Common use of ALTERATIONS OR IMPROVEMENTS BY TENANT Clause in Contracts

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for the incidental hanging of pictures, installation of shelves, and other painting and decoration of the Leased Premises which do not affect the structure of the Leased Premises, Tenant shall not make any alterations, additions, or improvements, structural or otherwise (collectively, "Alterations") in the Leased Premises (such as carpeting, telephone installation, decoration and installation of specialized equipment), without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall not install any equipment of any nature whatsoever which may affect the insurance rating of the Building, or which may necessitate any changes, replacements or additions to the water system, plumbing system, heating system, air-conditioning system, telephone system or the electrical system of the Leased Premises, without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall pay all costs to make such changes, replacements or additions. Tenant hereby agrees that all Alterations made in, to, or on the Leased Premises shall, unless otherwise provided by written agreement, be the property of Landlord and shall remain upon and be surrendered with the Leased Premises on the Expiration Date or other termination of this Lease, unless Landlord shall, prior to such expiration or termination have given Tenant not less than 15 days prior written notice to remove the same, in which event Tenant shall at its expense forthwith remove such Alterations. Any or all wiring and cabling, such as telephone, computer and data wires installed by Tenant shall be removed by Tenant at its sole cost, and the Leased Premises shall be restored to their original condition by the Expiration Date, ordinary wear and tear excepted. All property permitted or required to be removed by Tenant at the end of the term remaining in the Leased Premises after Tenant's removal shall be deemed abandoned and may, at the election of Landlord, either be retained as Landlord's property or may be removed from the premises by Landlord at Tenant's expense.

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for the incidental hanging of pictures, installation of shelves, and other painting and decoration of the Leased Premises which do not affect the structure of the Leased Premises, 5.1 Tenant shall make no changes in or to the Premises of any nature without Landlord's prior written consent not to be unreasonably withheld or delayed, except that Tenant may make any alterations, additions, or improvements, structural or otherwise (collectively, "Alterations") in immaterial and decorative changes to the Leased Premises (such as carpeting, telephone installation, decoration and installation of specialized equipment), without the Landlord's prior written consent. Subject to the prior written consent of Landlord, Tenant, at Tenant's sole expense, may hire contractors approved by Landlord to make alterations, installations, additions or improvements in or to the Premises (collectively hereinafter referred to as the "Alterations") which consent shall are non-structural and which do not be unreasonably withheld. Tenant shall not install any equipment of any nature whatsoever which may affect utility services, plumbing or electrical lines in or to the insurance rating of Premises or the Building, or which may necessitate any changes, replacements or additions to the water system, plumbing system, heating system, air-conditioning system, telephone system or the electrical system of the Leased Premises, without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall pay all costs to make such changes, replacements or additions. Tenant hereby agrees that all The Alterations made in, to, or on the Leased Premises shall, unless otherwise provided by written agreementupon installation, be become the property of Landlord and shall remain upon and be surrendered with the Leased Premises on Premises, unless Tenant by written notice to Landlord no later than thirty (30) days prior to the Expiration Date or other termination of this Lease, unless Landlord shall, prior to such expiration or termination have given Tenant not less than 15 days prior written notice requests Landlord's consent to remove same. If Landlord so consents the same, in which event Tenant shall at its expense forthwith remove such Alterations. Any or all wiring and cabling, such as telephone, computer and data wires installed by Tenant Alterations shall be removed from the Premises by Tenant prior to the Expiration Date at Tenant's sole expense. Nothing in this Article V shall be construed to give Landlord title to or to prevent Tenant's removal of trade fixtures, moveable office furniture and equipment, but upon removal of any such from the Premises or upon removal of any other installation as may be permitted by Landlord, Tenant shall immediately and at its sole costexpense, repair and restore the Leased Premises to the condition existing prior to the Alterations. Tenant shall be restored repair any damage to their original condition by the Expiration DatePremises, ordinary wear and tear exceptedthe Building, or the real property on which the Building is located (hereinafter collectively referred to as the "Real Property") incurred during such removal. All property permitted or required to be removed by Tenant at the end Expiration Date or sooner termination of the term remaining in Term which remains on the Leased Premises after Tenant's removal the Expiration Date or sooner termination of the Term shall be deemed abandoned and may, at the election of Landlord, either be retained as Landlord's property or may be removed from the premises Premises by Landlord at Tenant's expense. If Tenant does not repair or restore said damage Landlord is entitled to deduct said cost and expense from Tenant's security deposit.

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for the incidental hanging of picturesTenant shall not, installation of shelveswithout Landlord's prior written consent, and other painting and decoration of make, or permit to be made, any alterations, additions, or improvements to the Leased Premises which do not affect the structure of Premises. Prior to commencing any alterations, additions, or improvements to the Leased Premises, Tenant shall submit to Landlord plans and specifications therefore and a list of proposed contractors and subcontractors to perform such work, and Landlord shall have thirty (30) days to approve or reject such plans and specifications and any contractors or subcontractors on such list. If Landlord rejects such plans and specifications or any particular contractors or subcontractors on such lists, Landlord shall specify the reasons for such rejection. Thereafter, Tenant shall not make commence such alterations, additions or improvements, or employ such rejected contractors or subcontractors, unless and until Tenant shall have modified such plans and specifications to respond to Landlord's reasons for rejecting the plans and specifications, and shall have submitted such revised plans and specifications to Landlord and received Landlord's approval thereof, or selected alternate contractors or subcontractors who are acceptable to Landlord for such work. With respect to any alterations which may be permitted by Landlord, Tenant shall promptly pay all costs, expenses, and charges therefor, shall perform such work in accordance with all applicable laws and the plans and specifications approved by the Landlord, shall employ only contractors and subcontractors approved by Landlord, shall perform such work in a good and workmanlike manner, and shall fully indemnify and hold harmless Landlord from and against any mechanic's or other liens or claims in connection with the making of such alterations, additions, or improvements. Tenant shall promptly repair any damage to the Leased Premises caused by any such alterations, structural additions, or otherwise (collectivelyimprovements. Any such alterations, "Alterations") additions, improvements, or other work performed by or on behalf of Tenant in the Leased Premises or elsewhere on the Real Property shall also be done in accordance with and subject to the requirements and provisions of Paragraph 6 hereof. Prior to undertaking any such work, Tenant shall submit to Landlord a list of proposed contractors and subcontractors to perform Tenant’s Work. Landlord shall have the right to approve or reject any contractors or subcontractors on such list (but such as carpeting, telephone installation, decoration and installation of specialized equipment), without the prior written consent of Landlord, which consent approval shall not be unreasonably withheld), and Tenant shall not employ any contractors or subcontractors which Landlord has rejected for any work on the Leased Premises. Tenant shall not install any equipment of any nature whatsoever which may affect the insurance rating of the Buildingobtain, or which may necessitate shall cause all contractors and subcontractors to obtain, insurance (naming Landlord and, at Landlord’s request, Landlord’s mortgagee, as additional insureds) against all risk relating to any changes, replacements construction or additions to the water system, plumbing system, heating system, air-conditioning system, telephone system or the electrical system of the Leased Premises, without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall pay all costs to make such changes, replacements or additions. Tenant hereby agrees that all Alterations made in, to, or on the Leased Premises shall, unless otherwise provided by written agreement, be the property of Landlord and shall remain upon and be surrendered with the Leased Premises on the Expiration Date or other termination of this Lease, unless Landlord shall, prior to such expiration or termination have given Tenant not less than 15 days prior written notice to remove the same, in which event Tenant shall at its expense forthwith remove such Alterations. Any or all wiring and cabling, such as telephone, computer and data wires installed by Tenant shall be removed by Tenant at its sole cost, and the Leased Premises shall be restored to their original condition by the Expiration Date, ordinary wear and tear excepted. All property permitted or required to be removed by Tenant at the end of the term remaining improvements performed in the Leased Premises after by Tenant's removal shall be deemed abandoned and may, at the election of Landlord, either be retained as Landlord's property or may be removed from the premises by Landlord at Tenant's expense.

