and additions in and to the Leased Premises requested by Tenant must be made in accordance with complete and accurate plans and specifications and construction documents [including, without limitation, complete mechanical, electrical and plumbing (MEP) requirements, if applicable] prepared by Tenant and reasonably approved in advance by Landlord. Landlord shall approve or disapprove any requested alterations, improvements, or additions within 14 days after Tenant's delivery of complete plans and specifications therefor. Any disapproval by Landlord must specify the reasons for the disapproval. If Landlord does not approve or disapprove any plans and specifications submitted to Landlord within the 14-day period, Landlord is deemed to approve the plans and specifications. All work must be performed at Tenant's expense either by Landlord or or, at Tenant's option, by Tenant through contractors and subcontractors reasonably approved in advance by Landlord. If the work is not performed by Landlord, then all work performed by Tenant's contractors and subcontractors is subject to the following conditions: (1) Each contractor and subcontractor must deliver evidence reasonably satisfactory to Landlord that the insurance specified on EXHIBIT Exhibit D --------- is in force prior to commencing work. (2) Tenant shall ensure that all workers are cooperative cooperate with Project personnel and comply with all Project Rules and Regulations. (3) Tenant must deliver to Landlord evidence that Tenant has obtained all necessary governmental permits and approvals for the improvements or alterations prior to starting any work. (4) All construction must be done in a good and workmanlike manner and is subject to reasonable approval by Landlord during and after construction to determine compliance with the approved plans and specifications and construction documents, in its sole discretion. (5) Lien Recordable lien releases from each contractor and subcontractor must be submitted to Landlord within 5 30 days after completion of the work performed by the contractor or subcontractor. (6) Within 30 days after completion of any improvements or alterations, Tenant, at its cost, shall deliver to Landlord 2 reproducible copies of "as-built" plans and specifications (1/8" scale) for each floor where alterations or improvements were made. All changes to the plans and specifications and construction documents are also subject to Landlord's prior reasonable approval. (b) Tenant must use Landlord's fire protection contractor and must either (1) use Landlord's MEP engineer to prepare the MEP portions of the plans and specifications and construction documents, or (2) reimburse the cost of one review by Landlord's MEP engineer of the plans and specifications and the construction documents, not to exceed $0.15 per rentable square foot of the area of the Leased Premises covered by the review. Landlord shall cause its fire protection contractor and MEP engineer to perform the work for Tenant at Landlord's contracted rates. (c) All alterations and improvements by Tenant must comply with all Applicable Laws. Tenant and its consultants must coordinate any alterations or additions relating to compliance with Access Laws with Landlord and Landlord's Access Law compliance plan for the Project in preparing the plans and specifications and construction documents. If Tenant's alterations or additions to the Leased Premises or the manner in which Tenant uses the Leased Premises cause Landlord to make any alterations or improvements to the Project to comply with the provisions of the Americans With Disabilities Act of 1990 (as amended), the Texas Architectural Barriers Act (as amended) [Tex. Rev. Civ.

Alterations and Additions by Tenant. (a) After installation of the initial Tenant's Work upon the Demised Premises, Tenant may shall not, without on each occasion first obtaining Landlord's prior written consent, which consent shall not be unreasonably withheld or delayed, make or permit to be made any alterations, improvementsadditions or improvements (collectively, or additions in or "Alterations") to the Leased Demised Premises. The foregoing shall require Tenant to submit to Landlord plans for any work sought to be done by Tenant. All Alterations which become part of the realty, except for trade fixtures, shall become the property of the Landlord. Tenant, at Tenant's sole cost and expense, shall be responsible for making all Tenant improvements to the Demised Premises to meet its space or operational requirements, including without limitation, any improvements to any electrical or mechanical systems that serve the Project without Landlord's prior consentDemised Premises. Provided Any work to be performed by Tenant has notified Landlord in writing at least 10 days the Demised Premises shall be done pursuant to all applicable federal, state and local laws and regulations, including but not limited to obtaining all required building permits and governmental approvals. Tenant shall obtain, prior to the commencement beginning of any such work within construction or its occupancy of the Leased Demised Premises, if required by any applicable zoning laws or regulations, a certificate or letter of zoning compliance with respect to its use and occupancy of the Demised Premises. Tenant shall provide Landlord will not unreasonably withhold its with Mechanic's Lien waivers with respect to any work done on the Premises. Tenant shall have the right to place signs upon the Demised Premises, provided Tenant obtains the previous approval of non-structural alterations or physical additions the Landlord, such approval not to the Leased Premises which cost $10,000 or less in each case subject to the following limitations: (i) be unreasonably withheld, and provided such alterations and additions will not impair the structural integrity of the Building, (ii) such alterations and additions will not affect the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems of the Leased Premises, (iii) such alterations and additions are accomplished in a good and workmanlike manner and in accordance signs comply with all applicable governmental requirements, (iv) such alterations municipal and additions are not visible from outside the Leased Premises, other rules and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additions. All alterations, additions, and improvements made to, or fixtures or other improvements placed in or upon, the Leased Premises, whether temporary or permanent in character, by either party (except only Tenant's movable trade fixtures, office furniture, and equipment) are a part of the Project and are the property of Landlord when they are placed in the Leased Premises without compensation to Tenant. Alterations, improvements, and additions in and to the Leased Premises requested by Tenant must be made in accordance with complete and accurate plans and specifications and construction documents [including, without limitation, complete mechanical, electrical and plumbing (MEP) requirements] prepared by Tenant and approved in advance by Landlord. All work must be performed at Tenant's expense either by Landlord or by contractors and subcontractors approved in advance by Landlord. If the work is not performed by Landlord, then all work performed by Tenant's contractors and subcontractors is subject to the following conditions: (1) Each contractor and subcontractor must deliver evidence satisfactory to Landlord that the insurance specified on EXHIBIT D is in force prior to commencing workregulations. (2) Tenant shall ensure that all workers are cooperative with Project personnel and comply with all Project Rules and Regulations. (3) Tenant must deliver to Landlord evidence that Tenant has obtained all necessary governmental permits and approvals for the improvements or alterations prior to starting any work. (4) All construction must be done in a good and workmanlike manner and is subject to approval by Landlord during and after construction to determine compliance with the approved plans and specifications and construction documents, in its sole discretion. (5) Lien releases from each contractor and subcontractor must be submitted to Landlord within 5 days after completion of the work performed by the contractor or subcontractor. (6) Within 30 days after completion of any improvements or alterations, Tenant, at its cost, shall deliver to Landlord 2 reproducible copies of "as-built" plans and specifications (1/8" scale) for each floor where alterations or improvements were made. All changes to the plans and specifications and construction documents are also subject to Landlord's prior approval. (b) Tenant must use Landlord's fire protection contractor and must either (1) use Landlord's MEP engineer to prepare the MEP portions of the plans and specifications and construction documents, or (2) reimburse the cost of one review by Landlord's MEP engineer of the plans and specifications and the construction documents. Landlord shall cause its fire protection contractor and MEP engineer to perform the work for Tenant at Landlord's contracted rates. (c) All alterations and improvements by Tenant must comply with all Applicable Laws. Tenant and its consultants must coordinate any alterations or additions relating to compliance with Access Laws with Landlord and Landlord's Access Law compliance plan for the Project in preparing the plans and specifications and construction documents. If Tenant's alterations or additions to the Leased Premises or the manner in which Tenant uses the Leased Premises cause Landlord to make any alterations or improvements to the Project to comply with the provisions of the Americans With Disabilities Act of 1990 (as amended), the Texas Architectural Barriers Act (as amended) [Tex. Rev. Civ.

