Common use of Alterations Clause in Contracts

Alterations. Tenant shall make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted.

Alterations. Except as may be otherwise provided in this Lease as to initial Tenant improvements in accordance with Exhibit 4. Tenant shall make no alterationsnot, additionswithout Landlord's prior written consent, decorationspermit any alteration, improvement, addition or improvements installation in or to the Premises (all of which is collectively referred to as “Alterations”) "Work"), including installation of telephone, computer or internal sound or paging systems or other similar systems, or the performance of any decorating, painting and other similar work in the Premises. In the event Landlord consents to any Work, Landlord reserves the Premises without the prior written consent of right to cause such Work to be performed by contractors and subcontractors designated by Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits pay the cost of preparation of the plans for the Alterations Work, all permit fees and the fees of said contractors and subcontractors. Except with respect to Work performed by Landlord's designated contractor as general contractor, Tenant shall perform pay to Landlord's then applicable construction supervision fee. Before commencement of any Work or delivery of any materials into the work in compliance with all applicable lawsPremises or the Building, regulations Tenant shall furnish to Landlord, for its prior written approval, which approval shall not be unreasonably withheld or delayed, architectural plans and ordinances with contractors specifications certified by a licensed architect or engineer reasonably acceptable to Landlord, and such other documentation as Landlord shall reasonably request. Tenant agrees to hold Landlord, its beneficiaries and their respective agents, partners, officers, servants and employees forever harmless against all claims and liabilities of every kind, nature and description which may arise out of or in any way be connected with any such Work, except to the extent caused by Landlord's gross negligence. At the request of Landlord, Tenant will deliver a written indemnity against claims or damages to tenants or occupants of any other premises affected by such Work. Tenant shall pay Landlord's reasonable costs of reviewing plans and materials submitted to Landlord for approval. Tenant shall pay the cost of all such Work and the cost of decorating and altering the Premises and the Building occasioned by any such Work. Landlord shall have the right to require Tenant to deliver to Landlord cash or other security in an amount and form acceptable to Landlord be entitled held in escrow by Landlord to a supervision fee in the amount of 5% of assure prompt payment for the cost of the Alterationsany such Work and to require Tenant's contractors to evidence workxxx'x xxxpensation, general liability and other insurance coverage, as reasonably required by Landlord. Landlord may elect All alterations, improvements, additions and installations to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided or in the Work Letter), but excluding moveable trade fixtures and furniture, Premises shall become the property part of Landlord. Such Alterations shall be surrendered with the Premises at the end time of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedinstallation.

Alterations. Tenant shall make no alterations, additions, decorations, additions or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord’s consent shall not be unreasonably withheld as long as the proposed changes do not affect the structural, electrical or mechanical components or systems of the Building, are not visible from the exterior of the Premises, and utilize only building standard materials. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable, including but not limited to a requirement that all work be covered by a lien and completion bond satisfactory to Landlord and requirements as to the manner, time, and contractor for performance of the work. Without limiting the generality of the foregoing, Tenant shall use Landlord’s designated mechanical and electrical contractorscontractors for all work affecting the mechanical or electrical systems of the Building. Should Tenant perform any work that would necessitate any ancillary Building modification or other expenditure by Landlord, then Tenant shall promptly fund the cost thereof to Landlord. Tenant shall obtain all required permits for the Alterations work and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. ordinances, and Landlord shall be entitled to a supervision fee in the amount of five percent (5% %) of the cost of the Alterationswork. Under no circumstances shall Tenant make any improvement which incorporates asbestos-containing construction materials into the Premises. In no event shall Tenant prosecute any alteration work that results in picketing or labor demonstrations in or about the Building or Project. Any request for Landlord’s consent shall be made in writing and shall contain architectural plans describing the work in detail reasonably satisfactory to Landlord. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations work proposed by Tenant and consented to by Landlord change modify the floor plan internal configuration of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations alterations, additions or improvements affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter Premises (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, ) shall become the property of Landlord. Such Alterations Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior the time of Landlord’s consent to the Expiration Datealteration or improvement, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone alterations, decorations, fixtures, additions, improvements and data cabling) the like installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”)request. In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted. Landlord may require Tenant to remove an improvement provided as part of the initial build-out pursuant to Exhibit X, if any, if and only if the improvement is a non-building standard item and Tenant is notified of the requirement prior to the build-out. Except as otherwise provided in this Lease or in any Exhibit to this Lease, should Landlord make any alteration or improvement to the Premises at the request of Tenant, Landlord shall be entitled to prompt payment from Tenant of the cost thereof, inclusive of the standard coordination fee of Landlord’s management agent.

Alterations. Tenant shall make no alterations, additions, decorations, additions or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord's consent shall not be unreasonably withheld as long as the proposed changes do not affect the structural, electrical or mechanical components or systems of the Building and are not visible from the exterior of the Premises. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable, including but not limited to a requirement that all work be covered by a lien and completion bond satisfactory to Landlord and requirements as to the manner, time, and contractor for performance of the work. Without limiting the generality of the foregoing, Tenant shall use Landlord’s 's designated mechanical and electrical contractors, contractors for all work affecting the mechanical or electrical systems of the Building. Tenant shall obtain all required permits for the Alterations work and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. ordinances, and Landlord shall be entitled to a supervision fee in the amount of five percent (5% %) of the cost of the Alterationswork. Landlord may elect to cause its architect to review Tenant’s architectural plans, and Under no circumstances shall Tenant make any improvement which incorporates asbestos-containing construction materials into the reasonable cost of that review Premises. Any request for Landlord's consent shall be reimbursed by Tenant. Should made in writing and shall contain architectural plans describing the Alterations proposed by Tenant and consented work in detail reasonably satisfactory to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations alterations, additions or improvements affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter Premises (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, ) shall become the property of Landlord. Such Alterations Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior the time of Landlord's consent to the Expiration Datealteration or improvement, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone alterations, decorations, fixtures, additions, improvements and data cabling) the like installed either by Tenant or by Landlord at Tenant’s 's request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall and to repair any damage to the Premises arising from that removal removal. Landlord may require Tenant to remove an improvement provided as part of the initial build-out pursuant to Exhibit X, if any, if and only if the improvement is a non-building standard item and Tenant is notified of the requirement prior to the build-out. Except as otherwise provided in this Lease or in any Exhibit to this Lease, should Landlord make any alteration or improvement to the Premises at the request of Tenant, Landlord shall restore the affected area be entitled to its pre-existing condition, reasonable wear and tear exceptedprompt reimbursement from Tenant for all costs incurred.

Alterations. Tenant shall will not make no any modifications, improvements, alterations, additionsadditions or installations (collectively, decorations, or improvements (collectively referred to as “Alterations”) without Landlord’s prior written consent, which consent will not be unreasonably withheld; provided that Landlord’s consent will not be required for Alterations that do not affect the mechanical, electrical, plumbing, exterior (including, without limitation, the roof membrane) or structural systems of any Buildings and that cost less than $50,000.00 (“Minor Alterations”) so long as Tenant provides prior written notice to Landlord detailing the type and scope of such Minor Alterations (a “Minor Alterations Notice”). Landlord will respond to any written Tenant request for consent to Alterations within 10 business days after Landlord’s receipt of such notice, or if Landlord fails to respond within such 10-business day period, Landlord will be deemed to have granted its consent to such request. Landlord will have the right to post notices of non-responsibility or similar notices on the Premises in order to protect the Premises against any liens resulting from such Alterations or Minor Alterations. Tenant agrees not to allow such notices to be removed or defaced. Tenant agrees to indemnify, defend and hold Landlord harmless from any and all Claims which may arise out of or be connected in any way with any Alterations (including Minor Alterations) to the Premises without performed by or at the prior written consent request of LandlordTenant. Landlord may imposeAbsent an agreement by the parties to the contrary, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of will pay the cost of all Alterations (including Minor Alterations). Upon completion of the applicable Alterations, Tenant will furnish Landlord with contractor’s affidavits that include full and final waivers of liens for all amounts due for labor and materials in connection with the applicable Alterations. Landlord may elect to cause its architect to review TenantIn the case of any Alterations that require Landlord’s architectural plansconsent, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish will also provide Landlord with as-built drawings plans and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property specifications of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Termas altered by such Alterations, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any if any. All Alterations (including without limitation Minor Alterations) will comply with all telephone applicable Laws and data cabling) installed either by Tenant will be constructed in a good and workmanlike manner, using materials of good quality and free and clear of all liens or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedclaims therefor.

Alterations. a. At any time and from time to time, Tenant, at Tenant’s cost and expense, may make such structural and non-structural alterations and additions to the Leased Premises as Tenant desires, provided that any such alteration or addition when completed shall be of such character as not to diminish the structural integrity of the Building. Any alterations or additions to the Leased Premises shall comply with all state and local building codes, laws and ordinances. No alterations or additions shall unreasonably diminish the utilities and building components that service the Leased Premises and the building. Title to any alterations or additions (other than Trade Fixtures) made by Tenant shall make no alterationsvest in Landlord, additions, decorations, or improvements (collectively referred to and Tenant shall deliver such documents of conveyance thereof as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises request at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, expiration or sooner termination date of this Lease, all Landlord shall cooperate at no out of pocket cost to Landlord in securing necessary permits and approvals. Tenant shall not permit any mechanics’ or other liens to stand against the Leased Premises for work or material furnished Tenant. b. Landlord covenants and agrees that Landlord shall not make any Alterations alterations or additions to the Leased Premises without Tenant’s written consent. Landlord shall not permit any mechanics’ or other liens to stand against the Leased Premises for work or material furnished to Landlord. c. Landlord acknowledges and agrees that Tenant’s Trade Fixtures may be leased from an equipment lessor and that Tenant may execute and enter into an equipment lease with respect to such Trade Fixtures. Landlord shall execute and deliver a document commercially reasonably acceptable to Landlord in which Landlord: (including without limitation all telephone i) acknowledges and data cabling) installed either by Tenant agrees that the Trade Fixtures constitute the personal property of Tenant, and shall not be considered to be part of the Building or Premises, regardless of whether or by Landlord at Tenant’s request what means they become attached thereto; (collectivelyii) agrees that it will not claim any interest in such Trade Fixtures; (iii) agrees that any equipment lessor may enter the Building or Premises for the purpose of exercising any right it may have under the provisions of any equipment lease, including the “Required Removables”). In connection with its removal of Required Removablesright to remove such Trade Fixtures, Tenant shall provided that such equipment lessor agrees to repair any damage to resulting from such removal; and (iv) any such other provisions as may be common and reasonable. Landlord waives any statutory landlord’s lien and any attachment for rent on the Premises arising from Trade Fixtures that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedLandlord may have or may hereafter acquire.

Alterations. Tenant shall make Except for those items specified elsewhere herein, no alterations, additions, decorations, additions or improvements (collectively referred to as hereinafter “Alterations”) to the Premises shall be made by Tenant without the prior written consent of Landlord, which shall not be unreasonably withheld. Landlord shall not be deemed unreasonable for withholding its consent to any Alteration which may imposeaffect the structural, as a condition mechanical, exterior or common facilities of the Building, nor for making its approval conditional upon Tenant’s agreement to restore the Premises at the expiration or earlier termination of the Term to its consentcondition prior to such Alteration. All work done in connection with any Alteration shall be done in a good and workmanlike manner employing materials of good quality and in compliance with laws, any requirements that Landlord in its discretion may deem reasonable or desirablerules, orders and regulations of governmental authorities having jurisdiction thereof, by contractors approved by Landlord. Tenant shall use be responsible that its contractors abide by all reasonable procedures, rules and regulations as promulgated by Landlord. All Alterations shall be performed in such a manner so as to maintain harmonious labor relations and not to damage the Building or unreasonably interfere with the construction or operation of the Building. Tenant shall indemnify and hold Landlord harmless from additional costs incurred in supplying service or repairing damage caused by Tenant’s contractors. Tenant shall cause each contractor to carry workmen’s compensation insurance in statutory amounts covering the employees of all contractors and subcontractors, and comprehensive general liability insurance with such limits as Landlord may reasonably require from time to time during the Term of this Lease, but in no event less than the minimum amount of comprehensive general liability insurance Tenant is required to maintain as set forth in Article 11 hereof (all such insurance to be written in companies reasonably approved by Landlord and insuring Landlord, Landlord’s designated mechanical mortgagee and electrical Tenant as well as the contractors, obtain ) and to deliver to Landlord certificates of all required permits for the Alterations and such insurance prior to commencement of any work. Any Alteration made by Tenant after such consent shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural planshave been given, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant any fixtures installed as part thereof shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writingoption, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with Landlord upon the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, expiration or other sooner termination date of this Lease. If Landlord shall fail to exercise such option, all or any Tenant shall remove such Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”)cost upon expiration or termination of this Lease. In connection with its removal of Required Removables, Tenant shall repair any damage to yield up the Premises arising from that removal in good order and shall restore the affected area to its pre-existing conditionrepair, reasonable wear and tear and damage by fire or casualty excepted.