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for (a) After the incidental hanging of pictures, installation of shelvesthe Initial Tenant Improvements pursuant to this Lease, and other painting and decoration of the Leased Premises which do not affect the structure of the Leased PremisesLandlord consent has already been obtained, Tenant shall not may, from time to time, at its expense, make alterations or improvements and install any alterationsTenant’s Property, additions, or improvements, structural or otherwise (collectively, "Alterations") in and to the Leased Premises (such hereinafter collectively referred to as carpeting, telephone installation, decoration and installation of specialized equipment), without “Alterations”) provided that Tenant first obtains the prior written consent of Landlord, which consent shall not be unreasonably withheld, delayed or conditioned; provided that, Landlord shall have the right to withhold its consent to any Alterations which: (1) are, except for the Known Structural Alterations (as defined below) of a structural nature and affect the structural integrity of the Building; (2) except for the Known Structural Alterations, affect the interior of the Premises; or (3) affect the proper functioning of the HVAC, sanitary and other service systems of the Premises. For the avoidance of doubt, it shall be reasonable for Landlord to withhold its consent to Known Structural Alterations if such Alterations would (or could reasonably be expected to) damage the Building structure and/or affect any portion of the Building other than the Premises. Tenant shall not install any equipment of any nature whatsoever which may affect have appropriate insurance coverage, reasonably satisfactory to Landlord, regarding the insurance rating performance and installation of the BuildingAlterations. Landlord shall respond to Tenant’s written request for Landlord’s consent promptly but in all events within ten (10) days after the later to occur of (x) the date of Landlord’s receipt of Tenant’ written request, or (y) the date upon which Landlord receives all documents and information reasonably requested in connection with its evaluation of the proposed Alteration. If Landlord does not approve any proposed Alteration, Landlord shall provide detailed comments for the reasons for its disapproval, the correction of which would result in Landlord’s approval. Landlord fails to respond within the timeframes set forth in this Subsection 22(a), Tenant may necessitate any changessend an additional request for consent of such plans to Landlord (the “Second Request”), replacements or additions which Second Request shall state in bold conspicuous lettering that if Landlord does not respond to the water systemSecond Request within five (5) business days, plumbing system, heating system, air-conditioning system, telephone system or Landlord shall be deemed to have approved the electrical system requested Alterations. In the event Landlord does not respond to the Second Request within five (5) business days of Landlord’s receipt of the Leased PremisesSecond Request, without Landlord shall be deemed to have approved such Alterations. Additionally, before proceeding with any Alterations, Tenant shall (i) at Tenant’s expense, obtain all necessary governmental permits and certificates for the prior written consent commencement and prosecution of Alterations, if required; (ii) submit to Landlord, for its written approval, working drawings, plans and specifications and all permits for the work to be done and Tenant shall not proceed with such Alterations until it has received Landlord’s approval (or deemed approval) (which consent shall not be unreasonably withheld, delayed or conditioned); and (iii) cause those contractors, materialmen and suppliers engaged to perform the Alterations to deliver to Landlord certificates of insurance (in a form and content reasonably acceptable to Landlord) evidencing policies of commercial general liability insurance (providing the same coverages as required in Section 8 above) and workers’ compensation insurance. Tenant shall pay all costs to make such changes, replacements or additions. Tenant hereby agrees that all Alterations made in, to, or on the Leased Premises shall, unless otherwise provided by written agreement, be the property of Landlord and shall remain upon and be surrendered with the Leased Premises on the Expiration Date or other termination of this Lease, unless Landlord shall, prior to such expiration or termination have given Tenant not less than 15 days prior written notice to remove the same, in which event Tenant shall at its expense forthwith remove such Alterations. Any or all wiring and cabling, such as telephone, computer and data wires installed by Tenant shall be removed by Tenant at its sole cost, and the Leased Premises shall be restored to their original condition by the Expiration Date, ordinary wear and tear excepted. All property permitted or required to be removed by Tenant at the end of the term remaining in the Leased Premises after Tenant's removal shall be deemed abandoned and may, at the election of Landlord, either be retained as Landlord's property or may be removed from the premises by Landlord at Tenant's expense.“

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except 11.1 Tenant shall make no changes in or to the Premises of any nature without Landlord's prior written consent and without first representing that the contemplated changes in or to the Premises will do nothing to increase the property or liability rates charged to Landlord for the incidental hanging Building. In the event Landlord consents to the contemplated changes and such changes result in an increase in the property or liability rates charged to Landlord for the Building, Tenant shall be responsible for such increase as Additional Rent. Subject to the aforementioned consent of picturesLandlord, installation of shelvesTenant at Tenant's sole expense, may hire contractors approved by Landlord, or Landlord may elect, on Tenant's behalf, to make such alterations, installations, additions, or improvements in or to the Premises (collectively "Tenant Alterations") which are non-structural and other painting and decoration of the Leased Premises which do not affect utility services, plumbing, electrical lines, sprinkler systems, HVAC systems or any other mechanical systems, in or to the structure of the Leased PremisesPremises or Building or which involve any drywall construction. All such Tenant Alterations shall, Tenant shall not make any alterations, additions, or improvements, structural or otherwise (collectively, "Alterations") in the Leased Premises (such as carpeting, telephone upon installation, decoration and installation of specialized equipment), without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall not install any equipment of any nature whatsoever which may affect the insurance rating of the Building, or which may necessitate any changes, replacements or additions to the water system, plumbing system, heating system, air-conditioning system, telephone system or the electrical system of the Leased Premises, without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall pay all costs to make such changes, replacements or additions. Tenant hereby agrees that all Alterations made in, to, or on the Leased Premises shall, unless otherwise provided by written agreement, be become the property of Landlord and shall remain upon and be surrendered with the Leased Premises on Premises, unless otherwise required by Landlord to be removed by Tenant upon the Expiration Date expiration or other termination of this LeaseLease or unless Tenant, unless by notice to Landlord shall, no later than thirty (30) days prior to such expiration or termination have given Tenant not less than 15 days prior written notice the Termination Date, requests Landlord's consent to remove the same, in which event Tenant shall at its expense forthwith remove such Alterations. Any or all wiring and cabling, such as telephone, computer and data wires installed by Tenant If Landlord so consents the same shall be removed from the Premises by Tenant prior to the Termination Date at Tenant's sole expense. Nothing in this ARTICLE XI shall be construed to give Landlord title to or to prevent Tenant's removal of trade fixtures, movable office furniture and equipment, but upon removal of any such from the Premises or upon removal of any other installation as may be permitted by Landlord, Tenant shall immediately and at its sole costexpense, repair and restore the Leased Premises to the condition existing prior to such Tenant Alterations, taking care during such removal. Tenant shall be restored repair any damage to their original condition by the Expiration Date, ordinary wear and tear exceptedPremises or to the Real Property incurred during such removal. All property permitted or required to be removed by Tenant at the end of the term remaining in Term which remains on the Leased Premises after Tenant's removal the Termination Date shall be deemed abandoned and may, at the election of Landlord, either be retained as Landlord's property or may be removed from the premises Premises by Landlord at Tenant's expense.

