Common use of ALTERATIONS & IMPROVEMENTS Clause in Contracts

ALTERATIONS & IMPROVEMENTS. Subtenant shall not make any alterations, improvements, or modifications to the Subleased Premises without the express prior written consent of Sublandlord and of Master Landlord, which consent by Sublandlord shall not be unreasonably withheld. Subtenant shall reimburse Master Landlord and Sublandlord for all commercially reasonable costs which Master Landlord and Sublandlord may incur in connection with granting approval to Subtenant for any such alteration and additions. Subtenant shall provide Master Landlord and Sublandlord with a set of "as-built" drawings for any such work, together with copies of all permits obtained by Subtenant in connection with performing any such work, within thirty (30) days after completing such work. On termination of this Sublease, Subtenant shall remove any or all of such improvements made by Subtenant or its agents, assigns or sub-subtenants, and to restore the Subleased Premises (or any part thereof) to the same condition as of the Commencement Date of this Sublease, broom an, reasonable wear and tear excepted, or as otherwise instructed in writing by either Sublandlord or Master Landlord. Should Subtenant fail to remove such improvements and restore the Subleased Premises as of the termination of this Sublease, unless instructed otherwise in writing as set forth above, Sublandlord shall have the right to do so, and charge Subtenant therefore, plus a service fee of 15% of the costs incurred by Sublandlord. Sublandlord consents to the construction of a test lab on the Subleased Premises, so long as such construction complies with all of the terms and conditions of this Paragraph 7.2.

ALTERATIONS & IMPROVEMENTS. Subtenant shall not make any alterations, improvements, or modifications to the Subleased Premises without the express prior written consent of Sublandlord and of Master Landlord, which consent by Sublandlord shall not be unreasonably withheld. Subtenant shall reimburse Master Landlord and Sublandlord for all commercially reasonable costs which Master Landlord and Sublandlord may incur in connection with granting approval to Subtenant for any such alteration and additions. Subtenant shall provide Master Landlord and Sublandlord with a set of "as-built" drawings for any such work, together with copies of all permits obtained by Subtenant in connection with performing any such work, within thirty (30) days after completing such work. On termination of this Sublease, Subtenant shall remove any or all of such improvements made by Subtenant or its agents, assigns or sub-subtenants, and to restore the Subleased Premises (or any part thereof) to the same condition as of the Commencement Date of this Sublease, broom anclean, reasonable wear and tear excepted, or as otherwise instructed in writing by either Sublandlord or Master Landlord. Should Subtenant fail to remove such improvements and restore the Subleased Premises as of the termination of this Sublease, unless instructed otherwise in writing as set forth above, Sublandlord shall have the right to do so, and charge Subtenant therefore, plus a service fee of 15% of the costs incurred by Sublandlord. Sublandlord consents to the construction of a test lab on the Subleased Premises, so long as such construction complies with all of the terms and conditions of this Paragraph 7.2.

ALTERATIONS & IMPROVEMENTS. Subtenant shall not make any alterations, improvements, or modifications to the Subleased Premises without the express prior written consent of Sublandlord and of Master Landlord, which consent by Sublandlord shall not be unreasonably withheld. Subtenant shall reimburse Master Landlord and Sublandlord for all commercially reasonable costs which Master Landlord and Sublandlord may incur in connection with granting approval to Subtenant for any such alteration alterations and additions, including, without limitation, Master Landlord’s and Sublandlord’s reasonable attorneys’ fees and costs. Subtenant shall provide Master Landlord and Sublandlord with a set of "“as-built" ” drawings for any such work, together with copies of all permits obtained by Subtenant in connection with performing any such work, within thirty fifteen (3015) days after completing such work. Sublandlord may impose as a condition of its consent to such alterations, improvements, or modifications, such requirements as Sublandlord may deem reasonable and desirable, including, but not limited to the requirement that Subtenant utilize for such purposes only contractor(s), materials, mechanics and materialmen approved by Sublandlord and that Subtenant, and/or Subtenant’s contractor(s) post a payment and/or completion bond to guarantee the performance of its construction obligations hereunder. On termination of this Sublease, Subtenant shall remove any or all of such improvements made by Subtenant or its agents, assigns or sub-subtenants, and to restore the Subleased Premises (or any part thereof) to the same condition as of the Commencement Date of this Sublease, broom an, reasonable wear and tear excepted, excepted or as otherwise instructed in writing by either Sublandlord or Master Landlord. Should Subtenant fail to remove such improvements and restore the Subleased Premises as of the on termination of this Sublease, Sublease unless instructed otherwise in writing as set forth above, Sublandlord shall have the right to do so, and charge Subtenant thereforetherefor, plus a service fee charge of 15% ten percent (10%) of the costs incurred by Sublandlord. Sublandlord consents to the construction of a test lab on the Subleased Premises, so long as such construction complies with all of the terms and conditions of this Paragraph 7.2.