Alterations. Tenant shall not make no any alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) in or to the Leased Premises without the prior written consent of Landlord. , which consent may be subject to such conditions as Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable appropriate but which consent shall not be unreasonably withheld or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlorddelayed. Landlord shall be entitled use its best efforts to a supervision fee expedite review and approval of Tenant's alteration plans when Tenant's schedule requires expedited review. Except as otherwise expressly provided in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plansTenant Improvements Provisions, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and any such alterations, additions or improvements consented to by Landlord change the shall be made at Tenant's sole cost and expense. Tenant shall secure any and all governmental permits, approvals or authorizations required in connection with any such work, and shall hold Landlord harmless from any and all liability, costs, damages, expenses (including attorneys' fees) and any and all liens resulting therefrom. All alterations, additions and improvements (and expressly including all light fixtures and floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Lettercoverings), but excluding moveable except trade fixtures and furnitureother equipment which do not become a part of the Leased Premises, shall immediately become the property of Landlord without any obligation to pay therefore. Upon the expiration or sooner termination of the Term, Tenant shall, upon written demand by Landlord. Such Alterations shall be surrendered with the Premises , given at least thirty (30) days prior to the end of the Term, except that Landlord may, by notice to at Tenant's sole cost and expense forthwith remove any trade fixtures of Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or designated by Landlord at to be removed, but not alterations, additions or improvements made by Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, and Tenant shall forthwith at its sole cost and expense, repair any damage to the Leased Premises arising from that caused by such removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedof trade fixtures.

Alterations. Tenant shall may not make no any changes, additions, alterations, improvements or additions to the Premises or attach or affix any articles thereto without Landlord’s prior written consent. All alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) to which may be made upon the Premises without the prior written consent of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then or Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable unattached trade fixtures and furnitureoffice furniture and equipment owned by Tenant) shall not be removed by Tenant, but shall become and remain the property of Landlord. Such Alterations All alterations, improvements, and additions to the Premises (as permitted by Landlord) shall be surrendered with done only by Landlord or contractors or mechanics approved by Landlord, and shall be at Tenant’s sole expense and at such times and in such manner as Landlord may approve. If Tenant shall make any alterations, improvements or additions to the Premises Premises, Landlord may require Tenant, at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date expiration of this Lease, all to restore the Premises to substantially the same condition as existed at the commencement of the Term. Any mechanics or any Alterations (including without limitation all telephone and data cabling) installed either materialmen’s lien for which Landlord has received a notice of intent to file or which has been filed against the Premises or the Building arising out of work done for, or materials furnished to or on behalf of Tenant, its contractors or subcontractors shall be discharged, bonded over, or otherwise satisfied by Tenant within ten (10) days following the earlier of the date Landlord receives (1) notice of intent to file a lien or by (2) notice that the lien has been filed. If Tenant fails to discharge, bond over, or otherwise satisfy any such lien, Landlord may do so at Tenant’s request expense, and the amount expended by Landlord, including reasonable attorneys’ fees, shall be paid by Tenant within ten (collectively, the “Required Removables”). In connection with its removal 10) days following Tenant’s receipt of Required Removables, Tenant shall repair any damage to the Premises arising a xxxx from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedLandlord.

Alterations. Tenant shall make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Datetime of Landlord’s approval, require Tenant to remove by the Expiration Date, Date or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cablingany Tenant Improvements constructed pursuant to the Work Letter) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted.

Alterations. Tenant All alterations, additions and improvements, except trade fixtures, installed at expense of Tenant, shall make no become the property of the Landlord and shall remain upon and be surrendered with the leased premises as a part of thereof on this lease. Such alterations, additions, decorations, or and improvements (collectively referred to as “Alterations”) to the Premises without may only be made with the prior written consent of Landlord, which consent shall not be unreasonably withheld. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits If consent is granted for the Alterations making of improvements or alterations to the leased premises, such improvements and alterations shall perform not commence until Tenant has furnished to Landlord a certificate of insurance showing coverage in an amount satisfactory to Landlord protecting Landlord from liability for injury to any person and damage to any personal property, on or off the work leased premises in compliance connection with all applicable lawsthe making of such improvements or alterations. No cooling tower, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord equipment, or structure of any kind shall be entitled to a supervision fee in placed on the amount of 5% of roof or elsewhere on the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed leased premises by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property prior written permission of Landlord. Such Alterations If such permission is granted, such work or installations shall be surrendered with done at Tenant's expense and in such a manner that the Premises roof shall not be damaged thereby. If it becomes necessary to remove such cooling tower, equipment or structure temporarily, so that repairs to the roof can be made, Tenant shall promptly repair at its expense any damages resulting from such removal. At the end termination of this lease Tenant shall deliver the Termleased premises in good order and condition, except that Landlord may, natural deterioration only excepted. Any damage cause by notice to Tenant given the installation or removal of trade fixtures shall be repaired at least 30 days Tenant's expense prior to the Expiration Dateexpiration of the lease term. All alterations, require Tenant to remove improvements, additions, and repairs made by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal be made in good and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedworkmanlike manner.

Alterations. Tenant shall not make no any alterations, additions, decorations, additions or improvements (collectively referred to as “Alterations”) to the Premises premises (including but not limited to roof and wall penetrations) without the prior written consent of Landlord, not to be unreasonably withheld. Landlord may imposeAll alterations, as a condition to its consentadditions, any requirements that Landlord in its discretion may deem reasonable or desirable. improvements and partitions erected by Tenant shall use Landlord’s designated mechanical be and electrical contractorsremain the property of Tenant during the term of this Lease and Tenant shall, obtain unless Landlord otherwise elects as hereinafter provided, remove all required permits for the Alterations alterations, additions, improvements and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed partitions erected by Tenant and consented restore the premises to by Landlord change the floor plan their original condition as of the PremisesCommencement Date (ordinary wear and tear excepted) by the date of termination of this Lease or upon earlier vacating of the premises; provided, then Tenant shallhowever, at its expensethat if Landlord so elects prior to termination of this Lease or upon earlier vacating of the premises, furnish Landlord with as-built drawings such alterations, additions, improvements and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, partitions shall become the property of Landlord. Such Alterations Landlord as of the date of termination of this Lease or upon earlier vacating of the premises and shall be surrendered delivered up to the Landlord with the Premises at the end of the Term, except premises. Equipment and furniture that Landlord may, do not constitute fixtures which are installed by notice to Tenant given at least 30 days may be removed by Tenant prior to the Expiration Datetermination of this lease if Tenant so elects, require provided no default by Tenant to remove hereunder shall then exist, and shall be removed by the Expiration Date, or sooner termination date of termination of this Lease, all Lease or upon earlier vacating of the premises if required by Landlord. Upon any Alterations (including without limitation all telephone and data cabling) installed either by such removal Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area premises to its pre-existing condition, reasonable their original condition as of the Commencement Date (ordinary wear and tear excepted). All such removals and restoration shall be accomplished in a good workmanlike manner so as not to damage the primary structure or structural qualities of the buildings and other improvements to be situated on the premises.

Alterations. Tenant shall make no alterations, additions, decorations, not permit alterations in or improvements (collectively referred to as “Alterations”) to the Leased Premises without unless and until the prior written consent plans and the contractor have been approved by Landlord in writing. As a condition of Landlord. ’s approval, Landlord may imposerequire Tenant to remove the alterations and restore the Leased Premises upon termination of this Lease provided Landlord notifies Tenant of such removal requirement in writing at the time such alteration is approved; otherwise, as all such alterations shall at Landlord’s option become a condition to its consentpart of the realty and the property of Landlord, any requirements that Landlord in its discretion may deem reasonable or desirableand shall not be removed by Tenant. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain ensure that all required permits for the Alterations and alterations shall perform the work be made in compliance accordance with all applicable laws, regulations and ordinances building codes, in a good and workmanlike manner and of quality equal to or better than the original construction of the Building, and that its contractors comply with contractors reasonably the terms and conditions of Landlord’s Building Contractor Guidelines (which Landlord agrees to furnish to Tenant upon request). Upon completion of the work, Tenant shall provide lien waivers from the subcontractors or a final affidavit of lien waiver from the general contractor, and such lien waiver shall be in a form acceptable to Landlord. Landlord No person shall be entitled to a supervision fee in any lien derived through or under Tenant for any labor or material furnished to the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plansLeased Premises, and the reasonable cost of that review nothing in this Lease shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented construed to constitute a consent by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant creation of any lien. If any lien is filed against the Leased Premises for work claimed to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice have been done for or material claimed to Tenant given at least 30 days prior have been furnished to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair cause such lien to be discharged of record within thirty (30) days after filing. Tenant shall indemnify Landlord from all costs, losses, expenses and attorneys’ fees in connection with any damage to the Premises arising from that removal construction or alteration and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedany related lien.

Alterations. A. Tenant shall make no alterationschange, additionsalteration, decorations, addition or improvements improvement (collectively each hereinafter referred to as an “Alterationsalteration”) in or to the Premises demised premises, without the prior written consent of Landlord, which consent may be withheld in Landlord’s sole discretion if such alteration is not a “Tenant Alteration” (defined below) that complies with items (i) –(v) in Paragraph B below, and then only by contractors or mechanics and in such manner and with such materials as shall be reasonably approved by Landlord, such approval not to be unreasonably delayed. Landlord may imposeExcept for “Specialty Alterations” (as hereinafter defined), as a condition Tenant shall have no obligation to its consentremove any permitted alterations, additions and improvements made by Tenant in accordance herewith at the expiration of the term of this lease; provided, however, Tenant shall be required to remove any requirements Specialty Alterations that Landlord in so designates at the time Landlord grants its discretion may deem reasonable consent thereto. For purposes hereof, the term “Specialty Alterations” shall mean (i) Tenant’s trade fixtures, (ii) raised flooring, (iii) alterations which penetrate floor slabs or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for affect the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% exterior of the cost of Building and (iv) safes or vaults and other installations which would be unusually difficult or expensive to remove. All alterations, to the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plansdemised premises, including, without limitation, window and central air conditioning equipment and duct work, if any, and fixtures, equipment and built-ins, except movable office furniture and equipment installed at the reasonable cost expense of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, unless Landlord elects otherwise in writing at its expensethe time consent is requested, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations , and shall be surrendered with the Premises demised premises at the end expiration or sooner termination of the Termterm of this lease. Any such alterations, except additions and improvements that Landlord mayshall designate at the time consent is requested, shall be removed by notice to Tenant given and any damage repaired, at least 30 days Tenant’s expense prior to the Expiration Date, require Tenant to remove by expiration of the Expiration Date, or sooner termination date term of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedlease.

Alterations. Landlord shall: improve exterior courtyard in its sole discretion; install French style double doors with glass (or similar) to replace solid double doors currently installed on courtyard side of Leased Premises and reinstall door or window (that is currently boarded up) on courtyard side of Leased Premises. Tenant shall improve the bathroom and kitchen area of the leased premises, at Tenant’s expense and subject to Landlord’s written approval. In lieu of a Tenant Improvement Allowance, Landlord shall provide Tenant with a three month abatement of rent only. Taxes and Insurance shall not be abated. Tenant shall make no alterations, additions, decorations, other alterations or improvements (collectively referred to as “Alterations”) to the Leased Premises without the prior advance written consent permission of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical provide Landlord with a detailed description of any such alterations or improvements and electrical contractors, obtain all required permits for the Alterations and Tenant shall perform not commence work until Landlord has approved the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlordwriting. Landlord shall be entitled to a supervision fee Should any addition or alteration made by Tenant cause any increase in the amount of 5% of insurance rate on the cost of premises, Tenant shall pay such increase in addition to the Alterationsagreed monthly rental amount. Landlord may elect Any such additions or changes made to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed premises by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises , at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all without any right of reimbursement therefor. Tenant shall promptly remove any items belonging to Tenant and repair or replace in a like condition the Leased Premises on or before the expiration of this Lease, or any Alterations (including without limitation all telephone and data cabling) installed either extension or renewal thereof. Any alterations or additions made by Tenant or by Landlord at Tenant’s request (collectivelyto the Leased Premises shall be performed in a good and workmanlike manner, the “Required Removables”)in compliance with all governmental requirements and permits. In connection with its removal of Required Removables, Tenant shall repair any damage secure sufficient builders risk, liability and workers compensation insurance, naming Landlord as an additional insured and provide proper evidence of such insurance coverage to the Premises arising from that removal and shall restore the affected area to its preDocuSign Envelope ID: CF34738C-2DF5-existing condition, reasonable wear and tear excepted.4E6D-861A-E373C468AB8F

Alterations. Tenant Subject to the requirements of Section 12 of the Primary Lease, provided that Subtenant submits reasonably detailed plans therefor to Sublandlord and to Primary Landlord at least fifteen (15) business days before the commencement of construction, Subtenant shall be entitled to make interior, non-structural alterations to the Sublease Space from time to time, including, without limitation, the removal or relocation of interior, non-load bearing walls and partitions. Subtenant shall make no alterations, additions, decorations, structural or improvements (collectively referred to as “Alterations”) exterior changes or alterations to the Premises Sublease Space without the prior written consent of LandlordPrimary Landlord and Sublandlord. The consent of Sublandlord shall not be unreasonably withheld or delayed. Subtenant shall, prior to the expiration or earlier termination of this Sublease, at its sole expense, restore the Sublease Space to the condition that existed prior to the making of any alterations made by Subtenant (ordinary wear and tear and any alterations consented to by Primary Landlord may imposeand Sublandlord excepted, as unless such restoration was a condition to such consent), if then requested to do so by Sublandlord and Primary Landlord. This obligation of restoration shall expressly survive the expiration or earlier termination of this Sublease. Any work performed by Subtenant, or at its consentinstance, in the Sublease Space shall be done in good and workmanlike manner using materials of the same quality as used by the Primary Landlord in constructing the building on the Primary Property. Subtenant shall not, at any time, permit any work to be performed in the Sublease Space, except by duly licensed contractors or artisans, each of whom must carry adequate workmen’s compensation insurance, general public liability insurance, and “all-risk” builders risk insurance, certificates of which shall be furnished to Primary Landlord and Sublandlord prior to commencement of any such work. Subtenant shall keep the Sublease Space free and clear of all mechanic’s liens arising out of any work performed or alleged to be performed for or at the request of Subtenant or its agents or subtenants. Nothing contained in this Sublease shall constitute any consent or request by Primary Landlord or Sublandlord, express or implied, for the performance of any labor or services, or the furnishing of any materials or other property in respect to the Sublease Space, or any part thereof, nor as giving Subtenant any right, power or authority to contract for, or permit the performance of, any requirements that labor or services, or the furnishing of any materials or other property, in such fashion as would permit the making of any claim against the Primary Landlord in its discretion may deem reasonable and Sublandlord or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee their respective interests in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees Property in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”)respect thereof. In connection with its removal the event such work results in a claim of Required Removableslien, Tenant Subtenant shall repair any damage to the Premises arising hold Primary Landlord and Sublandlord harmless from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedsuch lien or claim of lien.