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for the incidental hanging of pictures, installation of shelves, and other painting and decoration of the Leased Premises and other alterations which (i) do not affect the structure of the Leased PremisesPremises or the Building or (ii) do not require the modification of any Base Building Systems and have a reasonably estimated cost of less than Seventy-five Thousand Dollars ($75,000.00) in any single instance (however, the cap set forth in this clause (ii) shall be inapplicable to any painting or re-carpeting), Tenant shall not make any alterations, additions, or improvements, structural or otherwise (collectively, "“Alterations"”) in the Leased Premises (such as carpeting, telephone installation, decoration and installation of specialized equipment)Premises, without the prior written consent of Landlord, Landlord which consent shall not be unreasonably withheld, delayed or conditioned. Tenant shall not install any equipment of any nature whatsoever (other than equipment which is specifically contemplated by this Lease) which may affect the insurance rating of the Building, or which may necessitate any changes, replacements or additions to the water system, plumbing system, heating system, air-conditioning system, telephone system or the electrical system of Base Building Systems serving the Leased Premises, Premises (collectively “Installations”) without the prior written consent of Landlord, Landlord which consent shall not be unreasonably withheld, delayed or conditioned. Tenant shall pay all costs to make such changesAlterations or Installations. Landlord shall not charge any type of construction management or supervision fee in connection with any Alterations or Installations. Any approved Alterations or Installations shall be made in accordance with (i) the applicable laws and ordinances of any public authority having jurisdiction over the Building and (ii) the building code and zoning regulations of any such authority. All Alterations and Installations shall be performed in a first class manner using only using first class materials and first-class quality furnishings, replacements fixtures, equipment and materials. All Alterations and Installations shall be performed in accordance with the Rules and Regulations for Tenant Alterations attached hereto as Exhibit G, as said Rules and Regulations may be reasonably revised from time to time in the same manner and subject to the same condition as to any changes to the Building rules and regulations as set forth in this Lease, and without unreasonable interference with the work or additionsbusiness operations of Landlord or of the other tenants of the Building. Subject to the terms hereof (specifically including the provisions of Section 28), Tenant will defend, indemnify and hold Landlord harmless from and against any and all expenses, liens, claims or damages, including reasonable attorneys’ fees, for injury to person or property which arise by reason of the making of any Alterations or Installations. If any Alteration or Installation that requires the Landlord’s consent is effected without the prior written consent of Landlord, Landlord may remove or correct the same if Tenant fails to do so upon fifteen (15) days written notice and Tenant shall be liable for any and all expenses of this work. All rights given to Landlord herein shall be in addition to any other right or remedy of Landlord contained in this Lease. Tenant hereby agrees that all Alterations or Installations made in, to, or on the Leased Premises shall, unless otherwise provided by written agreement, be the property of Landlord and shall remain upon and be surrendered with the Leased Premises on the Expiration Date or other termination of this Lease. At Landlord’s request, unless Landlord shall, prior any or all Alterations or Installations to such expiration the Leased Premises made during the Lease Term (i) for which Landlord’s consent was required but not obtained or termination have given Tenant not less than 15 days prior written notice (ii) for which Landlord’s consent was conditioned upon Tenant’s agreement to remove the same, in which event Tenant shall at its expense forthwith remove such Alterations. Any or all wiring and cabling, such as telephone, computer and data wires installed by Tenant same shall be removed by Tenant at its Tenant’s sole cost, and the Leased Premises shall be restored to their original the condition required by this Lease. Should Tenant fail to remove the Expiration Datesame, ordinary wear and tear excepted. All property permitted or required Landlord may cause the same to be removed at Tenant’s expense and Tenant hereby agrees to reimburse Landlord for the cost of such removal plus a reasonable amount (not to exceed ten percent (10%)) for Landlord's overhead and supervision in performance of such obligations shall be paid by Tenant at to Landlord within thirty (30) days of written demand as Additional Rent. This obligation shall survive the end termination of this Lease for a period of six (6) months. Notwithstanding anything herein to the contrary, Landlord agrees that Tenant shall have no obligation to remove any portion of the term remaining Tenant requested Base Building modifications, Tenant Improvement Work, Landlord approved Alterations and/or Installations or those Alterations and/or Installations which do not require approval by Landlord unless (i) such Tenant requested Base Building modification, Tenant Improvement Work, Alteration or Installation, in Landlord’s reasonable opinion, is not common or customary in Comparable Buildings in the Leased Premises after Tenant's removal shall be deemed abandoned Market Area and mayinvolve excessive demolition costs (for example, at the but not limited to, internal stairwells, cafeterias, SCIF space, and raised or depressed floor areas) and (ii) such election of Landlord, either be retained as Landlord's property or may be removed from the premises is made in writing by Landlord at Tenant's expense(1) before the start of construction of the Building with respect to any Tenant requested Base Building modification or (2) before the start of the Tenant Improvement Work with respect to the Tenant Improvement Work, or (3) when Landlord gives its consent to a proposed Alteration or Installation.

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for the incidental hanging of pictures, installation of shelves, and other painting and decoration of the Leased Premises and other alterations which do not affect the structure of the Leased Premises, the Building or require the modification of any Building systems and have a reasonably estimated cost of less than Twenty Five Thousand Dollars ($25,000.00) in any single instance, Tenant shall not make any alterations, additions, or improvements, structural or otherwise (collectively, "“Alterations"”) in the Leased Premises (such as carpeting, telephone installation, decoration and installation of specialized equipment)Premises, without the prior written consent of Landlord, which consent shall not be unreasonably withheld, delayed or conditioned. Tenant shall not install any equipment of any nature whatsoever which may affect the insurance rating of the Building, or which may necessitate any changes, replacements or additions to the water system, plumbing system, heating system, air-conditioning system, telephone system or the electrical system of the Leased Premises, Premises (collectively “Installations”) without the prior written consent of Landlord, which consent shall not be unreasonably withheld, delayed or conditioned. Tenant shall pay all costs to make such changesAlterations or Installations. Any approved Alterations or Installations shall be made by licensed and bondable contractors and mechanics approved by Landlord, replacements which approval shall not be unreasonably withheld, delayed or additionsconditioned, in accordance with (i) the applicable laws and ordinances of any public authority having jurisdiction over the Building, (ii) the building code and zoning regulations of any such authority, and (iii) any rules and regulations established from time to time by the Underwriters Association of the local area. Prior to commencing construction of any approved Alteration or Installation, Tenant shall obtain any necessary building permits and shall, within five (5) days after receipt of request therefor, deliver copies of such permits to Landlord. Landlord, in Landlord’s sole discretion, may require as a condition precedent to the commencement of construction of any Alteration or Installation that Tenant: (i) furnish evidence to Landlord that Tenant and Tenant’s contractors carry insurance as specified in the Rules and Regulations for Tenant Alterations attached hereto as Exhibit F, and (ii) upon final completion of the Alteration or Installation deliver final lien waivers and releases from any general contractor and from any subcontractors performing work in excess of $5,000. All Alterations and Installations shall be performed in a first class manner using only new and quality furnishings, fixtures, equipment and materials to assure that the Leased Premises is constructed and maintained in a modern and attractive condition. All Alterations and Installations shall be performed in accordance with the Rules and Regulations for Tenant Alterations attached hereto as Exhibit F, as said Rules and Regulations may be reasonably revised from time to time, and without unreasonable interference with the work or business operations of Landlord or of the other tenants of the Building. Tenant and Tenant’s contractors shall be responsible for the transportation, safe-keeping and storage of materials and equipment used in the performance of Alterations or Installations and for the removal of waste and debris resulting from the performance of Alterations or Installations (it being agreed that prior to removal, all such materials, equipment, waste and debris shall be stored safely by Tenant within the Leased Premises). Subject to Section 28 of this Lease, Tenant will defend, indemnify and hold Landlord harmless from and against any and all expenses, liens, claims or damages, including reasonable attorneys’ fees, for injury to person or property which arise by reason of the making of any Alterations or Installations. If any Alteration or Installation that requires the Landlord’s consent is effected without the prior written consent of Landlord, Landlord may remove or correct the same and Tenant shall be liable for any and all reasonable expenses of this work. All rights given to Landlord herein shall be in addition to any other right or remedy of Landlord contained in this Lease. Tenant hereby agrees that all Alterations or Installations (excluding installation of Tenant’s furniture, fixtures and equipment) made in, to, or on the Leased Premises shall, unless otherwise provided by written agreement, be the property of Landlord and shall remain upon and be surrendered with the Leased Premises on the Expiration Date or other termination of this Lease. At Landlord’s request, unless Landlord shall, prior any or all Alterations or Installations to such expiration the Leased Premises made during the Lease Term (i) for which Landlord’s consent was required but not obtained or termination have given Tenant not less than 15 days prior written notice (ii) for which Landlord’s consent was conditioned upon Tenant’s agreement to remove the same, in which event Tenant shall at its expense forthwith remove such Alterations. Any or all wiring and cabling, such as telephone, computer and data wires installed by Tenant same shall be removed by Tenant at its Tenant’s sole cost, and the Leased Premises shall be restored to their original the condition required by this Lease. Should Tenant fail to remove the Expiration Datesame, ordinary wear and tear excepted. All property permitted or required Landlord may cause the same to be removed at Tenant’s expense and Tenant hereby agrees to reimburse Landlord for the reasonable cost of such removal together with any and all actual damages which Landlord may suffer and sustain by Tenant at the end reason of the term remaining in failure of Tenant to remove the Leased Premises after Tenant's removal same. This obligation shall be deemed abandoned and may, at survive the election termination of Landlord, either be retained as Landlord's property or may be removed from the premises by Landlord at Tenant's expensethis Lease. .