Alterations and Additions by Tenant. (a) Tenant may not make or permit any alterations, improvements, or additions in or to the Leased Premises or the Project without Landlord's prior consent. Provided Tenant has notified Landlord in writing at least 10 days prior , which consent may not be unreasonably withheld, except that Landlord's consent to any alterations, improvements, or additions that affect any structural or MEP (defined below) elements or systems, or the commencement of any such work within the Leased Premisesexternal appearance or common areas, Landlord will not unreasonably withhold its approval of non-structural alterations or physical additions to the Leased Premises which cost $10,000 or less in each case subject to the following limitations: (i) such alterations and additions will not impair the structural integrity of the Building, (ii) such alterations and additions will not affect the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems of the Leased Premises, (iii) such is in Landlord's sole discretion. Specifically, Tenant may not make penetrations or alterations and additions are accomplished in a good and workmanlike manner and in accordance with all applicable governmental requirementsto the roof, (iv) such alterations and additions are not visible exterior walls, or the foundation without express written consent from outside Landlord. No equipment or antenna of any kind may be installed on any portion of the Leased Premises, and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additionsroof or exterior portion of the Building without express written consent from Landlord. All alterations, additions, and improvements made to, or fixtures or other improvements placed in or upon, the Leased Premises, whether temporary or permanent in character, by either party (except only Tenant's movable trade fixtures, office furniture, and equipment) are a part of the Project and are Premises become the property of Landlord when they are placed in upon the Leased Premises without compensation to Tenantexpiration or earlier termination of the Lease Term. Alterations, improvements, and additions in and to the Leased Premises requested by Tenant must be made in accordance with complete and accurate plans and specifications and construction documents [including, without limitation, complete mechanical, electrical and plumbing (MEP) requirements] prepared by Tenant or Tenant's contractor and approved in advance by Landlord. All work must be performed at Tenant's expense either by Landlord or by contractors and subcontractors reasonably approved in advance by Landlord. If the work is not performed Landlord and in accordance with any conditions required by Landlord, then all work performed by Tenant's contractors and subcontractors is subject to the following conditions: (1) Each contractor and subcontractor must deliver evidence satisfactory to Landlord that the insurance specified on EXHIBIT D is in force prior to commencing work. (2) Tenant shall ensure that all workers are cooperative with Project personnel and comply with all Project Rules and Regulations. (3) Tenant must deliver to Landlord evidence that Tenant has obtained all necessary governmental permits and approvals for the improvements or alterations prior to starting any work. (4) All construction must be done in a good and workmanlike manner and is subject to approval by Landlord during and after construction to determine including compliance with the approved plans and specifications and construction documents, Contractor Insurance Requirements set forth in its sole discretion. (5) Lien releases from each contractor and subcontractor must be submitted to Landlord within 5 days after completion of the work performed by the contractor or subcontractor. (6) Within 30 days after completion of any improvements or alterations, Tenant, at its cost, shall deliver to Landlord 2 reproducible copies of "as-built" plans and specifications (1/8" scale) for each floor where alterations or improvements were made. All changes to the plans and specifications and construction documents are also subject to Landlord's prior approval. (b) Tenant must use Landlord's fire protection contractor and must either (1) use Landlord's MEP engineer to prepare the MEP portions of the plans and specifications and construction documents, or (2) reimburse the cost of one review by Landlord's MEP engineer of the plans and specifications and the construction documents. Landlord shall cause its fire protection contractor and MEP engineer to perform the work for Tenant at Landlord's contracted rates. (c) EXHIBIT D. All alterations and improvements by Tenant must comply with all Applicable Laws. This Paragraph 13 applies to Tenant and its consultants must coordinate any alterations or additions relating to compliance with Access Laws with Landlord and Landlord's Access Law compliance plan for the Project in preparing the plans and specifications and construction documents. If Tenant's alterations or additions to the Leased Premises or the manner in which Tenant uses the Leased Premises cause Landlord to make any alterations or improvements to the Project to comply with the provisions of the Americans With Disabilities Act of 1990 (as amended)Finish Work, the Texas Architectural Barriers Act (as amended) [Tex. Rev. Civif any, under this Lease.