Alterations. Tenant shall make no alterations, additions, decorations, additions or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord, which consent shall not be unreasonably withheld. If any such improvement requires approval by or notice to the lessor of a superior lease or the holder of a mortgage, no work shall proceed until such approval has been received or such notice has been given. Landlord may impose, as a condition to its consent, any requirements that Landlord Landlord, in its discretion discretion, may deem reasonable or desirable, including but not limited to a requirement that all work be covered by a lien and completion bond satisfactory to Landlord and requirements as to the manner, time and contractor for performance of the work. Landlord may require that Tenant enter into an agreement with Landlord for the work to be performed by Xxxxxxxx's contractor, in which event Tenant shall use pay to Landlord’s designated mechanical and electrical contractors, the cost of construction as incurred by Landlord. Should Landlord authorize Tenant to perform the work with a contractor approved by Landlord, Tenant shall obtain all required permits for the Alterations work and shall perform the work in `compliance with all applicable laws, regulations and ordinances with contractors ordinances. of Under no circumstances shall Tenant make any improvement which incorporates asbestos-containing construction materials into the Premises. Any request for Xxxxxxxx's consent shall be made in writing and shall contain architectural plans describing the work in detail reasonably acceptable satisfactory to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations alterations, additions or improvements affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter Premises (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, ) shall become the property of Landlord. Such Alterations Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior the time of Landlord's consent to the Expiration Datealteration or improvement, require Tenant to remove by the Expiration Date, Date or sooner termination date of this Lease, Lease all or any Alterations (including without limitation all telephone alterations, decorations, fixtures, additions, improvements and data cabling) the like installed either by Tenant or by Landlord at Tenant’s request (collectively's request, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall and to repair any damage to the Premises arising from that removal removal. Landlord may require Tenant to remove an improvement provided its part of the initial build-out pursuant to Exhibit H, if any, if and only if the improvement is a non-building standard item and Tenant is notified of the requirement prior to the build-out. Within thirty (30) days after completion of Tenant's alterations requiring the submission of plans to Landlord, Tenant shall restore the affected area furnish to its preLandlord a complete set of "as-existing condition, reasonable wear built" plans and tear exceptedspecifications.

Alterations. Tenant Notwithstanding anything in this Sublease to the contrary, except as otherwise expressly provided in this Section 9, Subtenant shall not make no any alterations, additions, decorationsimprovements, or improvements additions to the Sublease Space (collectively referred to as “Alterations”) to the Premises without the prior written consent of Sublandlord and of Landlord. Landlord Subtenant shall reimburse Sublandlord for all out-of-pocket costs payable by Sublandlord with regard to reviewing any proposed Alterations and all other reasonable out-of-pocket costs Sublandlord may imposeincur in connection with reviewing Subtenant’s proposed Alterations including, as a condition without limitation, fees and costs for engineers, architects, attorneys and other consultants. Upon expiration of the Sublease Term, to the extent allowed under the Prime Lease, Subtenant shall remove (i) all of its consenttrade fixtures and personal property from the Sublease Space and repair any damage resulting from such installation or removal, any requirements and (ii) upon request from Sublandlord or Landlord, all Alterations that either had not been approved by Sublandlord and/or Landlord in its discretion may deem reasonable writing, or desirablefor which Sublandlord or Landlord required their removal at the time they granted their consent in connection therewith, and Subtenant shall promptly restore the Sublease Space to the condition then existing prior to such removal. Tenant shall use Landlord’s designated mechanical and electrical contractorsNotwithstanding anything in this Sublease to the contrary, obtain all required permits for if Landlord notifies Sublandlord to remove any Alterations at the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% expiration or earlier termination of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the PremisesPrime Lease, then Tenant shallSubtenant, at its sole cost and expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systemsshall remove such Alterations before the Expiration Date or earlier termination of this Sublease. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided The obligations set forth in the Work Letter), but excluding moveable trade fixtures and furniture, preceding sentence shall become survive the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, termination or sooner termination date expiration of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedSublease.

Alterations. Tenant shall make no alterationsnot, additions, decorations, or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent, which consent shall not be unreasonably withheld, of LandlordLandlord in each instance, make any alterations, improvements, or additions to the Premises. Landlord shall not grant such consent until Landlord has had an opportunity to review Tenant's plans and specifications for such alterations, improvements or additions. If Landlord consents to said alterations, improvements, or additions, it may imposeimpose such conditions with respect thereto as Landlord deems appropriate, as a condition including, without limitation insurance against liabilities which may arise out of such work, revisions to the plans and specifications for such work and permits necessary for such work. The work necessary to make any alterations, improvements, or additions to the Premises shall be done at Tenant's expense by employees of, or contractors hired by, Landlord, except to the extent Landlord gives its consentprior written consent to Tenant's hiring contractors. Notwithstanding the foregoing, any requirements that Landlord Tenant may hire its own contractors to install mill work, telecommunications equipment and food service facilities in its discretion may deem reasonable or desirablethe Premises. Tenant shall use Landlord’s designated mechanical and electrical promptly pay to Landlord or to Tenant's contractors, obtain as the case may be, when due, the cost of all such work and of all decorating required permits by reason thereof. Tenant will also pay to Landlord an amount equal to five percent (5%) of all of the costs of such work to reimburse Landlord for its overhead and construction management services allocable to such work and all out-of-pocket costs incurred by Landlord in reviewing plans and specifications for said alterations, improvements or additions. Upon completion, Tenant shall deliver to Landlord, if payment is made directly to contractors, evidence of payment, contractors' affidavits and full and final waivers of all liens for labor, services or materials. Tenant shall defend and hold Landlord and the holder of any legal or beneficial interest in the land or Building harmless from all costs, damages, liens, and expenses related to such work. All work done by Tenant or its contractors pursuant to Sections 6 or 11 hereof shall be done in a first-class workmanlike manner using only good grades of materials and shall comply with all insurance requirements and ail applicable laws and, ordinances and rules and regulations of governmental departments or agencies and the rules and regulations adopted by the Landlord for the Alterations and Building. Within thirty (30) days after substantial completion of any such work by Tenant or its contractors, Tenant shall perform furnish to Landlord "as built" drawings of such work. Landlord agrees that Tenant shall not be required to remove any alteration, improvement or addition made to the work Premises in compliance with all applicable lawsthis Section 6 unless Landlord has advised Tenant in writing prior to installation of such alteration, regulations and ordinances with contractors reasonably acceptable improvement or addition that landlord's consent to Landlord. Landlord shall be entitled such installation is conditioned upon Tenant's agreement to a supervision fee in the amount of 5% remove same upon expiration or termination of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted.

Alterations. Except for cosmetic alteration projects that do not exceed $50,000.00 during each calendar year and that satisfy the criteria in the next following sentence (which work shall require notice to Landlord but not Landlord’s consent), Tenant shall make no alterations, additions, decorations, decorations or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord’s consent shall not be unreasonably withheld as long as the proposed Alterations do not affect the structural, electrical or mechanical components or systems of the Building, are not visible from the exterior of the Premises, do not change the basic floor plan of the Premises, and utilize only Landlord’s building standard materials (“Standard Improvements”). Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Without limiting the generality of the foregoing, Tenant shall use Landlord’s designated mechanical and electrical contractorscontractors for all Alterations work affecting the mechanical or electrical systems of the Building. Should Tenant perform any Alterations work that would necessitate any ancillary Building modification or other expenditure by Landlord, then Tenant shall promptly fund the cost thereof to Landlord. Tenant shall obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. , and except for cosmetic Alterations not requiring a permit, Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Any request for Landlord’s consent shall be made in writing and shall contain architectural plans describing the work in detail reasonably satisfactory to Landlord. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Alterations shall be constructed in a good and workmanlike manner using materials of a quality reasonably approved by Landlord Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Datetime of Landlord’s approval of any Alterations, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”), and to replace any non-Standard Improvements with the applicable Standard Improvements. Tenant, at the time it requests approval for a proposed Alteration, may request in writing that Landlord advise Tenant whether the Alteration or any portion thereof, is a Required Removable. Within 10 days after receipt of Tenant’s request, Landlord shall advise Tenant in writing as to which portions of the subject Alterations are Required Removables. In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted. Landlord agrees that the Tenant Improvements as and to the extent set forth in the Plan and Cost Estimate referenced in Exhibit X shall not constitute Required Removables.

Alterations. Except for Pre-Approved Alterations, Tenant shall will not make no or suffer to be made any major alterations, additions or improvements to or of the Demised Premises or any part of the Demised Premises, or attach any fixtures or equipment to the Demised Premises, without first obtaining Landlord’s written consent. All such alterations, additions and improvements consented to by Landlord will be performed by contractors and subject to conditions specified by Landlord (which may include Landlords approval of Tenants contractors, requiring the posting of a mechanic’s or materialmen’s xxxx xxxx, Insurance naming Landlord as “Additional Insured”). Subject to Tenant’s rights in Article 16.00, all alterations, additions, decorationsfixtures and improvements, whether temporary or improvements (collectively referred to as “Alterations”) to permanent in character, made in or upon the Demised Premises without the prior written consent of either by Tenant or Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use will immediately become Landlord’s designated mechanical property and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord mayTerm will remain on the Demised Premises without compensation to Tenant. Other than Pre-Approved Alterations, by notice given to Tenant given at least 30 no less than ten (10) days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date expiration of this Lease, Landlord may require that Tenant remove any or all alterations, additions, fixtures and improvements which are made in or any Alterations (including without limitation all telephone upon the Demised Premises after the initial improvements to the Demised Premises unless specified to the contrary they shall be removed by Tenant. In that event, Tenant will remove such alterations, additions, fixtures and data cabling) installed either by Tenant or by Landlord improvements at Tenant’s request (collectively, sole cost and will restore the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage Demised Premises to the Premises arising from that removal condition in which they were before such alterations, additions, fixtures, improvements and shall restore the affected area to its pre-existing conditionadditions were made, reasonable wear and tear excepted. For the purposes of this Lease, Pre-Approved Alterations shall mean those alternations described in the Tenant’s Work Exhibit attached hereto as Exhibit C. Such Pre-Approved Alterations are hereby approved by the written consent of the Landlord and shall not require removal at the expiration of this Lease.

Alterations. Tenant shall not make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) any alterations to the Premises other than Tenant's initial Tenant Improvements per Exhibit F, or to the Project, including any changes to the existing landscaping, without the Landlord's prior written consent, which shall not be unreasonably withheld, delayed or conditioned for alterations not affecting structural elements or materially altering Building systems. If Landlord gives its consent of Landlord. to such alterations, Landlord may impose, as a condition to its consent, any requirements that Landlord post notices in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for accordance with the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% laws of the cost of state in which the Alterationspremises are located. Landlord may elect to cause its architect to review Tenant’s architectural plans, Any alterations made shall remain on and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end upon expiration or termination of the Termthis Lease, except that Landlord may, by notice on or before expiration of the term, elect to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by any alterations which Tenant may have made to the Expiration DatePremises. At the time Tenant submits plans for alterations to Landlord for Landlord's approval, or sooner Tenant may request that Landlord elect whether such alterations shall be removed at the termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by if so requested, Landlord shall make such election simultaneous with its approval of the alterations. If Landlord elects to require removal of the alterations, then at its own cost Tenant or shall restore the Premises to the condition designated by Landlord at in its election, before the last day of the term or within 30 days after notice of its election is given, whichever is later. Should Landlord consent in writing to Tenant’s request (collectively, 's alteration of the “Required Removables”). In connection with its removal of Required RemovablesPremises, Tenant shall repair any damage to contract with a contractor reasonably approved by Landlord for the construction of such alterations, shall secure all appropriate governmental approvals and permits, and shall complete such alterations with due diligence in compliance with plans and specifications reasonably approved by Landlord. All work performed shall be done in workmanlike manner and with material (when not specifically described in the plans and specifications) of the quality and appearance customary in the trade for first-class construction of the type in which the Premises arising from that removal are located. All such construction shall be performed in a manner which will not interfere with the quiet enjoyment of other tenants of the Project. Tenant shall pay all costs for such construction and shall restore keep the affected area Premises and the Project free and clear of all mechanics' liens which may result from construction by Tenant. If requested by Landlord, Tenant shall post a bond or other security reasonably satisfactory to its pre-existing condition, Landlord to protect against liens. Tenant will pay directly or reimburse Landlord for any reasonable wear and tear exceptedcost incurred by Landlord in reviewing plans and/or monitoring construction.