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for the incidental hanging of pictures, installation of shelves, and other painting and decoration of the interior of the Leased Premises and other minor alterations and improvements which do not affect the structure or utility systems of the Leased Premises, Tenant shall not make any alterations, additions, or improvements, structural or otherwise costing in excess of $50,000 (except Tenant may make non-structural alterations in Lease Year one costing up to $150,000 without Landlord's consent) (collectively, "Alterations") in the Leased Premises (such as carpetingin, telephone installation, decoration and installation of specialized equipment), without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall not install any equipment of any nature whatsoever which may affect the insurance rating of the Building, on or which may necessitate any changes, replacements or additions to the water system, plumbing system, heating system, air-conditioning system, telephone system or the electrical system of the Leased Premises, without the prior written consent of Landlord, which consent shall not be unreasonably withheldwithheld or delayed. In connection with Landlord's review of such proposed alterations or improvements prior to giving its consent thereto, Landlord shall have the right to require that Tenant supply plans, specifications, working drawings and similar documents in reasonable detail which show the scope of work to be performed within the Leased Premises. Landlord's approval of the plans, specifications and working drawings for Tenant's alterations and improvements shall create no liability on the part of Landlord for their completeness, design sufficiency, or compliance with all laws, rules, regulations or governmental agencies or authorities. Any contractors employed by Tenant to perform Tenant's work (i) shall be qualified to perform such work and licensed in the State of Maryland and (ii) shall maintain any insurance which may be reasonably required by Landlord, and (iii) shall be bonded or otherwise reasonably satisfactory to Landlord. Subject to paragraph 5 (b)hereof, Tenant will defend, indemnify and hold Landlord harmless from and against any and all expenses, liens, claims or damages, including attorneys' fees, for injury to person or property which may or might arise, directly or indirectly, by reason of the making of any Alterations. If any Alterations are effected without the prior written consent of Landlord, Landlord may remove or correct the same and Tenant shall be liable for any and all expenses of this work. All rights given to Landlord herein shall be in addition to any other right or remedy of Landlord contained in this Lease. Tenant shall pay all costs be obligated to make such changesany and all Alterations and other improvements to the Leased Premises required by applicable federal, replacements or additionsstate and local law, in connection with the use of the Leased Premises by Tenant during the Leased Term. Tenant hereby agrees that all Alterations made in, to, or on the Leased Premises shall, unless otherwise provided by written agreementagreement or by the provisions of Section 12 below, be the property of Landlord and shall remain upon and be surrendered with the Leased Premises on the Expiration Date or other termination of this Lease, unless Landlord shall, prior to such expiration or termination have given Tenant not less than 15 days prior written notice to remove the same, in which event Tenant shall at its expense forthwith remove such Alterations. Any or all wiring and cabling, such as telephone, computer and data wires installed by Tenant shall be removed by Tenant at its sole cost, and the Leased Premises shall be restored to their original condition by the Expiration Date, ordinary wear and tear excepted. All property permitted or required to be removed by Tenant at the end of the term remaining in the Leased Premises after Tenant's removal shall be deemed abandoned and may, at the election of Landlord, either be retained as Landlord's property or may be removed from the premises by Landlord at Tenant's expense.

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for Tenant shall not make during the incidental hanging of pictures, installation of shelves, and other painting and decoration of Lease Term any alterations or additions to the Leased Premises which do not materially affect the Building's structure or mechanical, electrical, plumbing or HVAC systems without Landlord's prior written approval, such approval not to be unreasonably withheld or delayed. Any such alterations or additions which may be approved by Landlord and made by Tenant shall be deemed part of the Leased Premises, Building (provided that Tenant shall not make at all times have the right to remove any alterationsequipment, additions, fixtures or improvements, structural or otherwise (collectively, "Alterations"other improvements installed by Tenant) in the Leased Premises (such as carpeting, telephone installation, decoration and installation of specialized equipment), without the prior written consent of Landlord, which consent shall not thereafter be unreasonably withheld. removed by Tenant unless Landlord shall not install any equipment require removal of any nature whatsoever which may affect the insurance rating of the Building, same either in conjunction with its approval or which may necessitate any changes, replacements or additions by notice to Tenant given prior to the water system, plumbing system, heating system, air-conditioning system, telephone system or the electrical system of the Leased Premises, without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall pay all costs to make such changes, replacements or additions. Tenant hereby agrees that all Alterations made in, to, or on the Leased Premises shall, unless otherwise provided by written agreement, be the property of Landlord and shall remain upon and be surrendered with the Leased Premises on the Expiration Date or other termination of this Lease, unless Landlord shall, prior to such expiration or termination have given Tenant not less than 15 days prior written notice to remove the same, in which event case Tenant shall at its expense forthwith remove any such Alterations. Any alterations or all wiring additions and cabling, such as telephone, computer and data wires installed by Tenant shall be removed by Tenant at its sole cost, and repair any damage to the Building or the Leased Premises shall be restored occasioned by their installation or removal (including, without limitation, repairing and patching holes, replacing ceiling, wall and floor surfaces and repainting), and restore the Leased Premises to their original substantially the same condition by as existed prior to the Expiration Datetime which any such alterations or additions were made, ordinary reasonable wear and tear excepted; provided, however, that if in connection with alterations or improvements for which Landlord's consent is required hereunder, Tenant shall at the time Landlord's consent is requested, express its desire that same shall remain on the Premises upon the expiration of the Term and Landlord agrees thereto in writing, then removal of such alterations and improvements shall not be required. All property permitted alterations and additions by Tenant and installation of furnishings following occupancy shall be coordinated with any work being performed by Landlord and performed in such manner as not to disrupt harmonious labor relations and so as to not damage the Building or required interfere with its operation or with the activities of other tenants and, except for installation of furnishings only, by contractors or workmen first approved by Landlord, which approval will not be unreasonably withheld or delayed.. As further conditions to Landlord's approval of any proposed alterations or additions by Tenant which are to be removed by Tenant at made after the end beginning of the term remaining Lease Term, Tenant shall: secure all necessary licenses and permits; deliver to Landlord a waiver, executed by all general contractors who will be furnishing labor or materials waiving the right to file any mechanic's lien against the Building, the Lot or the estate or interest of Landlord or Tenant therein; cause the contractor(s) and subcontractor(s) to carry Workmen's Compensation insurance in the Leased Premises after Tenant's removal shall be deemed abandoned statutory amounts and may, at the election of also comprehensive public liability insurance with limits as approved by Landlord, either be retained as Landlord's property or may be removed from the premises by and deliver to Landlord at Tenant's expensecertificates of all such insurance.

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for the incidental hanging of pictures, installation of shelves, and other painting and decoration of the Leased Premises which do not affect the structure of the Leased Premises, 5.1 Tenant shall not make no changes in or to the Premises of any alterations, additions, or improvements, structural or otherwise (collectively, "Alterations") in the Leased Premises (such as carpeting, telephone installation, decoration and installation of specialized equipment), nature without Landlord's prior written consent. Subject to the prior written consent of the Landlord, Tenant, at Tenant's sole expense, may hire contractors approved by Landlord to make alterations, installations, additions or improvements in or to the Premises (collectively hereinafter referred to as the "Alterations") which consent shall are non-structural and which do not be unreasonably withheld. Tenant shall not install any equipment of any nature whatsoever which may affect utility services, plumbing or electrical lines in or to the insurance rating of Premises or the Building, or which may necessitate any changes, replacements or additions to the water system, plumbing system, heating system, air-conditioning system, telephone system or the electrical system of the Leased Premises, without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall pay all costs to make such changes, replacements or additions. Tenant hereby agrees that all The Alterations made in, to, or on the Leased Premises shall, unless otherwise provided by written agreementupon installation, be become the property of Landlord and shall remain upon and be surrendered with the Leased Premises on the Expiration Date or other termination of this LeasePremises, unless Landlord shallTenant, prior to such expiration or termination have given Tenant not less than 15 days prior by written notice to remove Landlord no later than thirty (30) days prior to the same, in which event Tenant shall at its expense forthwith remove such Alterations. Any or all wiring and cabling, such as telephone, computer and data wires installed by Tenant shall be removed by Tenant at its sole cost, and the Leased Premises shall be restored notice to their original condition by the Expiration Date, ordinary wear requests Landlord's consent to remove same. If Landlord so consents, the Alterations shall be removed from the Premises by Tenant prior to the Expiration Date at Tenant's sole expense. Nothing in this Article V shall be construed to give Landlord title to or to prevent Tenant's removal of trade fixtures, moveable office furniture and tear exceptedequipment, but upon removal of any other installation as may be permitted by Landlord, Tenant shall immediately and at its expense, repair and restore the Premises to the condition existing prior to Alterations. Tenant shall repair any damage to the Premises, the Building, or the real property on which the Building is located (hereinafter collectively referred to as the "Real Property") incurred during such removal. All property permitted or required to be removed by Tenant at the end Expiration Date or sooner termination of the term remaining in Term which remains on the Leased Premises after Tenant's removal the Expiration Date or sooner termination of the Term shall be deemed abandoned and may, at the election of Landlord, either be retained as Landlord's Landlord property or may be removed from the premises Premises by Landlord at Tenant's expense. If Tenant does not repair or restore said damage, Landlord is entitled to deduct said cost and expense from Tenant's security deposit.