Alterations and Additions by Tenant. (a) Tenant may not make or permit any alterations, improvements, improvements or additions in or to the Leased Premises or the Project Building without Landlord's prior written consent. Provided , such consent not to be unreasonably withheld; provided however, that: (i) Tenant has notified Landlord shall not be required to obtain Landlord's approval for alterations which cost less than $30,000 each and do not materially affect the structure of the Building or its HVAC, electrical or plumbing systems; and (ii) nothing in writing at least 10 days prior this Lease will require Tenant to the commencement of any such work within obtain Landlord's consent for interior painting, carpeting and similar decorative modifications to the Leased Premises, Landlord will not unreasonably withhold its approval of non-structural alterations or physical additions to the Leased Premises which cost $10,000 or less in each case subject to the following limitations: (i) such alterations and additions will not impair the structural integrity regardless of the Building, (ii) such alterations and additions will not affect the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems of the Leased Premises, (iii) such alterations and additions are accomplished in a good and workmanlike manner and in accordance with all applicable governmental requirements, (iv) such alterations and additions are not visible from outside the Leased Premises, and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additionscosts thereof. All alterations, additions, additions and improvements made to, or fixtures or other improvements placed in or upon, the Leased Premises, whether temporary or permanent in character, by either party (except only Tenant's movable trade fixtures, and all of Tenant's office furniture, equipment and equipmentother movable items of personal property) are a part of the Project Building and are the property of Landlord when they are placed in the Leased Premises without compensation to unless otherwise agreed by Landlord and Tenant. AlterationsExcept for alterations, improvementsimprovements and additions which Tenant is allowed to make without necessity of obtaining Landlord's approval, all alterations, improvements and additions in and to the Leased Premises requested by Tenant must be made in accordance with complete and accurate plans and specifications and construction documents [including, without limitation, complete mechanical, electrical and plumbing (MEP) requirements] prepared by Tenant and approved in advance in writing by Landlord. All work must be performed at Tenant's expense either by Landlord or by contractors and subcontractors approved in advance by Landlord. If the work is not performed by Landlord, then all work performed by Tenant's contractors and subcontractors is subject to the following conditions: (1) Each contractor and subcontractor must deliver evidence satisfactory to Landlord that the insurance specified on EXHIBIT D in Exhibit E is in force prior to commencing work. (2) Tenant shall ensure use good faith efforts to insure that all workers are cooperative with Project Building personnel and comply with all Project Building Rules and Regulations. (3) Tenant must deliver to Landlord evidence that Tenant has obtained all necessary governmental permits and approvals for the improvements or alterations prior to starting any work. (4) All construction must be done in a good and workmanlike manner and is subject to approval by Landlord during and after construction to determine compliance with the approved plans and specifications and construction documentsconstruction, in its sole reasonable discretion. (5) Lien releases from each contractor and subcontractor (subject to final retainage payments) must be submitted to Landlord within 5 ten (10) business days after completion of the work performed by the contractor or subcontractorcontractor. (6) Within 30 thirty (30) days after completion of any improvements or alterations, Tenant, at its cost, shall deliver to Landlord 2 reproducible Landlord, on CAD disks, copies of "as-built" plans and specifications (1/8" scale) for each floor where material alterations or improvements were made. All changes to the plans and specifications and construction documents are also subject to Landlord's prior approval. (b) Tenant must use Landlord's fire protection contractor and must either (1) use Landlord's MEP engineer to prepare the MEP portions of the plans and specifications and construction documents, or (2) reimburse the cost of one review by Landlord's MEP engineer of the plans and specifications and the construction documents. Landlord shall cause its fire protection contractor and MEP engineer to perform the work for Tenant at Landlord's contracted rates. (c) All alterations and improvements by Tenant must comply with all Applicable Laws. Tenant and its consultants must coordinate any alterations or additions relating to compliance with Access Laws with Landlord and Neither Landlord's Access Law compliance plan for the Project in preparing the approval of Tenant's plans and specifications and construction documents. If for the alterations or improvements, nor Landlord's acceptance of Tenant's as-built plans is a confirmation or agreement by Landlord that the improvements and alterations or additions to the Leased Premises or the manner in which Tenant uses the Leased Premises cause Landlord to make any alterations or improvements to the Project to comply with the provisions of the Americans With Disabilities Act of 1990 (as amended), the Texas Architectural Barriers Act (as amended) [Tex. Rev. CivApplicable Laws.