Alterations. a. Tenant shall not make no any alterations, additions, decorations, additions or improvements to the Premises (including but not limited to roof and wall penetrations) (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord, which consent may be granted or withheld in Landlord’s sole discretion. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. All Alterations erected by Tenant shall use Landlord’s designated mechanical be and electrical contractorsremain the property of Tenant during the Term, obtain all required permits for the Alterations and shall perform be removed by Tenant from the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable Premises prior to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% Tenant’s vacation of the cost of Premises. Notwithstanding the Alterations. foregoing, if Landlord may elect so elects prior to cause its architect to review the Expiration Date or Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan earlier vacation of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all such Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations , at no cost or expense to Landlord, and shall be surrendered delivered to Landlord with the Premises. b. Tenant may, without the consent of Landlord, but at its own cost and expense and in a good and workmanlike manner, erect such shelves, bins, machinery and trade fixtures within the Premises at as it may deem advisable (collectively “Tenant’s Personal Property”), without altering the end basic character of the TermBuildings or improvements and without overloading or damaging the Buildings or improvements, except that Landlord may, and in each case in compliance with all Laws. All of Tenant’s Personal Property shall be removed by notice to Tenant given at least 30 days prior to Tenant’s vacation of the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either Premises. c. Upon removal by Tenant or by Landlord at of all Alterations, if applicable, and Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required RemovablesPersonal Property, Tenant shall repair any damage to restore the Premises arising from that removal and shall restore the affected area to its pre-existing their original condition, reasonable wear and tear excepted. All such removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the primary structure or structural qualities of the Buildings and other improvements situated within the Premises.

Alterations. Tenant Subject to the terms and provisions of this Sublease, Subtenant shall accept the existing improvements to the Premises in their “as is” condition as of the date hereof and shall have no obligation to remove those existing improvements at the end of the Term. Additionally, Subtenant shall have no obligation to remove the existing raised flooring at the end of the Term. Subtenant shall make no other alterations, additionsinstallations, decorations, additions or improvements (collectively referred to as collectively, “Alterations”) to in or about the Premises without the prior written consent of Prime Landlord in each instance as provided in the Prime Lease, it being understood that any Alterations consented to by Prime Landlord shall be deemed to have been consented to by Sublandlord provided and on condition that (a) Prime Landlord’s consent states that neither Subtenant nor Sublandlord shall be required to restore the Premises upon expiration or earlier termination of this Sublease to the condition prior to such installation of Alteration and (b) all requests for such consent shall be delivered to Sublandlord for delivery to Prime Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use If Prime Landlord’s designated mechanical consent does not so state, then Sublandlord’s consent to such alterations shall not be unreasonably withheld, conditioned or delayed. All Alterations shall be performed by Subtenant at its sole cost and electrical contractors, obtain all required permits for the Alterations expense and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost provisions of the Prime Lease, including the provisions requiring Prime Landlord’s prior written consent. In the event that Subtenant shall make any Alterations. , Subtenant shall, if required by Prime Landlord may elect and Sublandlord, upon consent for making such Alteration, restore the Premises to cause its architect to review Tenant’s architectural plans, and their original condition at the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan commencement of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter Sublease (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted) at the expiration of this Sublease. Subtenant will only be required to restore Specialty Alterations (as defined in the Prime Lease) if required by Prime Landlord. Subtenant hereby indemnifies and holds Sublandlord harmless from any liability, it may incur to Prime Landlord or others resulting from Subtenant’s Alterations.

Alterations. Except for cosmetic alteration projects that do not exceed $25,000.00 in aggregate cost during the Term and that satisfy the criteria in the next following sentence (which work shall require notice to Landlord but not Landlord’s consent), Tenant shall make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. For all Alterations that require the prior written consent of Landlord, Landlord’s consent shall not be unreasonably withheld, conditioned or delayed as long as the proposed Alterations do not affect the structural, electrical or mechanical components or systems of the Building, are not visible from the exterior of the Premises, do not change the basic floor plan of the Premises, and utilize only Landlord’s building standard materials (“Standard Improvements”). For all Alterations that require the prior written consent of Landlord, Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable; provided that, for projects that do not exceed $50,000.00, Landlord shall not require Tenant to post a lien or completion bond. Without limiting the generality of the foregoing, Tenant shall use Landlord’s designated mechanical and electrical contractorscontractors for all Alterations work affecting the mechanical or electrical systems of the Building. Should Tenant perform any Alterations work that would necessitate any ancillary Building modification or other expenditure by Landlord, then Tenant shall promptly fund the cost thereof to Landlord. Tenant shall obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. , and except for cosmetic Alterations not requiring a permit, Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures fixtures, furniture, office/telephone equipment, computers, and furnitureother personal property, shall become the property of Landlord. Such Alterations Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”), and to replace any non-Standard Improvements with the applicable Standard Improvements. Tenant, at the time it requests approval for a proposed Alteration, may request in writing that Landlord advise Tenant whether the Alteration or any portion thereof, is a Required Removable. Within 10 days after receipt of Tenant’s request, Landlord shall advise Tenant in writing as to which portions of the subject Alterations are Required Removables. If Landlord fails to respond to any request for consent within the 10 day period set forth in the preceding sentence, Tenant shall have the right to provide Landlord with a second request for consent. Tenant’s second request for consent must specifically state that Landlord’s failure to respond within a period of 5 business days shall be deemed to be an approval by Landlord. In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted.

Alterations. (a) Tenant shall not make no any alterations, additions, decorations, additions or improvements (collectively referred "Alterations") of a structural nature in or to as “the Building or any Alterations to the exterior of the Building, without Landlord's prior written consent, which consent may be withheld in Landlord's sole discretion, in each instance. Tenant shall be permitted to make interior, non-structural alterations without Landlord's consent. (b) Tenant shall give Landlord at least twenty (20) days prior written notice before commencing any Alterations requiring Landlord's consent and shall submit Tenant's plans for such Alterations at the same time. All Alterations shall be done in a good and workmanlike manner, and Tenant shall ensure that all of Tenant's contractors engaged in such work shall at all times maintain satisfactory builders risk insurance, workmen's compensation insurance and adequate public liability and property damage insurance. Tenant agrees to indemnify Landlord for any loss, cost, damage or expense, including reasonable attorney's fees, resulting from any mechanic's lien being filed on the Premises and to release any such lien within thirty (30) days after receipt of written notice of such filing. Following completion of any material Alterations costing in excess of $50,000.00, Tenant shall provide Landlord with a set of plans showing such Alterations”. (c) All Alterations made by Tenant or by Landlord on Tenant's behalf pursuant to the provisions of this Lease shall remain the property of the Tenant during the Term. All Alterations (including wall to wall carpet) to the Premises without shall remain upon the prior written consent of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical Premises and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end expiration of the Term without disturbance, molestation or injury. At the expiration of the Term, except Tenant shall be required to remove any Alterations that Landlord may, by notice would be considered atypical in a commercial office building unless Tenant has obtained Landlord's consent to Tenant given at least 30 days such Alterations prior to the Expiration Dateinstallation thereof (which consent shall not be unreasonably withheld, require Tenant to remove by the Expiration Date, conditioned or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”delayed). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted.

Alterations. 8.01 (A) Tenant shall make no alterationsdecoration, additionsalteration, decorationsaddition or improvement in the Premises, or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord may impose, and then only by contractors or mechanics and in such manner and time, and with such materials, as a condition approved by Landlord. Subject to all of the other provisions of this Article 8, Landlord shall not unreasonably withhold its consentconsent to the performance of work and improvements in the Premises by contractors employing union labor with the proper jurisdictional qualifications provided, any requirements however, that Landlord in its discretion may deem reasonable or desirable. Tenant (i) all work affecting the Building’s “Class E” system shall use be performed by Landlord’s designated mechanical contractor and electrical contractors, obtain all required permits for plan filings with the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord Department of Buildings shall be entitled to a supervision fee in performed by Landlord’s designated expeditor and Landlord’s designated consulting engineer provided that the amount of 5% hourly rates and/or fees charged by any of the cost of foregoing must be consistent with those found in Class “A” high-rise office buildings located in midtown Manhattan, and (ii) Landlord’s previous experience with a contractor, and concerns regarding the Alterations. financial stability of, and any criminal proceedings currently or previously pending against, a contractor or mechanic may form a basis upon which Landlord may elect to cause withhold its architect to review Tenant’s architectural plansconsent. All alterations, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed additions or improvements to the Premises, including without limitation all Tenant Improvements constructed pursuant to air-conditioning equipment and duct work, except movable office furniture and trade equipment installed at the Work Letter (except as expense of Tenant, shall, unless Landlord elects otherwise provided in the Work Letter)writing, but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations , and shall be surrendered with the Premises Premises, at the end expiration or sooner termination of the Termterm of this Lease. Any such alterations, except that additions and improvements which Landlord mayshall designate shall be removed by Tenant and any damage repaired, by notice to Tenant given at least 30 days Tenant’s expense, prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date expiration of this Lease. Landlord shall make such designation at the time that consent to such alteration, all addition or improvement is given provided that Tenant attaches, as part of its request for such consent, a separate written notice specifically referencing this provision and advising Landlord that Landlord is required to make such designation as part of any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or such consent given by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedhereunder.

Alterations. Tenant shall make no alterationsnot, additionswithout Landlord’s prior written consent, decorationspermit any alteration, improvement, addition or improvements (collectively referred to as “Alterations”) installation in or to the Premises without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. Hanging art customarily associated with standard offices shall not require Landlord’s consent. All contractors and subcontractors must meet with Landlord’s insurance requirements, as may be revised from time to time, and meet with the prior written approval of Landlord, which approval shall not be unreasonably withheld, conditioned or delayed. Tenant agrees not to allow any lien of any mechanic or materialman to be placed or filed against the Premises or the Building. In case any such lien shall be filed, Tenant shall immediately satisfy and release such lien of record, or, at Tenant’s sole cost and expense, provide a lien and completion bond in an amount equal to one and one-half times the estimated cost of such improvements, to insure Landlord against any liability for mechanic’s liens and to insure completion of the work. Landlord may imposeshall provide Building standard suite signage and elevator directional signage at its sole cost upon initial occupancy. Subsequent changes shall be at the sole expense of Tenant and subject to Landlord’s review and approval, as a condition not to its consent, any requirements that Landlord in its discretion may deem reasonable or desirablebe unreasonably withheld. Tenant shall use pay to Landlord Landlord’s designated mechanical standard construction management fee of five percent (5%) of the hard and electrical contractorssoft costs of all work, obtain all required permits except for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to improvements that do not require Landlord’s consent. Landlord acknowledges that Tenant is considering adding an enclosed computer room within the Premises that may require additional cooling and/or changes to the Building systems (any construction or alterations related thereto shall be entitled subject to the terms of this Article 7). As a supervision fee in condition of Landlord’s consent to the amount of 5% of the cost of the Alterations. computer room, Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone application alterations and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedareas.