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for Tenant shall not make during the incidental hanging of pictures, installation of shelves, and other painting and decoration of Lease Term any alterations or additions to the Leased Premises which do not affect the Building's structure of the Leased Premisesor mechanical, Tenant shall not make any alterationselectrical, additions, plumbing or improvements, structural or otherwise (collectively, "Alterations") in the Leased Premises (such as carpeting, telephone installation, decoration and installation of specialized equipment), HVAC systems without the Landlord's prior written consent of Landlordapproval, which consent shall such approval not to be unreasonably withheld. Tenant Any such alterations or additions which may be approved by landlord and made by tenant shall be deemed part of the Building and shall not install any equipment thereafter be removed by Tenant unless Landlord shall require removal of any nature whatsoever which may affect the insurance rating of the Buildingsame, either in conjunction with its approval or which may necessitate any changes, replacements or additions by notice to Tenant given prior to the water system, plumbing system, heating system, air-conditioning system, telephone system or the electrical system of the Leased Premises, without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall pay all costs to make such changes, replacements or additions. Tenant hereby agrees that all Alterations made in, to, or on the Leased Premises shall, unless otherwise provided by written agreement, be the property of Landlord and shall remain upon and be surrendered with the Leased Premises on the Expiration Date or other termination of this Lease, unless Landlord shall, prior to such expiration or termination have given Tenant not less than 15 days prior written notice to remove the same, in which event case Tenant shall at its expense forthwith remove any such Alterations. Any alterations or all wiring additions and cabling, such as telephone, computer and data wires installed by Tenant shall be removed by Tenant at its sole cost, and repair any damage to the Building or the Leased Premises shall be restored occasioned by their installation or removal (including, without limitation, repairing and patching holes, replacing ceiling, wall and floor surfaces and repainting), and restore the Leased Premises to their original substantially the same condition by as existed prior to the Expiration Datetime which any such alterations or additions were made, ordinary reasonable wear and tear excepted. All property permitted alterations and additions by Tenant. and installation of furnishings following occupancy shall be coordinated with any work being performed by Landlord and performed in such manner and by such union contractor(s) as to assure harmonious labor relations and so as to not damage the Building or required interfere with its operation or with the activities of other tenants and, except for installation of furnishings only, by contractors or workmen first approved by Landlord. As further conditions to Landlord's approval of any proposed alterations or additions by Tenant which are to be removed by Tenant at made after the end beginning of the term remaining Lease Term, Tenant shall: secure all necessary licenses and permits; deliver to Landlord a waiver, executed by all persons or firms who will be furnishing labor or materials waiving the right to file any mechanic's Hen against the Building, the Lot or the estate or interest of Landlord or Tenant therein; cause the contractor(s) and subcontractor(s) to carry Workmen's Compensation insurance in the Leased Premises after Tenant's removal shall be deemed abandoned statutory amounts and may, at the election of also comprehensive public liability insurance with limits as approved by Landlord, either be retained and deliver to Landlord certificates of all such insurance. Failure to comply with any of the provisions of this Section 9 (including, without limitation, any of the terms or conditions of any consent granted hereunder) shall constitute a default under this Lease and upon such default Landlord may pursue any or all of the remedies provided for in Section 28 hereof, or any other remedy. available to Landlord in law or in equity. Tenant shall promptly pay when due the cost of all such alterations and additions as Landlord's property or referred to in this Section 9 and shall cause any mechanics' liens which may be removed from the premises by filed with respect thereto to be immediately discharged, and shall indemnify Landlord at Tenant's expenseagainst any loss, cost or expense occasioned, directly or indirectly as a result of such alterations and additions.

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for the incidental hanging of pictures, installation of shelves, and other painting and decoration of the Leased Premises which do not affect the structure of the Leased Premises, 5.1. Tenant shall not make any no alterations, additionschanges, decorations, installations, additions or improvements, structural or otherwise improvements (collectively, "collectively hereinafter referred to as “Alterations"”) in or to the Leased Premises (such as carpeting, telephone installation, decoration and installation of specialized equipment), any nature without Landlord’s prior written consent. Subject to the prior written consent of Landlord, Tenant, at Tenant’s sole cost and expense, may hire contractors approved by Landlord to make Alterations which consent shall are nonstructural and which do not be unreasonably withheld. Tenant shall not install any equipment of any nature whatsoever which may affect the insurance rating of the Buildingplumbing, or which may necessitate any changeselectrical, replacements or additions to the water system, plumbing system, heating systemheating, air-conditioning systemconditioning, telephone system or mechanical systems (collectively, “Building Systems”) in or to the Premises or the electrical system of the Leased PremisesBuilding; provided, without the prior written consent of however, all such work shall be performed in compliance with Landlord, which consent shall not be unreasonably withheld’s rules and regulations with respect to Alterations. Tenant shall pay all costs to make such changes, replacements or additions. Tenant hereby agrees that all The Alterations made in, to, or on the Leased Premises shall, unless otherwise provided by written agreementupon installation, be become the property of Landlord. Nothing in this Paragraph 5 shall be construed to give Landlord title to or to prevent Tenant’s removal of trade fixtures or moveable office furniture and equipment, but upon removal of any such items from the Premises or upon removal of any other installation as may be permitted by Landlord, Tenant shall remain upon immediately and be surrendered with at its sole cost and expense, repair and restore the Leased Premises on Real Property to the Expiration Date or other termination of this Lease, unless Landlord shall, condition existing prior to such expiration or termination have given Tenant not less than 15 days prior written notice to remove the same, in which event Tenant shall at its expense forthwith remove such Alterations. Any or all wiring and cabling, such as telephone, computer and data wires installed by Tenant shall be removed by Tenant at its sole cost, and the Leased Premises shall be restored to their original condition by the Expiration Date, ordinary wear and tear exceptedremoval. All property permitted or required to be removed by Tenant at the end Expiration Date or sooner termination of the term remaining in Term which remains on the Leased Premises after Tenant's removal the Expiration Date or sooner termination of the Term shall be deemed abandoned and may, at the election of Landlord, either be retained as Landlord's ’s property or may be removed from the premises Premises by Landlord at Tenant's ’s expense. At Landlord’s option, Landlord may, at the expiration of the Term, require Tenant, at Tenant’s sole cost and expense, to remove Alterations made by or on behalf of Tenant and to repair and restore the Premises to the condition existing prior to the making of such Alterations.