Alterations and Additions by Tenant. (a) Tenant may not make or permit any alterations, improvements, improvements or additions in or to the Leased Premises or the Project Building without Landlord's ’s prior written consent. Provided Tenant has notified Landlord in writing at least 10 days prior , such consent not to the commencement of any such work within the Leased Premises, Landlord will not be unreasonably withhold its approval of non-structural alterations or physical additions to the Leased Premises which cost $10,000 or less in each case subject to the following limitations: (i) such alterations and additions will not impair the structural integrity of the Building, (ii) such alterations and additions will not affect the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems of the Leased Premises, (iii) such alterations and additions are accomplished in a good and workmanlike manner and in accordance with all applicable governmental requirements, (iv) such alterations and additions are not visible from outside the Leased Premises, and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additionswithheld. All alterations, additions, additions and improvements made to, or fixtures or other improvements placed in or upon, the Leased Premises, whether temporary or permanent in character, by either party (except only Tenant's ’s movable trade fixtures, office furniture, furniture and equipment) are a part of the Project Building and are the property of Landlord when they are placed in the Leased Premises without compensation to TenantPremises. Alterations, improvements, improvements and additions in and to the Leased Premises requested by Tenant must be made in accordance with complete and accurate plans and specifications and construction documents [including, without limitation, complete mechanical, electrical and plumbing (MEP) requirements] prepared by Tenant and approved in advance in writing by Landlord. All work must be performed at Tenant's ’s expense either by Landlord or by contractors and subcontractors approved in advance by Landlord. If the work is not performed by Landlord, then all work performed by Tenant's ’s contractors and subcontractors is subject to the following conditions: (1) Each contractor and subcontractor must deliver evidence reasonably satisfactory to Landlord that the insurance specified on EXHIBIT D by Landlord is in force prior to commencing work. (2) Tenant shall ensure insure that all workers are cooperative with Project Building personnel and comply with all Project Building Rules and Regulations. (3) Tenant must deliver to Landlord evidence that Tenant has obtained all necessary governmental permits and approvals approvals, if any are required, for the improvements or alterations prior to starting any work. (4) All construction must be done in a good and workmanlike manner and is subject to approval by Landlord during and after construction to determine compliance with the approved plans and specifications and construction documentsconstruction, in its sole reasonable discretion. (5) Lien releases from each contractor and subcontractor must be submitted to Landlord within 5 five (5) days after completion of the work performed by the contractor or subcontractor. (6) Within 30 thirty (30) days after completion of any improvements or alterations, Tenant, at its cost, shall deliver to Landlord 2 two (2) reproducible copies of "“as-built" ” plans and specifications (1/8" ” scale) for each floor where alterations or improvements were made. All changes to the plans and specifications and construction documents are also subject to Landlord's prior approval. (b) Tenant must use Landlord's fire protection contractor and must either (1) use Landlord's MEP engineer to prepare the MEP portions of the plans and specifications and construction documents, or (2) reimburse the cost of one review by Landlord's MEP engineer of the plans and specifications and the construction documents. Landlord shall cause its fire protection contractor and MEP engineer to perform the work for Tenant at Landlord's contracted rates. (c) All alterations and improvements by Tenant must comply with all Applicable Laws. Tenant and its consultants must coordinate any alterations or additions relating to compliance with Access Laws with Landlord and Landlord's Access Law compliance plan for the Project in preparing the plans and specifications and construction documents. If Tenant's alterations or additions to ’s use of the Leased Premises or the manner in which Tenant uses the Leased Premises cause causes Landlord to make any alterations or improvements to the Project Building to comply with the provisions of ADA or any other Applicable Laws, Tenant shall reimburse Landlord for the Americans With Disabilities Act cost of 1990 the alterations or improvements within thirty (as amended)30) days after written notice. Neither Landlord’s approval of Tenant’s plans and specifications for the alterations or improvements nor Landlord’s acceptance of Tenant’s as-built plans is a confirmation or agreement by Landlord that the improvements and alterations comply with Applicable Laws. (c) Within thirty (30) days after Tenant installs any telephone or data cables, whether or not in connection with an alteration or addition to the Texas Architectural Barriers Act Leased Premises, Tenant, at its cost, shall deliver to Landlord two (as amended2) [Tex. Rev. Civreproducible copies of “as-built” plans and specifications (1/8” scale) showing the location of the telephone and data cables.

Alterations and Additions by Tenant. (a) Tenant may not make or permit any alterations, improvements, improvements or additions in or to the Leased Premises or the Project Building without Landlord's prior written consent. Provided Tenant has notified Landlord in writing at least 10 days prior , such consent not to the commencement of any such work within the Leased Premises, Landlord will not be unreasonably withhold its approval of non-structural alterations or physical additions to the Leased Premises which cost $10,000 or less in each case subject to the following limitations: (i) such alterations and additions will not impair the structural integrity of the Building, (ii) such alterations and additions will not affect the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems of the Leased Premises, (iii) such alterations and additions are accomplished in a good and workmanlike manner and in accordance with all applicable governmental requirements, (iv) such alterations and additions are not visible from outside the Leased Premises, and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additionswithheld. All alterations, additions, additions and improvements made to, or fixtures or other improvements placed in or upon, the Leased Premises, whether temporary or permanent in character, by either party (except only Tenant's movable trade fixtures, office furniture, furniture and equipment) are a part of the Project Building and are the property of Landlord when they are placed in the Leased Premises without compensation to TenantPremises. Alterations, improvements, improvements and additions in and to the Leased Premises requested by Tenant must be made in accordance with complete and accurate plans and specifications and construction documents [including, without limitation, complete mechanical, electrical and plumbing (MEP) requirements] prepared by Tenant and approved in advance in writing by Landlord. All work must be performed at Tenant's expense either by Landlord or by contractors and subcontractors approved in advance by Landlord. If the work is not performed by Landlord, then all work performed by Tenant's contractors and subcontractors is subject to the following conditions: (1) Each contractor and subcontractor must deliver evidence reasonably satisfactory to Landlord that the insurance specified on EXHIBIT D by Landlord is in force prior to commencing work. (2) Tenant shall ensure insure that all workers are cooperative with Project Building personnel and comply with all Project Building Rules and Regulations. (3) Tenant must deliver to Landlord evidence that Tenant has obtained all necessary governmental permits and approvals approvals, if any are required, for the improvements or alterations prior to starting any work. (4) All construction must be done in a good and workmanlike manner and is subject to approval by Landlord during and after construction to determine compliance with the approved plans and specifications and construction documentsconstruction, in its sole reasonable discretion. (5) Lien releases from each contractor and subcontractor must be submitted to Landlord within 5 five days after completion of the work performed by the contractor or subcontractor. (6) Within 30 thirty (30) days after completion of any improvements or alterations, Tenant, at its cost, shall deliver to Landlord 2 two reproducible copies of "as-built" plans and specifications (1/8" scale) for each floor where alterations or improvements were made. All changes to the plans and specifications and construction documents are also subject to Landlord's prior approval. (b) Tenant must use Landlord's fire protection contractor and must either (1) use Landlord's MEP engineer to prepare the MEP portions of the plans and specifications and construction documents, or (2) reimburse the cost of one review by Landlord's MEP engineer of the plans and specifications and the construction documents. Landlord shall cause its fire protection contractor and MEP engineer to perform the work for Tenant at Landlord's contracted rates. (c) All alterations and improvements by Tenant must comply with all Applicable Laws. Tenant and its consultants must coordinate any alterations or additions relating to compliance with Access Laws with Landlord and Landlord's Access Law compliance plan for the Project in preparing the plans and specifications and construction documents. If Tenant's alterations or additions to use of the Leased Premises or the manner in which Tenant uses the Leased Premises cause causes Landlord to make any alterations or improvements to the Project Building to comply with the provisions of ADA or any other Applicable Laws, Tenant shall reimburse Landlord for the Americans With Disabilities Act cost of 1990 the alterations or improvements within thirty (as amended)30) days after written notice. Neither Landlord's approval of Tenant's plans and specifications for the alterations or improvements nor Landlord's acceptance of Tenant's as-built plans is a confirmation or agreement by Landlord that the improvements and alterations comply with Applicable Laws. (c) Within thirty (30) days after Tenant installs any telephone or data cables, whether or not in connection with an alteration or addition to the Texas Architectural Barriers Act Leased Premises, Tenant, at its cost, shall deliver to Landlord two reproducible copies of "as-built" plans and specifications (as amended1/8" scale) [Tex. Rev. Civshowing the location of the telephone and data cables.