Alterations. 21.1 In the event Tenant desires to make any alterations to any portion of the Building, Real Property or the Leased Premises, including alterations to accommodate Tenant’s for needs for extra services in addition to those provided by the Landlord under Section 29, unless the Tenant has supplied the Landlord with a list of additional services necessary to meet Tenant’s requirements, and said list is attached and incorporated into this lease at the date of execution by Landlord, Tenant is deemed to have accepted the existing services to the Leased Premises as sufficient. Any additional services required by the Tenant shall make no alterations, additions, decorations, or improvements (collectively referred be deemed an Alteration to as “Alterations”) be paid by the Tenant under Section 21 of the Lease. Tenant shall give written notice of the proposed alterations to Landlord and shall not proceed with work on the Premises alterations without the Landlord’s prior written consent which shall not be unreasonably withheld (which consent in the sole and absolute discretion of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirablebe withheld). Tenant shall use pay for Landlord’s designated architectural review of the proposed alterations. For purposes of this Paragraph 21, “material alterations” shall mean any alterations that affect the exterior, structure, or mechanical components of the Building, or modify the basic utility and electrical contractors, obtain all required permits for function of the Alterations Building. Any material alterations shall at once become the property of the Landlord and shall perform be surrendered to the work Landlord upon termination of the Lease. Any breach of the terms of this section shall be a non-curable event of default. 21.2 No alterations shall be commenced until the Tenant shall have procured and paid for, so far as the same may be required from time to time, all permits and authorizations of all municipal departments and governmental subdivisions having jurisdiction. Landlord shall in its sole and absolute discretion have the right to require, prior to commencement of such alterations, a letter of credit, bond or other satisfactory financial instrument assuring faithful performance and lien free completion of such alterations. 21.3 Any alterations shall be made within a reasonable time and in a good and workmanlike manner and in compliance with all applicable permits and authorizations and building and zoning laws and with all other laws, ordinances, orders, rules, regulations and ordinances with contractors reasonably acceptable requirements of all federal, state and municipal governments, departments, commissions, boards and officers. 21.4 In no event shall Tenant, by reason of such alterations, be entitled to Landlordany abatement, allowance, reduction or suspension of the Rent and other charges herein reserved or required to be paid hereunder, nor shall Tenant, by reason thereof, be released of or from any other obligations imposed upon Tenant under this Lease. Xxxxxx-Xxxxx Commercial, Inc. 13 LL /T 21.5 Landlord shall have no responsibility to Tenant or to any contractor, subcontractor, supplier, materialman, xxxxxxx, or other person, firm, or corporation who shall engage or participate in any alterations, and Landlord shall be entitled to post notices of nonliability on the Leased Premises. If any liens for labor and materials supplied or claimed to have been supplied to the Leased Premises shall be filed, Tenant shall within fifteen (15) days of the filing of such lien discharge such lien or furnish a supervision fee bond, a letter of credit or title insurance protection to Landlord which in the amount sole and absolute discretion of 5% Landlord affords its sufficient protection during Tenant’s timely and good faith contesting of such liens. Tenant shall indemnify and hold Landlord harmless against any liability, loss, damage, cost or expense, including attorneys fees, on account of such liens. 21.6 The Tenant may remove from the Leased Premises any personal property installed by the Tenant which have not become fixtures, as well as those of its office supplies and movable office furniture and equipment which are not attached to the Building, provided: (i) such removal is made prior to the termination of the cost Term of this Lease; (ii) the Alterations. Landlord Tenant is not in default of any obligation or covenant under this Lease at the time of such removal; and (iii) the Tenant promptly repairs all damage caused by such removal so that the Leased Premises or Landlord’s real property as the case may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review be shall be reimbursed by Tenantplaced in the condition of such Leased Premises or real property at the inception of this Lease, subject to reasonable deterioration and wear and tear. Should Additionally, if the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees so directs in writing, all Alterations affixed the Tenant will, prior to the Premisestermination of this Lease, including without limitation remove any and all Tenant Improvements constructed pursuant alterations, additions, fixtures, equipment and property placed or installed by it in the Leased Premises or Landlord’s real property location and will repair any damage caused by such removal to the Work Letter (except as otherwise provided in condition at the Work Letter)inception of this Lease, but excluding moveable trade reasonable deterioration and wear and tear excepted. If the Tenant does not elect or is not directed by Landlord to remove such alterations, additions fixtures and furnitureequipment, such property shall become the property of Landlord. Such Alterations the Landlord and shall remain upon and be surrendered with the Leased Premises as a part thereof at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, the Tenant hereby waiving all rights to any payment or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedcompensation therefor.

Alterations. Tenant shall make no alterations, additions, decorations, or A. Landlord agrees to install at Landlord’s cost and expense the improvements described in Exhibit C. All other improvements to the Premises (collectively referred to as “Alterations”) shall be installed at the cost and expense of Tenant, but only in accordance with plans and specifications which have been previously submitted to and reasonably approved in writing by Landlord, and only by Landlord or by contractors and subcontractors on Landlord’s list of approved contractors. In connection with any request for an approval of Alterations, Landlord may retain the services of an architect and/or engineer and Tenant shall reimburse Landlord for the reasonable fees of such architect and/or engineer. All Alterations shall be constructed in accordance with all governmental laws, ordinances, rules and regulations (“Laws”) and Tenant shall, prior to construction, provide such assurances to Landlord, including but not limited to, waivers of lien, surety company performance bonds and personal guaranties of individuals of substance, as Landlord shall require to assure payment of the costs thereof and to protect Landlord against any loss from any mechanics’, laborers’, materialmen’s or other liens. At the time of completion of each Alteration, Tenant shall deliver to Landlord a set of final “as-built” plans. All Alterations shall be and remain the property of Tenant during the Term and Tenant shall, unless Landlord otherwise elects, remove all Alterations and restore the Premises without the prior written consent of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable original condition by the date of termination of this Lease or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan upon earlier vacating of the Premises; provided, then Tenant shallhowever, that, if at its expensesuch time Landlord so elects, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all such Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of LandlordLandlord as of the date of termination of this Lease or upon earlier vacating of the Premises and title shall pass to Landlord under this Lease as by a xxxx of sale. Such Alterations All such removals and restoration shall be surrendered with accomplished in a good workmanlike manner by contractors approved in writing by Landlord (which approval shall not be unreasonably withheld) so as not to damage the Building. B. Landlord shall be responsible for any costs incurred in bringing the shell and core Building facilities and the Premises at the end of the Term, except that Landlord may, by notice as delivered to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request into compliance with governmental requirements, including the Americans With Disabilities Act (collectively, the “Required RemovablesADA”). In connection with its removal of Required RemovablesIf Tenant makes any Alterations to the Premises which affect governmental compliance, including ADA compliance, Tenant shall repair be responsible for any damage to the Premises arising costs of compliance with such governmental requirements resulting from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedsuch Alterations.

Alterations. Tenant Subtenant shall not make no alterations, additions, decorations, or improvements any Leasehold Improvements (collectively referred to as “Alterations”defined in the Master Lease) to the Premises without the express prior written consent of LandlordSublandlord and of Master Landlord (to the extent Master Xxxxxxxx’s consent is required under the Master Lease), which consent by Sublandlord shall not be unreasonably withheld, conditioned or delayed. Landlord Subtenant shall reimburse Sublandlord for all reasonable, out-of-pocket costs which Sublandlord may imposeincur in connection with reviewing Subtenant’s plans for such Leasehold Improvements, as a condition to its consentincluding, without limitation, reasonable attorneys’ fees and costs and any requirements that Landlord in its discretion may deem reasonable fees or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed costs charged by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Master Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed respect to the Premises, including without limitation all Tenant such Leasehold Improvements constructed pursuant to the Work Letter Master Lease, provided Sublandlord shall not impose a separate supervision, administrative, review or similar fee. On termination of this Sublease, if required by Master Landlord pursuant to the Master Lease, Subtenant shall remove any or all of such Leasehold Improvements and restore the Premises (except or any part thereof) to the same condition as of the date Sublandlord delivered possession of the Premises to Subtenant; provided, in no event shall Subtenant be required to remove or pay for the removal of any Leasehold Improvements existing as of the Commencement Date. Should Subtenant fail to remove such Leasehold Improvements and restore the Premises on termination of this Sublease unless as otherwise provided set forth above, Sublandlord shall have the right to do so, and charge Subtenant the costs incurred by Sublandlord in addition to any costs or expenses charged by Master Landlord under the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Master Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted.

Alterations. Tenant shall not make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) any alterations to the Premises or the Property without the Landlord's prior written consent. If Landlord gives its consent to such alterations, Landlord may post notices in accordance with the laws of the state in which the Premises are located. All alterations made by Tenant, whether or not subject to the approval of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed performed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings contractors in a first class workmanlike manner and CAD disks compatible with Landlord’s systemspermits and inspections shall be obtained from all required governmental entities. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures Any alterations made shall remain on and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end upon expiration or termination of the Termthis Lease, except that Landlord may, by notice within thirty (30) days before or thirty (30) days after expiration of the Term, elect to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by some or all of the Expiration Date, or sooner termination date of this Lease, all or any Alterations alterations which Tenant may have made to the Premises except for the Approved Work as set forth in (including without limitation all telephone and data cabling) installed either by Tenant or by P)29.b. hereof. If Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removablesso elects, Tenant shall repair any damage at its own cost restore the Premises to the Premises arising from that removal condition designated by Landlord in its election, before the last day of the Term or within thirty (30) days after notice of its election is given, whichever is later. Should Landlord consent in writing to Tenant's alteration of the Premises, Tenant shall contract with a contractor approved by Landlord for the construction of such alterations, shall secure all appropriate governmental approvals and permits, and shall restore complete such alterations with due diligence in compliance with plans and specifications approved by Landlord. Tenant shall pay all costs for such construction and shall keep the affected area to its pre-existing condition, reasonable wear Premises free and tear exceptedclear of all mechanics' liens which may result from construction by Tenant.

Alterations. Tenant shall not paint or make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) any alterations to the Premises premises without the prior written consent of the Landlord. ADDITIONAL PROVISIONS, RULES, AND REGULATIONS listed on a separate page of this rental agreement are also incorporated into this agreement. Rent: (12 mo: $230; 10 or 5 mo: $265) $ Non-refundable Cleaning Deposit ($50) $ Refundable Security, Damage, Cleaning, Utility Deposit: ($100) $ First month Utility Deposit: ($45) $ Annual Parking permit: ($100) $ TOTAL: $ FUNDS RECEIVED: Make checks payable to Berea LLC. Printed Signed Date Tenant Printed Signed Date Cosigner (Tenants less than 21 years old must have a parent or guardian cosigner.) Printed Signed Date Landlord may impose(Xxxxxxx Xxxxx, as a condition to its consent000 X 00xx Xxxxxxxx Xxxxxxx, any requirements that Landlord Xxxxxx, XX 17543) MAINTENANCE AND REPAIRS: Tenant accepts the premises in its discretion may deem reasonable or desirablepresent condition and shall maintain the premises in a clean and orderly condition, including but not limited to appliances, plumbing, floor coverings, and all furnishings. It is the responsibility of the Tenant to maintain all smoke detectors in operating condition. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for promptly inform the Alterations and Landlord of any needed repairs in writing. Tenant shall perform not make repairs or have repairs made with prior written authorization of the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord Repairs will be charged to and paid by Tenant if damages are the result of the Tenants’ negligence or intentional actions or the negligence or intentional actions of Tenants’ family members, guests, invitees or agents. Except for Apartments, all grounds will be maintained by Tenant, including but not limited to lawn mowing, weed control, watering and shrub care. Sidewalks shall be entitled to a supervision fee in the amount kept free of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plansice, snow and debris, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing a safe condition, reasonable wear and tear excepted.

Alterations. Tenant shall make no alterations, additions, decorations, additions or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord's consent shall not be unreasonably withheld as long as the proposed changes do not adversely affect the structural, electrical or mechanical components or systems of the Building and are not visible from the exterior of the Premises. Landlord may impose, as a condition to its consent, any reasonable requirements, including but not limited to (i) a requirement that any work anticipated to cost in excess of $175,000.00 be covered by a lien and completion bond satisfactory to Landlord and (ii) requirements that Landlord in its discretion may deem reasonable or desirableas to the manner, time, and contractor 13 for performance of the work. Without limiting the generality of the foregoing, Tenant shall use Landlord’s 's designated mechanical and electrical contractors, contractors for all work affecting the mechanical or electrical systems of the Building. Tenant shall obtain all required permits for the Alterations work and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlordordinances. Landlord shall be entitled to a supervision fee in the amount of five percent (5% %) of the cost of the Alterationswork if Landlord or its management agent for the Project is actively involved in the supervision of the work. Landlord may elect to cause its architect to review Tenant’s architectural plans, and Under no circumstances shall Tenant make any improvement which incorporates asbestos-containing construction materials into the reasonable cost of that review Premises. Any request for Landlord's consent shall be reimbursed by Tenant. Should made in writing and shall contain architectural plans describing the Alterations proposed by Tenant and consented work in detail reasonably satisfactory to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations alterations, additions or improvements affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter Premises (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, ) shall become the property of Landlord. Such Alterations Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior the time of Landlord's consent to the Expiration Datealteration or improvement, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone alterations, decorations, fixtures, additions, improvements and data cabling) the like installed either by Tenant or by Landlord at Tenant’s 's request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall and to repair any damage to the Premises arising from that removal and removal. However, Tenant shall restore be required to fund the affected area cost of removing an improvement shown in the "Plan" (as defined in Exhibit X hereto) only to its pre-existing conditionthe extent so specifically provided in Exhibit X. Except as otherwise provided in this Lease or in any Exhibit to this Lease, reasonable wear and tear exceptedshould Landlord make any alteration or improvement to the Premises at the request of Tenant, Landlord shall be entitled to prompt reimbursement from Tenant for all costs reasonably incurred.