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for the incidental hanging of pictures, installation of shelves, and other painting and decoration of the Leased Premises which do not affect the structure of the Leased Premises, 11.1 Tenant shall not make no changes in or to the Premises of any alterations, additions, or improvements, structural or otherwise (collectively, "Alterations") in the Leased Premises (such as carpeting, telephone installation, decoration and installation of specialized equipment), nature without Landlord's prior written consent. Subject to the prior written consent of Landlord, Tenant at Tenant's sole expense, may hire contractors approved by Landlord to make alterations, installations, additions or improvements in or to the Premises (collectively "Alterations") which consent are non-structural and which do not affect utility services, plumbing or electrical lines in or to the Premises or the Building. Alterations which shall not be unreasonably withheld. Tenant shall not install any equipment effect or alter (a) the outside appearance or the strength of the building or of any nature whatsoever which may affect of its structural parts, (b) any part of the insurance rating Building outside of the Premises, or (c) the mechanical, electrical, sanitary and other service systems of the Building, or which may necessitate any changesincrease the usage of such systems, replacements or additions to shall be performed only by the water system, plumbing system, heating system, air-conditioning system, telephone system or the electrical system of the Leased Premises, without the prior written consent of Landlord, which consent shall not at a cost to be unreasonably withheldmutually agreed upon between Landlord and Tenant. Tenant shall pay cause the Alterations to be performed in compliance with all costs applicable requirements of insurance bodies and in good and workmanlike manner, using new materials and equipment at least equal in quality and class to make the original installations in the Building. The Alterations shall be performed in such changesmanner as not to unreasonably interfere with or delay and (unless Tenant shall indemnify Landlord therefor to the latter's reasonable satisfaction) as not to impose any additional expense upon Landlord in the construction, replacements maintenance or additionsoperation of the Building. If any of Tenant's Alterations shall involve the removal of any fixtures, equipment or other property in the Premises which are not Tenant's Property (as hereinafter defined) such fixtures, equipment or other property shall be promptly replaced, at Tenant's expense, with new fixtures, equipment or other property (as the case may be) of like utility and at least equal value unless Landlord shall otherwise expressly consent in writing, and Tenant hereby agrees that shall deliver such removed fixtures to Landlord. All Alterations and all Alterations made in, to, or on the Leased Premises Tenant Improvements shall, unless otherwise provided by written agreementupon installation, be become the property of Landlord and shall remain upon and be surrendered with the Leased Premises on the Expiration Date or other termination of this LeasePremises, unless Tenant by notice to Landlord shallno later than thirty (30) days prior to the Termination Date requests Landlord's consent to remove same. If Landlord so consents the same shall be removed from the Premises by Tenant prior to the Termination Date at Tenant's sole expense. Nothing in this Article 11 shall be construed to give Landlord title to or to prevent Tenant's removal of trade fixtures, moveable office furniture and equipment, but upon removal of any such from the Premises or upon removal of any other Alteration as may be permitted by Landlord, Tenant shall immediately and at its expense, repair and restore the Premises to the condition existing prior to such expiration or termination have given Tenant not less than 15 days prior written notice to remove the sameAlteration, in which event taking care during such removal. Tenant shall at its expense forthwith remove repair any damage to the Premises or the Real Property incurred during such Alterations. Any or all wiring and cabling, such as telephone, computer and data wires installed by Tenant shall be removed by Tenant at its sole cost, and the Leased Premises shall be restored to their original condition by the Expiration Date, ordinary wear and tear exceptedremoval. All property permitted or required to be removed by Tenant at the end of the term Term remaining in on the Leased Premises after Tenant's removal the Termination Date shall be deemed abandoned and may, at the election of Landlord, either be retained as Landlord's property or may be removed from the premises Premises by Landlord at Tenant's expense.

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for Tenant shall not make during the incidental hanging of pictures, installation of shelves, and other painting and decoration of Lease Term any alterations or additions to the Leased Premises which do not (affect the Building's structure of the Leased Premisesor mechanical, Tenant shall not make any alterationselectrical, additions, plumbing or improvements, structural or otherwise (collectively, "Alterations") in the Leased Premises (such as carpeting, telephone installation, decoration and installation of specialized equipment), HVAC systems without the prior written consent approval of Landlord, Landlord and then only in accordance with plans and specifications previously approved by Landlord which consent approval shall not be unreasonably withheld). Any such alterations or additions which may be approved by Landlord and made by Tenant shall not install any equipment of any nature whatsoever which may affect the insurance rating be deemed part of the BuildingBuilding and shall not thereafter be removed by Tenant unless Landlord shall require removal of same, either in conjunction with its approval or which may necessitate any changes, replacements or additions by notice to Tenant given prior to the water system, plumbing system, heating system, air-conditioning system, telephone system or the electrical system of the Leased Premises, without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall pay all costs to make such changes, replacements or additions. Tenant hereby agrees that all Alterations made in, to, or on the Leased Premises shall, unless otherwise provided by written agreement, be the property of Landlord and shall remain upon and be surrendered with the Leased Premises on the Expiration Date or other termination of this Lease, unless Landlord shall, prior to such expiration or termination have given Tenant not less than 15 days prior written notice to remove the same, in which event case Tenant shall at its expense forthwith remove any such Alterations. Any alterations or all wiring additions and cabling, such as telephone, computer and data wires installed by Tenant shall be removed by Tenant at its sole cost, and repair any damage to the Building or the Leased Premises shall be restored to occasioned by their original condition by the Expiration Dateinstallation or removal (including, ordinary wear without limitation, repairing and tear excepted. All property permitted or required to be removed by Tenant at the end of the term remaining in pathing holes, replacing ceiling, wall and floor surfaces and repainting), and restore the Leased Premises after Tenant's removal to substantially the same condition as existed prior to the time which any such alterations or additions were made. All alterations and additions by Tenant and installation of furnishings following occupancy shall be deemed abandoned coordinated with any work being performed by Landlord and mayperformed in such manner and by such union contractor(s) as to assure harmonious labor relations and so as to not damage the Building or interfere with its operation or with the activities of other tenants and, at except for installation of furnishings only, by contractors or workmen first approved by Landlord. As further conditions to Landlord's approval of any proposed alterations or additions by Tenant which are to be made after the election beginning of the Lease Term, Tenant shall: secure all necessary licenses and permits; deliver to Landlord a waiver, executed by all persons or firms who will be furnishing labor or materials waiving the right to file any mechanic's lien against the Building, the Lot or the estate or interest of Landlord or Tenant therein; cause the contractor(s) and subcontractor(s) to carry Workmen's Compensation insurance in statutory amounts and also comprehensive public liability insurance with limits as approved by Landlord, either be retained and deliver to Landlord certificates of all such insurance. Failure to comply with any of the provisions of this Section 9 (including, without limitation, any of the terms or conditions of any consent granted hereunder) shall constitute a default under this Lease and upon such default Landlord may pursue any or all of the remedies provided for in Section 28 hereof, or any other remedy available to Landlord in law or in equity. Tenant shall promptly pay when due the cost of all such alterations and additions as Landlord's property or referred to in this Section 9 and shall cause any mechanics' liens which may be removed from the premises by filed with respect thereto to be immediately discharged, and shall indemnify Landlord at Tenant's expenseagainst any loss, cost or expense occasioned, directly or indirectly as a result of such alterations and additions.

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for the incidental hanging of pictures, installation of shelves, and other painting and decoration of the Leased Premises which do not affect the structure of the Leased Premises, Tenant shall not make any alterations, additions, additions or improvements, structural or otherwise (collectively, "Alterations") in improvements to the Leased Demised Premises (such as carpeting, telephone installation, decoration and installation of specialized equipment), without the prior written consent approval of LandlordLandlord and then only in accordance with plans and specifications previously approved in writing by Landlord and subject to such conditions as Landlord may require, which consent including, without limitation, that Tenant be required to pay for any increased cost to Landlord occasioned thereby or attributable thereto. All alterations, additions or improvements shall be deemed part of the Building and shall not be unreasonably withheldremoved by Tenant. Notwithstanding the foregoing, by notice to Tenant shall not install any equipment of any nature whatsoever which may affect given prior to or within a reasonable period after the insurance rating of the Building, or which may necessitate any changes, replacements or additions to the water system, plumbing system, heating system, air-conditioning system, telephone system or the electrical system of the Leased Premises, without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall pay all costs to make such changes, replacements or additions. Tenant hereby agrees that all Alterations made in, to, or on the Leased Premises shall, unless otherwise provided by written agreement, be the property of Landlord and shall remain upon and be surrendered with the Leased Premises on the Expiration Date or other termination of this Lease, unless Landlord shallmay require that Tenant either: (i) remove any such alterations, additions or improvements, repair any damage to the Building or the Demised Premises occasioned by their installation or removal, and restore the Demised Premises to substantially the same condition as existed prior to the time when any such expiration alterations, additions or termination have given improvements were made, or (ii) reimburse Landlord for the cost of such removal, repair and restoration. In the event that Landlord elects to perform such removal, repair and restoration, Tenant not less than 15 shall reimburse Landlord for the cost thereof within thirty (30) days prior written notice following delivery to Tenant of Landlord's invoice therefor. Furthermore, during the Lease Term, Tenant shall be obligated to remove all communications and computer wires, cables and related devices in excess of one (1) set of the same, in which event Tenant shall at its expense forthwith remove such Alterations. Any or all wiring and cabling, such as telephone, computer and data wires installed by Tenant shall be removed by it being the intention of the parties that if Tenant at its sole costany time replaces or discontinues the use of any such wires, cables or related devices, the replaced or discontinued wires, cables and the Leased Premises shall related devices will be restored to their original condition by the Expiration Date, ordinary wear and tear excepted. All property permitted or required to be removed by Tenant at the end of the term remaining in the Leased Premises after Tenant's removal shall be deemed abandoned and may, at the election of Landlord, either be retained as Landlord's property or may be removed from the premises by Landlord at Tenant's expenseremoved.