Alterations and Additions by Tenant. (a) Tenant may not make or permit any alterations, improvements (other than cosmetic improvements, such as painting, re-carpeting or similar non-structural improvements) or additions in or to the Leased Premises or the Project Building without Landlord's ’s prior written consent. Provided Tenant has notified Landlord in writing at least 10 days prior to the commencement of any such work within the Leased Premises, Landlord will which shall not be unreasonably withhold its approval of non-structural alterations withheld, conditioned or physical additions to the Leased Premises which cost $10,000 or less in each case subject to the following limitations: (i) such alterations and additions will not impair the structural integrity of the Building, (ii) such alterations and additions will not affect the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems of the Leased Premises, (iii) such alterations and additions are accomplished in a good and workmanlike manner and in accordance with all applicable governmental requirements, (iv) such alterations and additions are not visible from outside the Leased Premises, and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additions. delayed.. All alterations, additions, additions and improvements made to, or fixtures or other improvements placed in or upon, the Leased Premises, whether temporary or permanent in character, by either party (except only Tenant's ’s movable trade fixtures, office furniture, furniture and equipment) are a part of the Project Building and are the property of Landlord when they are placed in the Leased Premises without compensation to unless otherwise agreed by Landlord and Tenant. Alterations, improvements, improvements and additions in and to the Leased Premises requested by Tenant must be made in accordance with complete and accurate plans and specifications and construction documents [including, without limitation, complete mechanical, electrical and plumbing (MEP) requirements] prepared by Tenant and approved in advance in writing by Landlord. All work must be performed at Tenant's ’s expense either by Landlord or by contractors and subcontractors approved in advance by Landlord. If the work is not performed by Landlord, then all work performed by Tenant's ’s contractors and subcontractors is subject to the following conditions: (1i) Each contractor and subcontractor must deliver evidence satisfactory to Landlord that the insurance specified on EXHIBIT D by Landlord is in force prior to commencing work. (2ii) Tenant shall ensure insure that all workers are cooperative with Project Building personnel and comply with all Project Building Rules and Regulations. (3iii) Tenant must deliver to Landlord evidence that Tenant has obtained all necessary governmental permits and approvals for the improvements or alterations prior to starting any work. (4iv) All construction must be done in a good and workmanlike manner and is subject to approval by Landlord during and after construction to determine compliance with the approved plans and specifications and construction documentsconstruction, in its sole reasonable discretion. (5v) Lien releases from each contractor and subcontractor (subject to final retainage payments) must be submitted to Landlord within 5 five days after completion of the work performed by the contractor or subcontractor. (6vi) Within 30 thirty (30) days after completion of any improvements or alterations, Tenant, at its cost, shall deliver to Landlord 2 two reproducible copies of "“as-built" ” plans and specifications (1/8" ” scale) for each floor where alterations or improvements were made. All changes to the plans and specifications and construction documents are also subject to Landlord's prior approval. (b) Tenant must use Landlord's fire protection contractor and must either (1) use Landlord's MEP engineer to prepare the MEP portions of the plans and specifications and construction documents, or (2) reimburse the cost of one review by Landlord's MEP engineer of the plans and specifications and the construction documents. Landlord shall cause its fire protection contractor and MEP engineer to perform the work for Tenant at Landlord's contracted rates. (c) All alterations and improvements by Tenant must comply with all Applicable Laws. Tenant and its consultants must coordinate any alterations or additions relating to compliance with Access Laws with Landlord and Landlord's Access Law compliance plan for the Project in preparing the plans and specifications and construction documents. If Tenant's ’s alterations or additions to the Leased Premises or the manner in which Tenant uses the Leased Premises cause causes Landlord to make any alterations or improvements to the Project Building to comply with the provisions of ADA or any other Applicable Laws, Tenant shall reimburse Landlord for the Americans With Disabilities Act cost of 1990 the alterations or improvements within five (5) days of demand as amended), additional Rent. Neither Landlord’s approval of Tenant’s plans and specifications for the Texas Architectural Barriers Act (as amended) [Tex. Rev. Civalterations or improvements nor Landlord’s acceptance of Tenant’s as-built plans is a confirmation or agreement by Landlord that the improvements and alterations comply with Applicable Laws.