Alterations. Tenant shall not make no alterations, any improvements or alterations in or additions, decorations, changes or improvements (collectively referred to as “Alterations”) installations to the Premises (collectively, "Alterations") without the submitting plans and specifications therefor to Landlord, and obtaining Landlord's prior written consent in each instance, which Landlord shall not unreasonably withhold or delay. Notwithstanding the foregoing, however, no Alterations shall be permitted to the outside dimensions of the Premises or the Building, existing bearing walls and columns, exterior walls, roof, structural ceiling or foundations, nor shall Tenant install any electrical equipment that would overload the lines in the Premises or interfere with the electrical usage of other tenants, or install any Alterations visible from the exterior of the Building, unless approved in writing by Landlord in Landlord's sole discretion. All Work shall be performed (a) at the sole cost and expense of Tenant by employees of contractors employed by Landlord, or with Landlord's written consent given prior to letting of the contract, by contractors employed by Tenant under a written contract previously approved in writing by Landlord, and (b) on such terms and under such conditions as Landlord, in its reasonable discretion, shall determine as will protect the Premises and the Building from improper contractors' work and against the imposition of any lien resulting from Alterations; without limiting the foregoing, if Landlord consents to any Alterations, such Alterations shall be performed subject to the following requirements: (1) If the Alterations are to be done by Tenant's contractors, Tenant shall furnish to Landlord, prior to commencement thereof, building permits and certificates of appropriate insurance and bonds satisfactory in all respects to Landlord. Tenant shall also furnish to Landlord, if Landlord may imposeso requests, security for the payment of all costs to be incurred in connection with the Alterations. (2) If required by Landlord, Tenant shall secure at Tenant's own cost and expense a completion and lien indemnity bond satisfactory to Landlord for any Alterations. Upon completion of any Alterations, Tenant shall furnish Landlord with contractors' affidavits and full and final waivers of lien, each conforming to the applicable Pennsylvania statutory requirements, as-built plans of any Alterations and receipted bills covering all labor and materials expended and used. Insofar as a condition applicable to its consentthe work or material for which payment is requested or notice or lien claim is made, any requirements that Landlord in its sole discretion shall make available for partial or final payment or release thereof such funds as may deem reasonable or desirable. have been deposited with it by Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the estimated cost of such work. (3) Any Alterations permitted to be undertaken by Tenant's contractors shall be performed in such a fashion and by such means as necessary to maintain peace and harmony among the other contractors serving the Project and the other tenants and so as not to cause interference with the continuance of work to be performed and services to be rendered to the Project or the other tenants. (4) All Alterations shall perform the work in compliance comply with all insurance requirements and with all applicable laws, regulations ordinances and ordinances regulations. All Alterations shall be constructed in a good and workmanlike manner, and only good grades of material shall be used with contractors reasonably acceptable a quality equal to Landlordor better than that used in the Building. (5) Tenant shall permit Landlord to supervise all Alterations within the Premises. Landlord shall be entitled charge a supervisory fee not to a supervision fee in the amount of 5% exceed (a) fifteen percent (15%) of the total cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, including, without limitation, all labor and material costs, if Landlord's employees or contractors perform the Alterations, and (b) ten percent (10~o) of the reasonable total cost of the Alterations, including, without limitation, all labor and material costs, if Tenant's employees or contractors perform the Alterations. (6) By approving any request for Alterations submitted by Tenant, Landlord does not (i) expressly or implicitly covenant or warrant that review any plans or specifications are accurate, safe or sufficient or that the same comply with any applicable laws, ordinances, building codes, or the like, or (ii) consent to the imposition of any lien on the Premises or the Building for any work performed or materials delivered in connection with any such Alterations. Tenant shall be reimbursed by Tenantsolely responsible for compliance with applicable laws, ordinances, building codes, and/or the like, and for obtaining all necessary permits and governmental approvals and for construction of said improvements in compliance with same. Should Further, Tenant shall indemnify, defend and hold harmless Landlord and the Alterations proposed by Tenant and consented to Premises from any loss, cost or expense, including reasonable legal fees, incurred by Landlord change the floor plan as a result of the Premisesany defects in design, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all materials or workmanship resulting from such Alterations. (7) All Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such , unless Landlord directs that such Alterations be removed by Tenant at the expiration or earlier termination of this Lease (which direction, as to Alterations for which Tenant has obtained Landlord's consent as provided herein, shall be surrendered with the Premises made by Landlord, if at all, at the end of the Term, except that time Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”grants such consent). In connection with its removal of Required Removablessuch case, Tenant Tenant, at Tenant's sole expense, shall remove the Alterations and repair any all damage to the Premises arising resulting from that such removal and shall restore the affected area areas to its pre-existing conditiona condition reasonably compatible with the remainder of the Premises as reasonably determined by Landlord, reasonable wear or, at Landlord's option, shall pay to Landlord all costs arising from such removal and tear exceptedrestoration. If Tenant desires telegraphic, telephonic, burglar alarm, computer installations or signal service beyond that which is to be provided, if any, as part of the Tenant Improvements (all of which shall be at Tenant's sole cost and expense), Landlord shall, upon request, direct where and how all connections and wiring for such service shall be introduced and run. In the absence of any such directions, Tenant shall make no borings, cutting or install any wires or cable in or about the Premises.

Alterations. Except for alteration projects costing less than $25,000.00 and satisfying the criteria in the next following sentence (which work shall require notice to Landlord but not Landlord’s consent), Tenant shall make no alterations, additions, decorations, additions or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord’s consent shall not be unreasonably withheld, conditioned or delayed as long as the proposed changes do not affect the structural, electrical or mechanical components or systems of the Building, are not visible from the exterior of the Premises, and utilize only building standard materials. Landlord may impose, as a condition to its consent, any requirements that Landlord in its reasonable discretion may deem reasonable or desirable, including but not limited to a requirement that all work be covered by a lien and completion bond satisfactory to Landlord and requirements as to the manner, time, and contractor for performance of the work. Without limiting the generality of the foregoing, Tenant shall use Landlord’s designated mechanical and electrical contractorscontractors for all work affecting the mechanical or electrical systems of the Building. Should Tenant perform any work that would necessitate any ancillary Building modification or other expenditure by Landlord, then Tenant shall promptly fund the cost thereof to Landlord. Tenant shall obtain all required permits for the Alterations work and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. ordinances, and Landlord shall be entitled to a supervision fee in the amount of 5% three percent (3%) of the cost of the Alterationswork, which fee shall not be imposed if the nature and scope of the Tenant work is exclusively cosmetic (i.e. carpet and paint) in nature and not part of a larger Tenant improvement project, in which case the fee shall be applied. Under no circumstances shall Tenant make any improvement which incorporates asbestos-containing construction materials into the Premises. Tenant shall use commercially reasonable efforts not to prosecute any alteration work that results in picketing or labor demonstrations in or about the Building or Project. Any request for Landlord’s consent shall be made in writing and shall contain architectural plans describing the work in detail reasonably satisfactory to Landlord. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations work proposed by Tenant and consented to by Landlord change modify the floor plan internal configuration of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations alterations, additions or improvements affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter Premises (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, ) shall become the property of Landlord. Such Alterations Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior the time of Landlord’s consent to the Expiration Datealteration or improvement, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all such alteration or any Alterations (including without limitation all telephone and data cabling) improvement installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”)request. In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-pre- existing condition, reasonable wear and tear excepted. Tenant shall not be required to remove any improvements existing in the Premises as of the date of this Lease or any of the paint or carpet improvements made as part of the improvements described in Exhibit X of this Lease; provided, however, Tenant shall be obligated to remove the supplemental HVAC unit in the Premises. Except as otherwise provided in this Lease or in any Exhibit to this Lease, should Landlord make any alteration or improvement to the Premises at the request of Tenant, Landlord shall be entitled to prompt payment from Tenant of the reasonable cost thereof, inclusive of the standard coordination fee of Landlord’s management agent (but exclusive of any fees in any way pertaining to the management of any contractor affiliated with Landlord).

Alterations. Tenant 9.1 Sublandlord hereby approves the plans for alterations attached hereto as Exhibit F and agrees to use commercially reasonable efforts to obtain Master Landlord’s consent thereto. Otherwise, during the Term Subtenant shall not make no alterations, additions, decorations, any other alterations or improvements in or additions or improvements to the Premises (collectively referred to as “Alterations”) if to do so would constitute a default under the Master Lease (without regard to any requirement of notice or cure period). Sublandlord’s consent to such Alterations shall not be withheld if Master Landlord consents to such Alterations. Sublandlord shall use reasonable efforts to obtain the consent of Master Landlord. If Alterations by Subtenant are consented to, Subtenant shall comply with all of the covenants of Sublandlord contained in the Master Lease pertaining to the Premises without the prior written consent performance of Landlordsuch Alterations. Landlord may imposeIn addition, as a condition to its consentSubtenant shall indemnify, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical defend and electrical contractorshold harmless Sublandlord against liability, obtain all required permits for the Alterations loss, cost, damage, liens and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% expense imposed on Sublandlord arising out of the cost performance of Alterations by Subtenant and/or failure to remove the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises same at the end of the TermTerm if Sublandlord is required to surrender the Premises to Master Landlord with all such alterations removed and the Premises restored to the condition as of the date of mutual execution of this Sublease. 9.2 Any consented to or actual Alterations shall be made at Subtenant’s sole cost and expense, except that including any cost to comply with applicable laws and regulations and any management or supervision fee charged by Master Landlord may, and shall if Master Landlord at the time of consent does not indicate otherwise in writing to Sublandlord and Subtenant be removed by notice to Tenant given at least 30 days Subtenant prior to the Expiration Dateend of the Term at Subtenant’s sole cost and expense. The cost of such removal shall be paid by Subtenant, require Tenant including restoration of the Premises to remove by the Expiration Date, or sooner termination condition as of the date of mutual execution of this Lease, all or Sublease and damage due to any Alterations (including without limitation all telephone and data cabling) installed either part thereof occasioned by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedsuch removal.

Alterations. Tenant Lessee shall not make no or permit to be made any material alterations, additions, decorations, additions or improvements (collectively referred to as “Alterations”) to or of the Premises Leased Property or any part thereof without the prior written consent of LandlordLessor, which consent shall not be unreasonably withheld, and any alterations, additions or improvements to, or on the Leased Property, except movable furniture and trade fixtures, shall at once become a part of the realty and belong to Lessor. Landlord may imposeLessee shall submit working drawings for any such alterations, additions or improvements to Lessor for Lessor's prior written approval. In the event Lessor consents to the making of any alterations, additions or improvements to the Leased Property by Lessee, the same shall be made by Lessee at Lessee's sole cost and expense and such work shall be performed in a workmanlike manner. Lessee shall keep the Leased Property free from any liens arising out of any work performed, materials furnished, or obligations incurred by Lessee. In the event a mechanic's or other lien is filed against the Leased Property as a condition result of a claim arising through the Lessee, Lessee shall, upon request by Lessor, furnish to its consent, any requirements that Landlord Lessor a surety bond satisfactory to Lessor in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable an amount equal to Landlord. Landlord shall be entitled to a supervision fee in at least one hundred fifty percent (150%) of the amount of 5% of the cost of contested lien, claim or demand, indemnifying Lessor against liability for the Alterationssame. Landlord Lessor may elect require Lessee to cause pay Lessor's attorneys' fees and costs in participating in any action to foreclose such lien if Lessor shall decide it is to its architect best interest to review Tenant’s architectural plans, and do so. Lessee shall return the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented Leased Property to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises Lessor at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, expiration or sooner earlier termination date of this LeaseLease in good and sanitary order, all or any Alterations (including without limitation all telephone condition and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectivelyrepair, the “Required Removables”). In connection with its removal free of Required Removablesrubble and debris, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing conditionbroom clean, reasonable wear and tear excepted. Any deferred maintenance or other conditions other than normal wear and tear shall be remedied at Lessee's sole cost and expense. All damage to the Leased Property caused by the removal of trade fixtures and other personal property that Lessee is permitted to remove under the terms of this Lease and/or such restoration shall be repaired by Lessee at its sole cost and expense prior to termination.

Alterations. Tenant 7.01 Lessee shall not make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) any alteration to the Premises premises without the Lessor's prior written consent which shall not be unreasonably withheld. Any alterations made shall remain on and be surrendered with the premises on expiration or termination of Landlordthe lease term, except that Lessor can elect before expiration of the term or within thirty (30) days after termination of the term to require Lessee to remove any alterations that Lessee has made to the premises. Landlord If Lessor so elects, Lessee at its cost shall restore the premises to the condition designated by Lessor in its election, before the last day of the term, or within twenty (20) days after notice of election is given, whichever is later. 7.02 All of said remodeling, alterations, and improvements shall be done pursuant to the terms of this section and according to such plans and specifications as may imposebe approved by Lessor. All of said alterations, as a condition remodeling and improvements shall be at Lessee's sole cost and expense. 7.03 Any alterations; improvements, additions or utility installations in or about the premises that Lessee shall desire to its make and which requires the consent of Lessor shall be presented to Lessor in written form with proposed detailed plans. If Lessor shall give consent, any requirements that Landlord in its discretion may deem reasonable the consent shall-be deemed conditioned upon Lessee's acquiring all necessary permits to do such work or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractorsimprovements from appropriate governmental agencies, obtain all required permits for the Alterations and shall perform furnishing of a copy thereof to Lessor prior to the commencement of the work and the compliance by Lessee of all conditions of said permit in compliance with all applicable lawsa prompt and expeditious manner. All such work, regulations improvements and ordinances with contractors reasonably acceptable to Landlord. Landlord alterations shall be entitled fast quality in workmanship and materials. Lessee shall notify Lessor at least twenty days in advance of any construction or delivery of materials to a supervision fee the premises so that Lessor may post notices of non-responsibility. 7.04 Lessee shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or for Lessee at or for use in the amount premises, which claims are or may be secured by any mechanics or materialmen's lien against the premises or any interest therein. If Lessee shall, in good faith contest the validity of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plansany such lien, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, claim or demand then Tenant Lessee shall, at its expensesole expense defend itself and Lessor against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof against the Lessor or the premises, upon the condition that if Lessor shall require, Lessee shall furnish Landlord with asto Lessor a surety bond satisfactory to Lessor in an amount equal to one and one-built drawings half times such contested'lien, claim or demand indemnifying Lessor against liability for the same and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to holding the Premises, including without limitation all Tenant Improvements constructed pursuant to premises free from the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property effect of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, such lien or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”)claim. In connection with its removal of Required Removablesaddition, Tenant Lessor may require Lessee to pay Lessor's attorneys fees and costs in participating in such action if Lessor shall repair any damage decide it is in Lessor's best interest to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepteddo so.