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for the incidental hanging of pictures, installation of shelves, and other painting and decoration of the Leased Premises which do not affect the structure of the Leased Premises, Tenant shall not make during ----------------------------------------- the Lease Term any alterations, additions, or improvements, structural or otherwise (collectively, "Alterations") in the Leased Premises (such as carpeting, telephone installation, decoration and installation of specialized equipment), without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall not install any equipment of any nature whatsoever which may affect the insurance rating of the Building, or which may necessitate any changes, replacements alterations or additions to the water system, plumbing system, heating system, air-conditioning system, telephone system or the electrical system of the Leased Premises, without Premises unless with the prior written consent approval of LandlordLandlord and then only in accordance with plans and specifications previously approved by Landlord and subject to such conditions as Landlord may require, which consent shall not including, without limitation, that Tenant be unreasonably withheld. Tenant shall required to pay all costs for any increased cost to make such changes, replacements Landlord occasioned thereby or additions. Tenant hereby agrees that all Alterations made in, to, or on attributed thereto and to readapt the Leased Premises shall, unless otherwise provided by written agreement, be prior to the property of Landlord and shall remain upon and be surrendered with the Leased Premises on the Expiration Date or other termination of this Lease, unless Landlord shall, prior all without expense to such expiration or termination have given Tenant not less than 15 days prior written notice to remove the same, in which event Tenant shall at its expense forthwith remove such AlterationsLandlord. Any such alterations or all wiring additions which may be approved by Landlord and cabling, such as telephone, computer and data wires installed made by Tenant shall be removed by Tenant at its sole cost, deemed part of the Building and the Leased Premises shall be restored to their original condition by the Expiration Date, ordinary wear and tear excepted. All property permitted or required to not thereafter be removed by Tenant unless Landlord shall require removal of same at the end time of Landlord's approval of the term remaining subject alteration or improvement, in which case Tenant shall remove any such alterations or additions and repair any damage to the Building or the Leased Premises after Tenant's occasioned by their installation or removal (including, without limitation, repairing and patching holes, replacing ceiling, wall and floor surfaces and repainting), and restore the Leased Premises to substantially the same condition as existed prior to the time which any such alterations or additions were made. Notwithstanding anything herein or in the Rules and Regulations to the contrary, Tenant may affix ordinary removable decorative items to the walls, subject to removal and restoration as provided herein. All alterations and additions by Tenant and installation of furnishings following occupancy shall be deemed abandoned coordinated with any work being performed by Landlord and mayperformed in such manner and by such union contractor(s) as to assure harmonious labor relations and so as to not damage the Building or interfere with its operation or with the activities of other tenants and, at except for installation of furnishings only, by contractors or workmen first approved by Landlord. As further conditions to Landlord's approval of any proposed alterations or additions by Tenant which are to be made after the election beginning of the Lease Term, Tenant shall: secure all necessary licenses and permits; deliver to Landlord a waiver, executed by all persons or firms who will be furnishing labor or materials waiving the right to file any mechanic's lien against the Building, the Lot or the estate or interest of Landlord or Tenant therein; cause the contractor(s) and subcontractor(s) to carry Workmen's Compensation insurance in statutory amounts and also comprehensive public liability insurance with limits as approved by Landlord, either be retained and deliver to Landlord certificates of all such insurance. Failure to comply with any of the provisions of this Section 9 (including, without limitation, any of the terms or conditions of any consent granted hereunder) shall constitute a default under this Lease and upon such default Landlord may pursue any or all of the remedies provided for in Section 28 hereof. Tenant shall promptly pay when due the cost of all such alterations and additions as Landlord's property or referred to in this Section 9 and shall cause any mechanics' liens which may be removed from the premises filed with respect thereto to be immediately discharged, and shall indemnify Landlord against any loss, cost or expense occasioned directly by Landlord at Tenant's expensesuch alterations and additions.

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for 11.1 Tenant shall make no changes in or to the incidental hanging Premises of picturesany nature without Landlord's prior written consent. Subject to the aforementioned consent of Landlord, installation of shelvesTenant at Tenant's sole expense, may hire contractors approved by Landlord, or Landlord may elect, on Tenant’s behalf, to make such alterations, installations, additions, or improvements in or to the Premises (collectively "Tenant Alterations") which are non-structural and other painting and decoration of the Leased Premises which do not affect utility services, plumbing, electrical lines, sprinkler systems, HVAC systems or any other mechanical systems, in or to the structure Premises or Building or which involve any drywall construction. Landlord shall respond to any request for approval of Tenant Alterations within thirty (30) days after such request, and as to any Tenant Alterations with respect to which, in accordance with good construction practice, plans and specifications are customarily prepared or are required to be filed with a Governmental Authority, together with the Leased Premisesplans and specifications therefor (collectively, an “Alterations Request”), is submitted to Landlord. If Landlord fails to respond to Tenant’s Alterations Request within such 30-day period, then as Tenant’s sole remedy, Tenant shall not make any alterationshave the right to provide Landlord with a second request for approval (a “Second Approval Request”), additionswhich shall specifically identify the Tenant Alterations to which such request relates, or improvementsand set forth in bold capital letters the following statement: IF LANDLORD FAILS TO RESPOND WITHIN 5 BUSINESS DAYS AFTER RECEIPT OF THIS NOTICE, structural or THE ALTERATION PLANS SPECIFICALLY DESCRIBED HEREIN SHALL BE DEEMED APPROVED AND TENANT SHALL BE ENTITLED TO COMMENCE CONSTRUCTION OF THE ALTERATIONS IN ACCORDANCE WITH THE ALTERATION PLANS PREVIOUSLY SUBMITTED TO LANDLORD AND TO WHICH LANDLORD HAS FAILED TO TIMELY RESPOND, SUBJECT, HOWEVER, TO THE OTHER TERMS AND CONDITIONS OF THE LEASE. If Landlord fails to respond to a Second Approval Request within five (5) Business Days after receipt by Landlord, then as Tenant’s sole remedy, the Alterations Request shall be deemed to be approved by Landlord, provided that Tenant shall otherwise (collectivelyhave complied with and otherwise shall comply with all applicable provisions of this Lease relating to the performance of such Alterations. All such Tenant Alterations shall, "Alterations") in the Leased Premises (such as carpeting, telephone upon installation, decoration and installation of specialized equipment), without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall not install any equipment of any nature whatsoever which may affect the insurance rating of the Building, or which may necessitate any changes, replacements or additions to the water system, plumbing system, heating system, air-conditioning system, telephone system or the electrical system of the Leased Premises, without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall pay all costs to make such changes, replacements or additions. Tenant hereby agrees that all Alterations made in, to, or on the Leased Premises shall, unless otherwise provided by written agreement, be become the property of Landlord and shall remain upon and be surrendered with the Leased Premises on Premises, unless otherwise required by Landlord to be removed by Tenant upon the Expiration Date expiration or other termination of this Lease, or unless Tenant, by notice to Landlord shallno later than thirty (30) days prior to the Termination Date, requests Landlord's consent to remove same. Notwithstanding the foregoing, simultaneously with submitting to Landlord any Alterations Request, Tenant may submit to Landlord a notice in writing (using bold letters) requesting Landlord to notify Tenant whether Landlord shall require Tenant, on the Termination Date or sooner termination of this Lease, to remove the specified Tenant Alterations depicted in such Alterations Request as provided in this Section (an “Alteration Removal Request”). If Tenant fails to so submit such Alteration Removal Request, and if the Tenant Alterations are in fact made (it being agreed that such Tenant Alterations shall be subject to the terms and provisions of this Lease), Landlord shall have the option to require Tenant, on the Termination Date or sooner termination of the Term, to remove all or any of the Tenant Alterations shown on such Alterations Request. If Landlord does not respond to the Alteration Removal Request at the time that Landlord approves the Tenant Alterations, then as Tenant’s sole remedy, Tenant shall have the right to provide Landlord with a second Alteration Removal Request (a “Second Alteration Removal Request”), which shall specifically identify the Tenant Alterations to which such request relates, and set forth in bold capital letters the following statement: IF LANDLORD FAILS TO RESPOND WITHIN 5 BUSINESS DAYS AFTER RECEIPT OF THIS NOTICE, TENANT SHALL NOT BE REQUIRED, AT THE EXPIRATION OR SOONER TERMINATION OF THE TERM OF THE LEASE, TO REMOVE THE SPECIFIED ALTERATIONS OR RESTORE THE PREMISES AS PROVIDED IN THE LEASE. If Landlord shall respond to the Alteration Removal Request or a Second Alteration Removal Request, Landlord shall state in such response whether or not Tenant shall be required, at the Termination Date or sooner termination of this Lease, to remove such Tenant Alterations as provided in this Section. If Landlord fails to respond to a Second Alteration Request within five (5) Business Days after receipt of same by Landlord, then as Tenant’s sole remedy Landlord shall be deemed to have agreed that Tenant shall not be required to remove the specified Tenant Alterations at the Termination Date or sooner termination of this Lease. If Landlord, in a timely manner, shall respond to an Alteration Removal Request or a Second Alteration Removal Request, then Tenant’s obligations to remove such Tenant Alterations and restore the Premises shall be as set forth in Landlord’s response. If Landlord requires or consents to Tenant’s request for the removal of Tenant’s Alterations, the same shall be removed from the Premises by Tenant prior to the Termination Date at Tenant's sole expense. Nothing in this ARTICLE shall be construed to give Landlord title to or to prevent Tenant's removal of trade fixtures, movable office furniture and equipment. Upon removal of any such or any Tenant Alterations from the Premises or upon removal of any other installation as may be permitted by Landlord, Tenant shall immediately and at its expense, repair and restore the Premises to the condition existing prior to such expiration or termination have given Tenant not less than 15 days prior written notice to remove the same, in which event Alteration. Tenant shall at its expense forthwith remove take care during such Alterations. Any or all wiring removal, and cabling, such as telephone, computer and data wires installed by Tenant shall be removed by Tenant at its sole cost, and repair any damage to the Leased Premises shall be restored or to their original condition by the Expiration Date, ordinary wear and tear exceptedReal Property incurred during such removal. All property permitted or required to be removed by Tenant at the end of the term remaining in Term which remains on the Leased Premises after Tenant's removal the Termination Date shall be deemed abandoned and may, at the election of Landlord, either be retained as Landlord's property or may be removed from the premises Premises by Landlord at Tenant's expense.