Alterations and Additions by Tenant. (a) Tenant may shall not make or ------------------------------------ permit to be made any alterations, improvements or additions to the Premises, Building B or the Tract, without on each occasion first presenting to Landlord plans and specifications therefor, including appropriate building permits and other licenses required, and obtaining Landlord's prior written consent thereto; except that after the initial renovation Tenant may make minor alterations, improvements or additions to the interior of the Premises without the consent of Landlord; provided that Tenant notifies Landlord at least 10 days in advance of commencing such work. Landlord agrees not to withhold any required consent if: (i) Tenant supplies Landlord with plans and specifications for the alterations, improvements, or additions in or to the Leased Premises or the Project without Landlord's prior consent. Provided Tenant has notified Landlord in writing and any necessary permits therefor at least 10 ten (10) days prior to the commencement of any such work within the Leased Premises, Landlord will not unreasonably withhold its approval of non-structural alterations or physical additions to the Leased Premises which cost $10,000 or less in each case subject to the following limitations: advance thereof; (iii) such alterations and alterations, improvements or additions will do not impair the structural integrity strength of Building B, or reduce its value, or overtax any of the Building, (ii) such alterations and additions will not affect mechanical systems in place at the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems of the Leased Premises, Commencement Date; (iii) such alterations Tenant shall take or cause to be taken all steps that are required by Paragraph 16 hereof and additions that are accomplished required or permitted by law in a good order to avoid the imposition of any mechanic's, laborer's or materialmen's lien upon the Premises, Building B or the Tract; and workmanlike manner and in accordance with all applicable governmental requirements, (iv) such alterations the occupants of the Tract and additions of any adjoining real estate owned by Landlord are not visible from outside the Leased Premises, and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additionsdisturbed or annoyed by reason thereof. All alterations, additions, and improvements made toAll, or fixtures or other improvements placed in or upon, the Leased Premises, whether temporary or permanent in character, by either party (except only Tenant's movable trade fixtures, office furniture, and equipment) are a any part of the Project alterations, improvements and are additions made pursuant to this Paragraph 11 may be removed by Tenant at the end of the term of this Lease. Tenant shall remove any such alterations, improvements and additions at the end of the term of this Lease at the request of Landlord, provided that at the time of giving of Landlord's consent to such alteration, improvement or addition, Landlord reserved the right to so request such removal. In each case Tenant shall repair and restore the portion of the Premises affected by such removal to its original condition. Any alterations, improvements and additions not so removed shall be and become part of the Premises and the property of Landlord when they are placed without payment therefor by Landlord shall be surrendered to Landlord upon the expiration or earlier termination of the term of this Lease. Without limiting the generality of the foregoing, Landlord consents to the installation by Tenant of a chiller, a nitrogen tank, and a propane tank and related improvements which shall be located outside Building B in the Leased Premises without compensation a location mutually acceptable to Landlord and Tenant. Alterations, improvements, and additions in and Tenant acknowledges Landlord's desire to maintain the Leased Premises requested by Tenant must be made in accordance with complete and accurate plans and specifications and construction documents [including, without limitation, complete mechanical, electrical and plumbing (MEP) requirements] prepared by Tenant and approved in advance by Landlord. All work must be performed at Tenant's expense either by Landlord or by contractors and subcontractors approved in advance by Landlord. If the work is not performed by Landlord, then all work performed by Tenant's contractors and subcontractors is subject to the following conditions: (1) Each contractor and subcontractor must deliver evidence satisfactory to Landlord that the insurance specified on EXHIBIT D is in force prior to commencing work. (2) Tenant shall ensure that all workers are cooperative with Project personnel and comply with all Project Rules and Regulations. (3) Tenant must deliver to Landlord evidence that Tenant has obtained all necessary governmental permits and approvals for the improvements or alterations prior to starting any work. (4) All construction must be done in a good and workmanlike manner and is subject to approval by Landlord during and after construction to determine compliance with the approved plans and specifications and construction documents, in its sole discretion. (5) Lien releases from each contractor and subcontractor must be submitted to Landlord within 5 days after completion first class appearance of the work performed by the contractor or subcontractor. (6) Within 30 days after completion exterior of any improvements or alterations, Tenant, at its cost, shall deliver to Landlord 2 reproducible copies of "as-built" plans Building B and specifications (1/8" scale) for each floor where alterations or improvements were made. All changes to the plans and specifications and construction documents are also subject to Landlord's prior approval. (b) Tenant must use Landlord's fire protection contractor and must either (1) use Landlord's MEP engineer to prepare the MEP portions of the plans and specifications and construction documents, or (2) reimburse the cost of one review by Landlord's MEP engineer of the plans and specifications and the construction documents. Landlord shall cause its fire protection contractor and MEP engineer to perform the work for Tenant at Landlord's contracted rates. (c) All alterations and improvements by Tenant must comply with all Applicable Laws. Tenant and its consultants must coordinate any alterations or additions relating to compliance with Access Laws with Landlord and Landlord's Access Law compliance plan for the Project in preparing the plans and specifications and construction documents. If Tenant's alterations or additions to the Leased Premises or the manner in which Tenant uses the Leased Premises cause Landlord to make any alterations or improvements to the Project agrees to comply with Landlord's reasonable requirements as to the provisions location and screening of the Americans With Disabilities Act of 1990 (as amended), the Texas Architectural Barriers Act (as amended) [Tex. Rev. Civsuch facilities.