ALTERATIONS & IMPROVEMENTS. Subtenant shall not make any No alterations, improvements, additions or modifications to improvements in or upon the Subleased Premises shall be made by Subtenant without the express prior written consent of Sublandlord and of Master Landlord, which consent by Sublandlord and, to the extent required by Section 9 of the Prime Lease, the consent of Landlord. Subtenant shall comply with the provisions of Section 9 of the Prime Lease with respect to any such alterations, additions or improvements. All alterations, additions and improvements shall be made in accordance with applicable building codes and laws. Upon the termination of the term hereof, all such alterations, additions and improvements (except personal property, business and trade fixtures, machinery and equipment, furniture and movable partitions owned by Subtenant) shall be and remain part of the Premises and be surrendered therewith without disturbance, molestation or injury and shall not be unreasonably withheld. Subtenant shall reimburse Master Landlord and Sublandlord for all commercially reasonable costs which Master Landlord and Sublandlord may incur in connection with granting approval to Subtenant for any such alteration and additions. Subtenant shall provide Master Landlord and Sublandlord with a set of "as-built" drawings for any such work, together with copies of all permits obtained removed by Subtenant unless such removal is required by Sublandlord, in connection with performing any such work, within thirty (30) days after completing such work. On termination of this Sublease, which case Subtenant shall remove any or all of such improvements made by Subtenant or its agents, assigns or sub-subtenants, the same and to restore the Subleased Premises (or any part thereof) to the same condition as of in which they were on the Commencement Date of this Sublease, broom andate hereof, reasonable wear and tear excepted, or as otherwise instructed in writing by either Sublandlord or Master Landlord. Should If Subtenant shall fail to remove such improvements the same and restore the Subleased Premises as Premises, then Sublandlord may, but shall not be obligated to, do so at the expense of Subtenant. Personal property, business and trade fixtures, machinery and equipment, furniture and movable partitions owned by Subtenant shall be and remain the property of Subtenant and may be removed by Subtenant at any time during the term hereof when Subtenant is not in default hereunder, and in any event, shall be removed on or before the expiration of the termination term hereof. Subtenant shall repair any damage caused by such removal. Subtenant covenants and agrees to indemnify, protect and defend Sublandlord against, and hold Sublandlord harmless from, all liens, whether for labor or materials arising as the result of alterations, additions, repairs or improvements to the Premises made by Subtenant during the term of this Sublease, unless instructed otherwise in writing as set forth above, Sublandlord shall have the right to do so, and charge Subtenant therefore, plus a service fee of 15% of the costs incurred by Sublandlord. Sublandlord consents to the construction of a test lab on the Subleased Premises, so long as such construction complies with all of the terms and conditions of this Paragraph 7.2.

ALTERATIONS & IMPROVEMENTS. Subtenant Sublessee shall not make any alterations, improvements, or modifications to the Subleased Premises without the express prior written consent of Sublandlord Sublessor and of Master LandlordLessor, which consent by Sublandlord Sublessor shall not be unreasonably withheld, conditioned or delaye. Subtenant Sublessee shall reimburse Master Landlord Lessor and Sublandlord Sublessor for all commercially reasonable reasonable, out-of-pocket costs which Master Landlord Lessor and Sublandlord Sublessor may incur in connection with granting approval to Subtenant Sublessee for any such alteration alterations, improvements, or modifications, including, without limitation, Master Lessor’s and additions. Subtenant Sublessor’s reasonable attorneys’ fees and costs, Sublessee shall provide Master Landlord Lessor and Sublandlord Sublessor with a set of "“as-built" ” drawings for any such work, together with copies of all permits obtained by Subtenant Sublessee in connection with performing any such work, within thirty fifteen (3015) days after completing such work. On termination of this Sublease, Subtenant Sublessee shall remove any or all of such improvements made alterations, improvements, or modifications installed by Subtenant Sublessee which Master Lessor requires in writing be removed (either at the time Master Lessor approved same or its agentsany such later time as permitted by the Master Lease) and if any such removal is required, assigns or sub-subtenants, and to restore the Subleased Premises (or any part thereof) to affected by such removal as required by the same condition as of the Commencement Date of this SubleaseMaster Lease, broom an, reasonable wear and tear excepted, or as otherwise instructed in writing by either Sublandlord or Master Landlord. Should Subtenant Sublessee fail to remove such improvements alterations, improvements, or modifications and so restore the Subleased Premises as of the on termination of this Sublease, Sublease unless instructed otherwise in writing as set forth above, Sublandlord Sublessor shall have the right to do so, and charge Subtenant thereforeSublessee for its reasonable out-of-pocket costs therefor, plus a service fee charge of 15% ten percent (10%) of the costs incurred by SublandlordSublessor. Sublandlord consents Sublessor shall remain obligated, at Sublessor’s sole cost an expense, to remove, to the construction of a test lab on extent required by Master Lessor, any alterations, improvements, or modifications existing in and upon the Subleased PremisesPremises as of the Commencement Date and to restore the Subleased Premises with respect thereto as required by the Master Lease. Sublessee shall give access to Sublessor to start this work during the last thirty (30) days of the term of this Sublease, so long as such construction complies that Sublessor and Sublessee can do their respective surrender work together. Sublessor will not unreasonably interfere with all Sublessee’s use and occupancy including its surrender condition work, except for the last 15 days of the Sublease term, at which point Sublessor will be allowed to do whatever removal and restoration work it is required by Master Lessor per the terms and conditions of this Paragraph 7.2the Master Lease. Base Rent will be abated if Sublessor’s work during the last 15 days of the Term prevent Sublessee from occupying the Sublease Premises or doing any of Sublessee’s surrender obligation work.