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for 11.1 Tenant shall make no changes in or to the incidental hanging Premises of picturesany nature without Landlord's prior written consent, installation with the exception of shelves, and other minor cosmetic changes in the nature of painting and decoration carpeting at a cost up to $25,000 per job or series of related jobs, which may be done without Landlord's prior consent, but shall not be done unless at least seven (7) days prior written notice thereof shall be given to Landlord. Subject to the Leased aforementioned consent of Landlord, Tenant at Tenant's sole expense, may hire contractors approved by Landlord, or Landlord may elect, on Tenant's behalf, to make such alterations, installations, additions, or improvements in or to the Premises (collectively "Tenant Alterations") which are non-structural and which do not affect utility services, plumbing, electrical lines, sprinkler systems, HVAC systems or any other mechanical systems, in or to the structure of Premises or Building or which involve any drywall construction. In the Leased Premisesevent Landlord shall elect on Tenant's behalf to perform the Tenant Alterations, Landlord shall (a) perform such work upon terms and conditions that are fair and competitive with those that would be available on an arms-length basis with third parties, and (b) obtain multiple bids where appropriate. All such Tenant shall not make any alterationsAlterations shall, additions, or improvements, structural or otherwise (collectively, "Alterations") in the Leased Premises (such as carpeting, telephone upon installation, decoration and installation of specialized equipment), without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall not install any equipment of any nature whatsoever which may affect the insurance rating of the Building, or which may necessitate any changes, replacements or additions to the water system, plumbing system, heating system, air-conditioning system, telephone system or the electrical system of the Leased Premises, without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall pay all costs to make such changes, replacements or additions. Tenant hereby agrees that all Alterations made in, to, or on the Leased Premises shall, unless otherwise provided by written agreement, be become the property of Landlord and shall remain upon and be surrendered with the Leased Premises on Premises, unless otherwise required by Landlord, by written notice given at the Expiration Date time of Landlord's consent to the specific Tenant Alterations, to be removed by Tenant upon the expiration or other termination of this Lease, or unless Tenant, by notice to Landlord shallno later than thirty (30) days prior to the Termination Date, requests Landlord's consent to remove same. If Landlord so consents the same shall be removed from the Premises by Tenant prior to the Termination Date at Tenant's sole expense. Nothing in this ARTICLE shall be construed to give Landlord title to or to prevent Tenant's removal of trade fixtures, movable office furniture and equipment, but upon removal of any such from the Premises or upon removal of any other installation as may be permitted or required by Landlord, Tenant shall immediately and at its expense, repair and restore the Premises to the condition existing prior to such expiration or termination have given Tenant not less than 15 days prior written notice to remove the same, in which event Alteration. Tenant shall at its expense forthwith remove take care during such Alterations. Any or all wiring removal, and cabling, such as telephone, computer and data wires installed by Tenant shall be removed by Tenant at its sole cost, and repair any damage to the Leased Premises shall be restored or to their original condition by the Expiration Date, ordinary wear and tear exceptedReal Property incurred during such removal. All property permitted or required to be removed by Tenant at the end of the term remaining in Term which remains on the Leased Premises after Tenant's removal the Termination Date shall be deemed abandoned and may, at the election of Landlord, either be retained as Landlord's property or may be removed from the premises Premises by Landlord at Tenant's expense.

ALTERATIONS OR IMPROVEMENTS BY TENANT. Except for as set forth in this Section 9, during the incidental hanging of pictures, installation of shelves, and other painting and decoration of the Leased Premises which do not affect the structure of the Leased Premises, Lease Term Tenant shall not make any alterations, additions, or improvements, structural redecorating or otherwise (collectively, "Alterations") in other changes to the Leased Demised Premises (such as carpeting, telephone installation, decoration and installation of specialized equipment), without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall not install any equipment of any nature whatsoever which may affect the insurance rating of the Building, or which may necessitate any changes, replacements or additions to the water system, plumbing system, heating system, air-conditioning system, telephone system or the electrical system of the Leased Premises, without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall pay all costs to make such changes, replacements or additions. Tenant hereby agrees that all Alterations made in, to, or on the Leased Premises shall, unless otherwise provided by written agreement, be the property approval of Landlord and shall remain upon then only in accordance with plans and specifications previously approved in writing by Landlord and subject to such conditions as Landlord may reasonably require, including, without limitation, that Tenant be surrendered with required to pay for any increased cost to Landlord occasioned thereby or attributed thereto. Prior to the Leased Premises on the Expiration Date or other termination of this Lease and without additional notice to Tenant by Landlord, Tenant shall either: (i) remove any such alterations or additions and repair any damage to the Building or the Demised Premises occasioned by their installation or removal and restore the Demised Premises to substantially the same condition as existed prior to the time when any such alterations or additions were made, or (ii) reimburse Landlord for the cost of removing such alterations or additions and the restoration of the Demised Premises. Landlord shall reasonably determine any such cost as called for in clause (ii) above prior to the termination of this Lease and Tenant shall reimburse Landlord within thirty (30) days of receipt of such notice. Notwithstanding the foregoing provisions of this Section 9, Tenant may, without Landlord's prior approval, make minor nonstructural interior alterations or improvements to the Building which cost individually or in any series of transactions no more than Twenty-Five Thousand Dollars ($25,000.00); provided, however, that Tenant notifies Landlord of any such alteration or improvement, which notice shall be accompanied by invoices showing the cost of the work, and Tenant otherwise complies with this Lease, unless Landlord shall, prior to such expiration or termination have given Tenant not less than 15 days prior written notice to remove including the same, covenants set forth in which event Tenant shall at its expense forthwith remove such Alterations. Any or all wiring and cabling, such as telephone, computer and data wires installed by Tenant shall be removed by Tenant at its sole cost, and the Leased Premises shall be restored to their original condition by the Expiration Date, ordinary wear and tear excepted. All property permitted or required to be removed by Tenant at the end of the term remaining in the Leased Premises after Tenant's removal shall be deemed abandoned and may, at the election of Landlord, either be retained as Landlord's property or may be removed from the premises by Landlord at Tenant's expenseSection 11.