Alterations and Additions by Tenant. (a) This Section 3.2 shall apply before and during the Term. Tenant may shall not make any alterations or permit additions which (a) involve or might affect any alterations, improvementsstructural or exterior element of the Building, or additions any facility serving any area of the Building, or (b) will require unusual expense to readapt the Premises to normal office/light manufacturing use on Lease termination or increase the cost of construction or of insurance or taxes on the Building, except in or to the Leased Premises or the Project without Landlord's prior consent. Provided Tenant has notified accordance with plans and specifications and a time schedule therefore first approved by Landlord in writing at least 10 days prior to the commencement of any such work within the Leased Premiseswriting, Landlord will which approval shall not be unreasonably withhold its approval of non-structural alterations or physical additions to the Leased Premises which cost $10,000 or less in each case subject to the following limitations: (i) withheld provided that all such alterations and additions will not impair to the structural integrity Premises by Tenant are of a quality which equal or exceed the materials and specifications, new, of the Building, existing Building and any structural alterations shall be subject to Landlord's prior written approval which may be granted or withheld by Landlord in its sole discretion. No amendments or additions to Tenant's approved plans shall be made without the prior written consent of Landlord. (iib) such All alterations and additions will not affect the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems shall be part of the Leased Premises, Building unless and until Landlord shall specify the same for removal pursuant to Section 5.2. Landlord may elect at the time consent is given thereto (iiior at the expiration or sooner termination of the Lease if no consent is required) such to require Tenant at the expiration or sooner termination of the term of this Lease to restore the Premises to substantially the same condition as existed at the Term Commencement Date. (c) All of Tenant's alterations and additions are accomplished and installation of furnishings shall be coordinated with any work which may be performed by Landlord in such manner as to not damage the Premises or interfere with Building construction or operation and, except for installation of furnishings, shall be performed by workmen first approved by Landlord, which approval shall not be unreasonably withheld or delayed. Tenant shall defend, save harmless, exonerate and indemnify Landlord from all injury, loss or damage to any person or property occasioned by or growing out of such work performed by Tenant or Tenant's contractors. Tenant agrees that it will not, either directly or indirectly, use any contractors and/or materials if their use will create any difficulty, whether in the nature of a good labor dispute or otherwise, with other contractors and/or labor engaged by Tenant or Landlord or others in the construction, maintenance and/or operation of the Building or any part thereof. Tenant, before its work is started, shall: secure all licenses and workmanlike manner permits necessary therefore; deliver to Landlord a statement of the names of all its contractors and subcontractors and the estimated cost of all labor and material to be furnished by them; and cause each contractor (and subcontractor unless covered by contractor's insurance) to carry Workmen's Compensation Insurance in accordance statutory amounts covering all the contractor's and subcontractor's employees, Automobile Liability Insurance and comprehensive public liability insurance and property damage insurance with such limits as Landlord may reasonably require but in no event less than, with respect to public liability insurance, $5,000,000.00 and with respect to property damage insurance, $5,000,000.00 (all applicable governmental requirementsinsurance to be written by companies approved by Landlord and insuring Tenant and Landlord and Landlord's lenders as additional insureds as well as the contractors), and to deliver to Landlord certificates of all such insurance. No installations or work shall be undertaken or begun by Tenant until Tenant has made provision for either written waivers of liens from all contractors, laborers and suppliers of materials for such installations or work, the filing of lien bonds on behalf of such contractors, laborers anx xxxxxxxxs, or other appropriate protective measures, approved by Landlord and Tenant has procured appropriate surety payment and performance bonds which shall name Landlord as an additional obligee and Tenant has filed lien bond(s),(in jurisdictions where available) on bexxxx xx xuch contractors, laborers and suppliers. (ivd) such alterations and additions are not visible from outside In no event shall any material or equipment be incorporated in or added to the Leased Premises, and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additions. All alterations, additions, and improvements made to, so as to become a fixture or fixtures or other improvements placed in or upon, the Leased Premises, whether temporary or permanent in character, by either party (except only Tenant's movable trade fixtures, office furniture, and equipment) are otherwise a part of the Project Premises, in connection with any such alteration, decoration, installation, addition or improvement which is subject to any lien, charge, mortgage or other encumbrance of any kind whatsoever or is subject to any security interest or any form of title retention agreement. Any mechanic's lien filed against the Premises for work claimed to have been done for, or materials claimed to have been furnished to, Tenant shall be discharged by Tenant within ten (10) days after receipt of notice thereof, at Tenant's expense, by filing the bond required by law or otherwise. If Tenant fails so to discharge any lien, Landlord may do so at Tenant's expense and are the property Tenant shall reimburse Landlord for any expense or cost incurred by Landlord in so doing within fifteen (15) days after rendition of Landlord when they are placed in the Leased Premises without compensation to Tenant. Alterationsa bill therefore. (e) All installations or work xxxx by Tenant shall be at its own expense and shall at all times comply with (i) laws, improvementsrules, orders and regulations of governmental authorities having jurisdiction thereof; (ii) orders, rules and regulations of any Board of Fire Underwriters, or any other body hereafter constituted exercising similar functions, and additions in governing insurance rating bureaus; (iii) Rules and to the Leased Premises requested by Tenant must be made in accordance with complete and accurate Regulations of Landlord, attached hereto as EXHIBIT D; (iv) plans and specifications and construction documents [including, without limitation, complete mechanical, electrical and plumbing (MEP) requirements] prepared by and at the expense of Tenant theretofore submitted to and approved in advance by Landlord. All construction work must be performed at Tenant's expense either required or permitted by Landlord or by contractors and subcontractors approved in advance by Landlord. If the work is not performed by Landlord, then all work performed by Tenant's contractors and subcontractors is subject to the following conditions: (1) Each contractor and subcontractor must deliver evidence satisfactory to Landlord that the insurance specified on EXHIBIT D is in force prior to commencing work. (2) Tenant this Lease shall ensure that all workers are cooperative with Project personnel and comply with all Project Rules and Regulations. (3) Tenant must deliver to Landlord evidence that Tenant has obtained all necessary governmental permits and approvals for the improvements or alterations prior to starting any work. (4) All construction must be done in a good and workmanlike manner and is subject manner. Tenant agrees to approval by Landlord during and after construction to determine compliance with pay promptly when due the approved plans and specifications and construction documents, in its sole discretion. (5) Lien releases from each contractor and subcontractor must be submitted to Landlord within 5 days after completion of the work performed by the contractor or subcontractor. (6) Within 30 days after completion entire cost of any improvements or alterations, work done on the Premises by Tenant, at its costagents, shall deliver to Landlord 2 reproducible copies of "as-built" plans and specifications (1/8" scale) for each floor where alterations or improvements were made. All changes to the plans and specifications and construction documents are also subject to Landlord's prior approval. (b) Tenant must use Landlord's fire protection contractor and must either (1) use Landlord's MEP engineer to prepare the MEP portions of the plans and specifications and construction documentsemployees, or (2) reimburse the cost of one review by Landlord's MEP engineer of the plans and specifications and the construction documents. Landlord shall cause its fire protection contractor and MEP engineer to perform the work for Tenant at Landlord's contracted ratesindependent contractors. (c) All alterations and improvements by Tenant must comply with all Applicable Laws. Tenant and its consultants must coordinate any alterations or additions relating to compliance with Access Laws with Landlord and Landlord's Access Law compliance plan for the Project in preparing the plans and specifications and construction documents. If Tenant's alterations or additions to the Leased Premises or the manner in which Tenant uses the Leased Premises cause Landlord to make any alterations or improvements to the Project to comply with the provisions of the Americans With Disabilities Act of 1990 (as amended), the Texas Architectural Barriers Act (as amended) [Tex. Rev. Civ.