ALTERATIONS & IMPROVEMENTS. Subtenant Sublessee shall not make any alterations, improvements, or modifications to the Subleased Premises without the express prior written consent of Sublandlord Sublessor and of Master LandlordLessor, which consent by Sublandlord Sublessor shall not be unreasonably withheld. Subtenant shall reimburse Master Landlord and Sublandlord for all commercially reasonable costs Notwithstanding the foregoing, the parties acknowledge that Sublessee intends to perform certain initial tenant improvements (“Initial Tenant Improvements”) which Master Landlord and Sublandlord may incur in connection with granting approval are attached as Exhibit ”C” hereto. In executing this Sublease Agreement, Sublessor hereby consents to Subtenant for any such alteration and additions. Subtenant shall provide Master Landlord and Sublandlord with a set of "as-built" drawings for any such work, together with copies of all permits obtained by Subtenant in connection with performing any such work, within thirty (30) days after completing such workthe Initial Tenant Improvements. On termination of this Sublease, Subtenant Sublessee shall remove any or all of such improvements made by Subtenant or its agentsimprovements, assigns or sub-subtenantsother than the Initial Tenant Improvements, and to restore the Subleased Premises (or any part thereof) to the same condition as of the Commencement Date of this Sublease, broom an, reasonable wear and tear excepted, and damage by casualty and condemnation excepted or as otherwise instructed in writing by either Sublandlord Sublessor or Master LandlordLessor. Should Subtenant Sublessee fail to remove such improvements and restore the Subleased Premises as of the on termination of this Sublease, Sublease unless instructed instruction otherwise in writing as set forth above, Sublandlord Sublessor shall have the right to do so, and charge Subtenant therefore, plus a service fee of 15% of the costs incurred by Sublandlord. Sublandlord consents to the construction of a test lab on the Subleased Premises, so long as such construction complies with all of the terms and conditions of this Paragraph 7.2Sublessee therefor.

ALTERATIONS & IMPROVEMENTS. Subtenant (a) Except as set forth herein, Sub-sublessee shall not make any alterations, improvements, or modifications to the Subleased Sub-subleased Premises without the express prior written consent of Sublandlord Sub-sublessor, Master Sublessor and of Master LandlordLessor, which consent by Sublandlord Sub-sublessor shall not be unreasonably withheldgiven in its reasonable discretion. Subtenant Sub-sublessor understands that Sub-sublessee intends to request consent to the addition of offices and a conference room to the Sub- subleased Premises and Sub-sublessor will reasonably consent to such request. (b) Sub-sublessor, at Sub-sublessor's sole cost, shall reimburse make the following improvements to the Sub-subleased Premises, subject to Master Landlord Sublessor's and Sublandlord for Master Lessor's approval; (i) construct a demising wall pursuant to the site plan, which is attached hereto as Exhibit "C", and incorporated by reference herein; (ii) remove the wood fence on the Sub-subleased Premises; (iii) landscape where the wood fence previously stood; and (iv) remove the back wall of the lobby in the Sub-subleased Premises to create an exit. Sub-sublessor warrants that the improvements constructed by Sub-sublessor pursuant to this Paragraph 7.2(b) shall be done in a first class xxxxxxx-like manner with good materials and in accordance with the site plan or other plans and specifications, if applicable, and be in compliance with all commercially reasonable costs which Master Landlord applicable rules, regulations, ordinances, statutes, and Sublandlord may incur in connection with granting approval to Subtenant for any such alteration and additions. Subtenant shall provide Master Landlord and Sublandlord with a set of "as-built" drawings for any such work, together with copies of all permits obtained by Subtenant in connection with performing any such work, within thirty laws. (30c) days after completing such work. On termination of this SubleaseSub-sublease, Subtenant Sub-sublessee shall remove any or all of such improvements made constructed by Subtenant or its agents, assigns or subSub-subtenants, sublessee and to restore the Subleased Sub- subleased Premises (or any part thereof) to the same condition as of the Commencement Date of this Sublease, broom anSub-sublease, reasonable wear and tear excepted, excepted or as otherwise instructed in writing by either Sublandlord Sub-sublessor or Master LandlordLessor. Should Subtenant Sub-sublessee fail to remove such improvements and restore the Subleased Sub- subleased Premises as of the on termination of this Sublease, Sub-sublease unless instructed otherwise in writing as set forth above, Sublandlord Sub-sublessor shall have the right to do so, and charge Subtenant Sub-sublessee therefore, plus a service fee an administrative charge of 15% of the costs incurred by Sublandlord. Sublandlord consents to the construction of a test lab on the Subleased Premises, so long as such construction complies with all of the terms and conditions of this Paragraph 7.2ten percent (10%).