Alterations. The Tenant shall not make no alterationsany external or structural alteration or addition to the Property and shall not make any opening in any boundary structure of the Property consent not to be unreasonably withheld or delayed. The Tenant shall not install any Service Media on the exterior of the Property save for any such alterations to the changing rooms which are permitted nor alter the route of any Service Media at the Property without the consent of the Landlord, additionssuch consent not to be unreasonably held or delayed. The Tenant shall not make any internal, decorationsnon-structural alteration to the Property without the consent of the Landlord, such consent not be unreasonably withheld or delayed. The Tenant shall not carry out any alteration to the Property which would, or improvements (collectively referred to as “Alterations”) may reasonably be expected to, have an adverse effect on the asset rating in any EPC commissioned in respect of the Property. Signs In this clause, Signs include signs, fascia, placards, boards, posters, and advertisements. The Tenant shall not attach any Signs to the Premises exterior of the Property save for the usual pitchside advertising or display any inside the Property as to be seen from the outside, without the prior written consent of the Landlord, such consent not to be unreasonably withheld or delayed. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at Before the end of the Term, except the Tenant shall remove any Signs placed by it at the Property and shall make good any damage caused by the Property by that removal. The Tenant shall allow the Landlord may, by notice to fix to and keep at the Property any sale or re-letting board as the Landlord reasonably requires. At the end of the term the Tenant given at least 30 days prior shall return the Property to the Expiration DateLandlord in the repair and condition required by this lease. If the Landlord gives the Tenant notice, require the Tenant shall remove items it has fixed to the Property, remove any alterations it has made to the Property and make good any damage caused to the Property by that removal. At the end of the term, the Tenant shall remove from the Property all chattels belonging to or used by it. The Tenant irrevocably appoints the Landlord to be the Tenant's agent to store or dispose of any chattels or items it has fixed to the Property and which have been left by the Tenant on the Property for more than ten working days after the end of the term. The Landlord shall not be liable to the Tenant by reason of that storage or disposal. The Tenant shall indemnify the Landlord in respect of any claim made by a third party in relation to that storage or disposal. If the Tenant does not comply with its obligations in this clause, then, without prejudice to any other right or remedy of the Landlord, the Tenant shall pay the Landlord an amount equal to the Annual Rent at the rate reserved immediately before the end of the term for the period that it would reasonably take to put the Property into the condition it would have been in had the Tenant performed its obligations under this clause. The amount shall be a debt due on demand from the Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedLandlord.

Alterations. Other than the construction specified in paragraph 6.2 and non-structural alterations costing less than $5,000, Tenant shall not make no or suffer to be made any alterations, additions or improvements to the Premises or any part thereof, including the attachment of any fixtures or equipment, without obtaining Landlord’s prior written consent, which consent shall not be unreasonably withheld. When applying for such consent, Tenant shall furnish complete plans and specifications for such alterations, additions or improvements. All alterations, additions, decorationsfixtures and improvements, whether temporary or improvements (collectively referred to as “Alterations”) to permanent in character, made in or upon the Premises without the prior written consent of Landlord. either by Landlord may imposeor Tenant, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% at once become part of the cost of the Alterations. realty and belong to Landlord may elect to cause its architect to review Tenant’s architectural plansand, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Termterm hereof, except that Landlord may, by notice shall remain on the Premises without compensation of any kind to Tenant given at least 30 days prior to except as herein provided in this Lease. Movable furniture and equipment shall remain the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date property of Tenant. Notwithstanding any other provision contained in this Lease, all Tenant agrees that it shall, upon Landlord’s written request, at its sole cost and expense, promptly remove any alterations, additions, fixtures, communication system or any Alterations (including without limitation all telephone and data other cabling) installed either by Tenant , or improvements designated by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall to be removed and repair any damage to the Premises arising resulting from such removal. Such removal shall be made prior to the expiration or termination of this Lease if Landlord gives Tenant such written request no less than thirty (30) days prior to the expiration or termination of this Lease, provided that if Tenant requests that Landlord make the determination as to whether or not Landlord will require removal of certain improvements at the time of Tenant’s installation of such improvements, then Landlord will make such determination at the time requested by Tenant. All work done by or for Tenant costing in excess of $5,000 per set of improvements shall be performed by a licensed general contractor who, if the cost of the work exceeds $10,000, shall provide a full payment and performance bond naming both Landlord and Tenant as insured. Tenant shall restore not be required to remove the affected area initial Tenant Improvements installed pursuant to its pre-existing condition, reasonable wear and tear exceptedthe Work Letter.

Alterations. Tenant shall make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord may impose, as a condition to its consent, any such requirements that Landlord in its discretion may deem reasonable or desirableas are reasonable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 53% of the cost of such Alterations requiring a permit from the AlterationsCity of Irvine or which would affect the Building mechanical and/or operating systems. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted.

Alterations. Tenant All alterations, additions and improvements, except trade fixtures, installed at expense of Tenant, shall make no become the property of Landlord and shall remain upon and be surrendered with the leased premises as a part thereof on the termination of this lease. Such alterations, additions, decorations, or and improvements (collectively referred to as “Alterations”) to the Premises without may only be made with the prior written consent of Landlord, which consent shall not be unreasonably withheld. If consent is granted for the making of improvements or alterations to the leased premises, such improvements and alterations shall not commence until Tenant has furnished to Landlord may imposea certificate of insurance showing coverage in an amount satisfactory to Landlord protecting Landlord from liability for injury to any person and damage to any personal property, as on or off the leased premises, in connection with the making of such improvements or alterations. No cooling tower, equipment, or structure of any kind shall be placed on the roof or elsewhere on the leased premises by Tenant without prior written permission of Landlord. If such permission is granted, such work or installation shall be done at Tenant's expense and in such a condition manner that the roof shall not be damaged thereby. If it becomes necessary to its consentremove such cooling tower, equipment or structure temporarily, so that repairs to the roof can be made, Tenant shall promptly remove and reinstall the cooling tower, equipment or structure at Tenant's expense and repair at Tenant's expense any requirements that Landlord in its discretion may deem reasonable damage resulting from such removal or desirablereinstallation. Upon termination of this lease, Tenant shall remove or cause to be removed from the roof any such cooling tower, equipment or structure if directed to do so by Landlord. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, promptly repair at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or expense any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising damages resulting from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedsuch removal.

Alterations. Except for cosmetic alteration projects that do not exceed $250,000.00 during each calendar year and that satisfy the criteria in the next following sentence (which work shall require notice to Landlord but not Landlord’s consent), Tenant shall make no alterations, additions, decorations, decorations or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord’s consent shall not be unreasonably withheld as long as the proposed Alterations do not affect the Building Structure or the Building Systems, are not visible from the exterior of the Premises, do not change the basic floor plan of the Premises, and utilize only Landlord’s building standard materials (“Standard Improvements”). Landlord may impose, as a condition to its consent, any commercially reasonable requirements that Landlord in its discretion may deem reasonable or desirable. Without limiting the generality of the foregoing, Tenant shall use Landlord’s designated mechanical and electrical contractorscontractors for all Alterations work affecting the mechanical or electrical systems of the Building. Should Tenant perform any Alterations work that would necessitate any ancillary Building modification or other expenditure by Landlord, then Tenant shall reimburse Landlord for the cost thereof within 30 days following receipt of paid invoices from Landlord. Tenant shall obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. , and except for cosmetic Alterations not requiring a permit, Landlord shall be entitled to a supervision fee in the amount of 5% of the first $200,000.00 of the cost of any Alterations, and 2.5% of the Alterationscost of any Alterations in excess of $200,000.00. Any request for Landlord’s consent shall be made in writing and shall contain architectural plans describing the work in detail reasonably satisfactory to Landlord. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Alterations shall be constructed in a good and workmanlike manner using materials of a quality reasonably approved by Landlord. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Datetime of Landlord’s approval, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”), and to replace any non-Standard Improvements with the applicable Standard Improvements. Tenant, at the time it requests approval for a proposed Alteration, may request in writing that Landlord advise Tenant whether the Alteration or any portion thereof, is a Required Removable. Within 10 days after receipt of Tenant’s request, Landlord shall advise Tenant in writing as to which portions of the subject Alterations are Required Removables. In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted. Notwithstanding the foregoing, provided that Tenant leases the Premises for a Term of not less than 15 years, then (i) Landlord shall waive any and all removal and restoration requirements with respect to any initial Tenant Improvements and subsequent Alterations that do not affect the Building Structure or Building Systems (for avoidance of doubt the foregoing waiver shall apply to Alterations and improvements related to wall partitions, wall coverings, signs, floor coverings, doors, hardware, or other fixtures that are customarily replaced by institutional landlords of comparable buildings in connection with the re-leasing of space similar to the Premises), and (ii) if Tenant installs an interconnecting stairwell connecting two or more floors of the 17200 Building as part of the initial Tenant Improvements or subsequently to the 17100 Building, Landlord shall waive any removal and restoration requirements with respect to such stairwell.

Alterations. Except for cosmetic alteration projects that do not exceed $75,000 during each calendar year which satisfy the criteria in the next following sentence (which work shall require notice to Landlord but not Landlord’s consent), Tenant shall make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord’s consent shall not be unreasonably withheld, conditioned or delayed as long as the proposed Alterations do not affect the structural, electrical or mechanical components or systems of the Building, are not visible from the exterior of the Premises, do not change the basic floor plan of the Premises, and utilize only Landlord’s building standard materials (“Standard Improvements”). Landlord may impose, as a condition to its consent, any commercially reasonable requirements that Landlord in its discretion may deem reasonable or desirable. Without limiting the generality of the foregoing, Tenant shall use Landlord’s designated mechanical and electrical contractors for all Alterations work affecting the mechanical or electrical systems of the Building, provided the pricing for such contractors is market competitive with that of other similar contractors within Orange County; if Tenant is entitled to and elects to use contractors other than Landlord’s designated mechanical and electrical contractors, Landlord shall be entitled to have its designated contractors perform a “peer review” of such contractors’ work, and the reasonable cost thereof shall be borne solely by Tenant. Should Tenant perform any Alterations work that would necessitate any ancillary Building modification or other expenditure by Landlord, then Tenant shall promptly fund the cost thereof to Landlord. Tenant shall obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. , and except for cosmetic Alterations not requiring a permit and otherwise not requiring Landlord’s consent, Landlord shall be entitled to a supervision fee in the amount of 5% of the cost hard costs of the Alterations. Any request for Landlord’s consent shall be made in writing and shall contain conceptual space plans (and, if appropriate in light of the nature of the proposed Alterations, architectural plans) describing the work proposed to be performed in detail reasonably satisfactory to Landlord. To the extent architectural plans are appropriate in light of the nature of the proposed Alterations, Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Alterations shall be constructed in a good and workmanlike manner using materials of a quality reasonably approved by Landlord. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given in writing by Landlord at least 30 days prior to the Expiration Datetime of Landlord’s approval of such Alterations, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cablingany Tenant Improvements that may be constructed pursuant to the Work Letter) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”), and to replace any non-Standard Improvements with the applicable Standard Improvements. Tenant, at the time it requests approval for a proposed Alteration, may request in writing that Landlord advise Tenant whether the Alteration or any portion thereof, is a Required Removable. Within 10 days after receipt of Tenant’s request, Landlord shall advise Tenant in writing as to which portions of the proposed Alterations would be Required Removables. In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted. Landlord and Tenant acknowledge and agree that none of the improvements existing in the Premises as of the Commencement Date shall be deemed Required Removables.

Alterations. Tenant 9.1 Except as expressly provided in this Sublease, Subtenant shall not make no any alterations, additions, decorations, improvements or improvements additions in or to the Sublease Premises (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. the Sublandlord, which consent shall not be unreasonably withheld; provided, however, if Master Landlord may imposewithholds its consent to Alterations, as a condition then it shall not be deemed unreasonable for Sublandlord to withhold its consent. In the event Master Landlord approves Subtenant’s plans and specifications with respect to Subtenant’s proposed Alterations, then Sublandlord agrees to approve such plans and specifications. 9.2 Notwithstanding any requirements other provisions in this Sublease, no Alterations shall be made that Landlord would constitute a Default or event of default under the Master Lease. Subtenant shall pay all costs incurred by Sublandlord in its discretion may deem reasonable seeking or desirable. Tenant shall use obtaining Master Landlord’s designated mechanical and electrical contractors, obtain all required permits for the consent (regardless of whether Master Landlord’s consent is granted). If Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable by Subtenant are consented to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant Sublandlord and consented to by Master Landlord change (if required under the floor plan Master Lease), Subtenant shall comply with all of the Premisescovenants of Sublandlord contained in the Master Lease pertaining to the performance of such Alterations. 9.3 Subject to Section 7.2 above, then Tenant shallSubtenant shall indemnify, defend and hold harmless Sublandlord against liability, loss, cost, damage, liens and expense imposed upon Sublandlord arising out of any Alterations constructed or made by Subtenant, including those Alterations permitted under the terms of this Sublease. 9.4 Any permitted Alterations shall be made at its Subtenant’s sole cost and expense, furnish Landlord including any cost to comply with as-built drawings applicable Laws, any management or supervision fee charged by Master Landlord, and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed any removal or restoration costs necessary or incurred pursuant to the Work Letter provisions of the Master Lease. In addition to any fees payable to Master Landlord with respect to Alterations under the Master Lease, Subtenant shall reimburse Sublandlord for the reasonable review fees incurred by Sublandlord by third-party consultants and for the review of plans or any inspections that Sublandlord reasonably deems necessary with regards to the requested Alterations. Subtenant shall not be required to remove any Alterations upon surrender of the Sublease Premises unless Master Landlord requires removal. 9.5 Subtenant may make Cosmetic Alterations (except as otherwise provided defined in the Work Letter)Master Lease) that does not exceed $50,000 per project without the written consent of Sublandlord, but excluding moveable trade fixtures and furniture, shall become subject to the property of Landlord. Such Alterations shall be surrendered with the Premises at the end terms of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Master Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted.