Alterations and Additions by Tenant. (a) Tenant may shall not make or permit to be made any alterations, improvements, improvements or additions in or to the Leased Premises (except ones deemed to be minor in nature), the Building or the Project Complex without on each occasion first presenting to Landlord plans and specifications therefor and obtaining Landlord's prior consent. Provided Tenant has notified Landlord in writing at least 10 days prior to the commencement of any such work within the Leased Premises, Landlord will written consent thereto which consent shall not be unreasonably withhold its approval of non-structural alterations withheld or physical additions to the Leased Premises which cost $10,000 or less in each case subject to the following limitations: (i) such alterations and additions will not impair the structural integrity of the Building, (ii) such alterations and additions will not affect the mechanical, electrical, plumbing, heating, air-conditioning or ventilation systems of the Leased Premises, (iii) such alterations and additions are accomplished in a good and workmanlike manner and in accordance with all applicable governmental requirements, (iv) such alterations and additions are not visible from outside the Leased Premises, and (v) Tenant obtains all applicable governmental permits and approvals required in connection with such alterations and additions. All conditioned for alterations, additions, and improvements made to, or fixtures or other improvements placed in or upon, the Leased Premises, whether temporary or permanent in character, by either party (except only Tenant's movable trade fixtures, office furniture, and equipment) are a part of the Project and are the property of Landlord when they are placed in the Leased Premises without compensation to Tenant. Alterations, improvements, and additions in and to the Leased Premises requested by Tenant must be made in accordance with complete and accurate plans and specifications and construction documents [including, without limitation, complete mechanical, electrical and plumbing (MEP) requirements] prepared by Tenant and approved in advance by Landlord. All work must be performed at Tenant's expense either by Landlord or by contractors and subcontractors approved in advance by Landlord. If the work is not performed by Landlord, then all work performed by Tenant's contractors and subcontractors is subject to the following conditions: (1) Each contractor and subcontractor must deliver evidence satisfactory to Landlord that the insurance specified on EXHIBIT D is in force prior to commencing work. (2) Tenant shall ensure that all workers are cooperative with Project personnel and comply with all Project Rules and Regulations. (3) Tenant must deliver to Landlord evidence that Tenant has obtained all necessary governmental permits and approvals for the improvements or alterations prior to starting any work. (4) All construction must be done in a good and workmanlike manner and is subject to approval by Landlord during and after construction to determine compliance with the approved plans and specifications and construction documents, in its sole discretion. (5) Lien releases from each contractor and subcontractor must be submitted to Landlord within 5 days after completion of the work performed by the contractor or subcontractor. (6) Within 30 days after completion of any improvements or alterations, Tenant, at its cost, shall deliver to Landlord 2 reproducible copies of "as-built" plans and specifications (1/8" scale) for each floor where alterations or improvements were made. All changes to the plans and specifications and construction documents are also subject to Landlord's prior approval. (b) Tenant must use Landlord's fire protection contractor All improvements, repairs, alterations and must either additions and all other property installed before the Commencement Date, except the clean room, shall remain upon the Premises at the expiration or sooner termination of this Lease and shall remain (1or become) use Landlord's MEP engineer to prepare the MEP portions property of the plans and specifications and construction documents, or (2) reimburse the cost of one review Landlord without payment therefor by Landlord's MEP engineer of , and Tenant shall have neither the plans and specifications and right nor the construction documents. Landlord shall cause its fire protection contractor and MEP engineer obligation to perform the work remove same, except for any property installed by Tenant at Landlord's contracted ratespursuant to Section 2(d) above. (c) All alterations and improvements by Tenant must comply with all Applicable Laws. Tenant and its consultants must coordinate To the extent Landlord approves any alterations alteration, improvement or additions relating to compliance with Access Laws with Landlord and Landlord's Access Law compliance plan for the Project in preparing the plans and specifications and construction documents. If Tenant's alterations or additions addition to the Leased Premises following the execution of this Lease, Tenant shall have the right, but not the obligation, to remove same at or before the end of the term; and provided Tenant shall repair any damage resulting from the installation or removal therefrom prior to the expiration of the term; provided, however, that Tenant shall have the obligation to remove such fixtures, installations or improvements as shall have been made with the consent of Landlord, if Landlord shall have conditioned its consent upon such removal. The removal (including the cost of any repair to the Premises or the manner Complex) to be at Tenant's sole cost and expense. (d) To the extent Tenant makes any alteration, addition or improvement to any portion of the Premises or the Complex (except ones deemed to be minor in which nature) without obtaining the prior written consent of the Landlord, Tenant uses the Leased Premises cause Landlord to make any alterations or improvements shall remove same at Tenant's cost and expense prior to the Project to comply with the provisions termination of the Americans With Disabilities Act term of 1990 this Lease (as amendedincluding any repairs required on the Premises or the Complex) unless Landlord shall notify Tenant prior to such removal that such improvement shall remain on the Premises at the termination of this Lease (in the Landlord's sole discretion), the Texas Architectural Barriers Act (as amended) [Tex. Rev. Civ.