Alterations. Tenant shall make no alterations, additions, decorations, or Landlord acknowledges that it has consented to all alterations and improvements (collectively referred to as “Alterations”) made to the Premises by Tenant prior to the Effective Date, including clean rooms and approximately 12,000 square feet of office space. Tenant shall not make any additional alterations to the Project or the Phase after the Effective Date other than to the Premises (the Premises shall include the outdoor tank farm). Tenant shall not make any additional alterations to the Premises after the Effective Date without the Landlord’s prior written consent of Landlordin each instance which consent shall not be unreasonably withheld or delayed but which may be issued subject to reasonable conditions. If Landlord gives its consent to such alterations, Landlord may imposepost notices in accordance with the laws of the state in which the Premises are located. All alterations other than Tenant’s trade fixtures, as and any equipment and personal property, shall be a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for part of the Alterations Premises and shall perform the work in compliance with all applicable laws, regulations remain on and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end upon expiration or termination of the Termthis Lease, except for those which Landlord elects shall be removed by written notice given during the Lease Term or within sixty (60) days thereafter; provided, however, Landlord hereby agrees that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, it accepts and will not require Tenant to remove by the Expiration Date, at expiration or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either the approximately 12,000 square feet of additional office space added by Tenant or the wiring, or plumbing now or hereafter installed by Landlord Tenant in accordance with the provisions of this Lease. If any alterations are to be removed, Tenant at its own cost shall restore the Premises to the condition existing prior to such alteration being made, before the last day of the term or, if later, within thirty (30) days (or such additional time as reasonably shall be necessary to remove same) of Landlord’s written notice to Tenant to remove the same. Any request for Landlord’s consent to alterations shall be made at least thirty (30) days before any work is commenced and shall be accompanied by (i) detailed and cost plans and specifications for all alterations, and (ii) Tenant’s request written agreement to provide, upon completion of work, a complete set of as-built plans and specifications. Landlord may issue such consent subject to conditions (collectively, the “Required Removables”including but not limited to conditions requiring deposit with Landlord of funds and/or bonds to cover one-third (1/3) of anticipated alteration costs). In connection All alterations shall be constructed only after obtaining Landlord’s prior written consent and only in conformity with its removal all Laws. The issuance of Required RemovablesLandlord’s consent shall not be a waiver of nor any opinion regarding Xxxxxx’s obligation to comply with all Laws. Should Landlord consent in writing to Tenant’s alteration of the Premises, Tenant shall repair any damage contract with a contractor approved by Landlord for the construction of such alterations (which approval shall not be unreasonably withheld or delayed but which may be issued subject to reasonable conditions), shall secure all appropriate governmental approvals and permits, and shall complete such alterations with due diligence in compliance with the plans and specifications approved by Landlord, All such construction shall be performed in a manner which will not unreasonably interfere with the quiet enjoyment of other tenants of the Project. Tenant shall pay all costs for construction of alterations and shall keep this Lease, the Premises arising and the Project free and clear of all liens which may result from that removal work by third parties authorized by Xxxxxx. If any such lien is filed, and not removed within ten (10) days of written notice thereof from Landlord to Tenant, the same shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedbe an event of default hereunder.

Alterations. Tenant shall not alter or improve the Premises, or attach any fixtures or equipment thereto without Landlord's prior written consent which shall not be unreasonably delayed or withheld. Any alterations or improvements (except the initial improvements covered by Exhibit C) to the Premises consented to by Landlord shall be made by Tenant at Tenant's sole cost and expense. The contractor or person selected by Tenant to make no such alterations or improvements must be approved in writing by Landlord prior to commencement of any work. Landlord shall have the right to require that any such contractor hired by Tenant shall, prior to commencing work in the Premises, provide Landlord with a performance bond and a labor and materials payment bond in the amount of the contract price for the work naming Landlord and Tenant (and any other person designated by Landlord) as co-obligees. All alterations, additions, decorationsfixtures and improvements, including improvements made pursuant to Exhibit C, made in or improvements (collectively referred to as “Alterations”) to upon the Premises without the prior written consent of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable either by Tenant or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plansimmediately become Landlord's property and, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the TermTerm hereof (subject to the limitations pertaining to trade fixtures as indicated on Exhibit G attached hereto), except that Landlord mayshall, by notice at Landlord's option, either remain on the Premises without compensation to Tenant given at least 30 days prior to or be removed by Landlord for Tenant's account. Tenant shall reimburse Landlord for the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date cost of this Lease, all or any Alterations removal (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal cost of Required Removables, Tenant shall repair repairing any damage to the Premises arising from that or the Building caused by removal of such improvements and shall restore the affected area to its pre-existing condition, a reasonable wear and tear exceptedcharge for Landlord's overhead) within ten (10) days after receipt of a statement therefor.

Alterations. Tenant shall make no alterations, additions, decorations, not permit alterations in or improvements (collectively referred to as “Alterations”) to the Leased Premises without unless and until the prior written consent plans have been approved by Landlord in writing. As a condition of such approval, Landlord may require Tenant to remove the alterations and restore the Leased Premises upon termination of this Lease; otherwise, all such alterations shall at Landlord’s option become a part of the realty and the property of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirableand shall not be removed by Tenant. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain ensure that all required permits for the Alterations and alterations shall perform the work be made in compliance accordance with all applicable laws, regulations and ordinances with contractors reasonably building codes, in a good and workmanlike manner and of quality equal to or better than the original construction of the Building. Upon completion of the work, Tenant shall provide lien waivers from the subcontractors or a final affidavit of lien waiver from the general contractor, and such lien waiver shall be in a form acceptable to Landlord. Landlord No person shall be entitled to a supervision fee in any lien derived through or under Tenant for any labor or material furnished to the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plansLeased Premises, and the reasonable cost of that review nothing in this Lease shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented construed to constitute a consent by Landlord change to the floor plan creation of any lien. If any lien is filed against the Leased Premises for work claimed to have been done for or material claimed to have been furnished to Tenant, Tenant shall cause such lien to be discharged of record or bonded over or provide Landlord with an endorsement to Landlord’s title insurance policy within thirty (30) days after notice of filing. Tenant shall indemnify Landlord from all costs, losses, expenses and attorneys’ fees in connection with any construction or alteration and any related lien. If Tenant requests any alterations to the Leased Premises, then Tenant shall, shall deliver plans therefor to Landlord for its reasonable approval. Landlord shall review such plans at no cost to the Tenant and shall communicate its expense, furnish Landlord with as-built drawings and CAD disks compatible approval or dissatisfaction (together with Landlord’s systemsspecific and detailed comments on the plans submitted by Tenant that if complied with would constitute approved plans) within fifteen (15) business days after receipt of the plans. Unless If Landlord otherwise agrees fails to act within such fifteen (15) business day period, Tenant will provide Landlord with a second notice and Landlord shall have ten (10) business days after receipt of such second notice to approve such plans. If Landlord fails to approve such plans within such ten (10) day period such plans shall be deemed approved. Approval of any Tenant submitted plans by Landlord shall not constitute an implication, representation or certification by Landlord that such plans are accurate, sufficient, efficient or are in writingcompliance with applicable statutes, all Alterations affixed codes, ordinances or other regulations governing such matters, the responsibility for which being solely that of Tenant. Notwithstanding the above, Tenant may install, remove and/or replace any trade equipment and fixtures used in Tenant’s business in or to the Leased Premises, including in each case without limitation all Tenant Improvements constructed pursuant submitting plans and specifications to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord or obtaining Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedapproval.

Alterations. Tenant shall not make no or suffer to be made any alterations, additions, decorations, additions or improvements (collectively referred to as “Alterations”) to the Premises (collectively, "Alterations") without the prior written consent of Landlord. Landlord may impose, condition its consent upon (i) provision of adequate security such as a condition payment bond, in amount and form reasonably satisfactory to Landlord, covering the work to be done by Tenant's contractor, and/or (ii) a requirement that Tenant restore the Premises to its consentprior condition upon expiration of the Lease Term. Except as expressly otherwise provided, any requirements that Landlord in its discretion may deem reasonable or desirableAlterations, except movable furniture (including, without limitation, the Furniture) and trade fixtures, shall upon installation become a part of the realty and belong to Landlord. Tenant shall use Landlord’s designated mechanical and electrical contractorsnot install any antenna, obtain all required permits for satellite dish or other fixture or equipment on the roof or in the Common Areas. All Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors be made by an Arizona licensed contractor reasonably acceptable to Landlord. Under no circumstances shall Tenant commence any work until Landlord has been provided with certificates evidencing that all the contractors and subcontractors performing the work have in full force and effect adequate workmen's compensation insurance, public liability and builder's risk insurance in such amounts and on terms reasonably satisfactory to Landlord. Tenant shall be entitled not permit any mechanics' or materialmen's lien to a supervision fee in stand against the amount of 5% of Premises for any labor or materials provided to the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed Premises by any contractor or other person hired or retained by Tenant. Should Tenant shall cause any such lien to be discharged (by bonding or otherwise) within ten (10) days after demand by Landlord, and if it is not discharged within such period, Landlord may pay or otherwise discharge the Alterations proposed by lien and immediately recover all amounts so expended from Tenant and consented to by Landlord change as additional rent, with interest thereon at the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systemsDefault Rate. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided The obligations set forth in the Work Letter), but excluding moveable trade fixtures and furniture, immediately preceding sentence shall become survive the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, expiration or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted.

Alterations. Tenant shall not make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) any alterations to the Premises or any other aspect of the Project; without the Landlord’s prior written consent, which consent of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord withhold in its discretion may deem reasonable or desirablebut subjective discretion. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work All permitted alterations must be performed in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systemsstandard rules and regulations regarding alterations. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall All alterations will become the property of Landlord. Such Alterations shall Landlord and will remain upon and be surrendered with the Premises at the end of the TermTerm of this Lease; provided however, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, may require Tenant to remove by any unique alterations at the Expiration Date, or sooner termination date end of the Term of this Lease. If Tenant fails to remove such by the expiration or earlier termination of this Lease all of its personal property, or any unique alterations identified by Landlord for removal, Landlord may, at its option, treat such failure as a hold-over pursuant to Subparagraph 11(b) above, and/or Landlord may (without liability to Tenant for loss thereof) treat such personal property and or alterations as abandoned and, at Tenant’s sole cost and expense and in addition to Landlord’s other rights and remedies under this Lease, at law or in equity: (a) remove and store such items; and/or (b) upon ten (10) days’ prior notice to Tenant, sell, discard or otherwise dispose of all or any Alterations such items at private or public sale for such price as Landlord may obtain or by other commercially reasonable means. Tenant shall be liable for all costs of disposition of Tenant’s abandoned property and Landlord shall have no liability to Tenant with respect to any such abandoned property. Landlord agrees to apply the proceeds of any sale of any such property to any amounts due to Landlord under this Lease from Tenant (including without limitation all telephone Landlord’s attorneys’ fees and data cabling) installed either by Tenant or by Landlord at other costs incurred in the removal, storage anchor sale of such items), with any remainder to be paid to Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted.

Alterations. Tenant Lessee shall make no alterationsnot, additions, decorations, or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord may imposeLessor, as a condition to its consentmake any alterations, any requirements that Landlord in its discretion may deem reasonable improvements or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed additions to the Premises. If Lessor consents to said alterations, improvements or additions, it may impose such conditions with respect thereto as Lessor deems appropriate, including without limitation requiring Lessee to furnish Lessor with security for the payment of all Tenant Improvements constructed pursuant costs to be incurred in connection with such work and the plans and specifications together with all permits necessary for such work. The work necessary to make any alterations, improvements or additions to the Work Letter (premises shall be done at Lessee's expense by employees of or contractors hired by Lessor except to the extent Lessor gives its prior written consent to Lessee's hiring contractors. Lessee shall promptly pay to Lessor or to Lessee's contractors, as otherwise provided the case may be, when due, the cost of all such work and of all decorating required by reason thereof. Upon completion of such work, Lessee shall deliver to Lessor, if payment is made directly to contractors, evidence of payment, contractor's affidavits and full final waivers of all liens for labor, services or materials. Lessee shall defend and hold Lessor and the Land and the Building harmless from all costs, damages, liens, and expenses related to such work. Lessor reserves the right to require separate documentation in the Work Letter)event it elects to have third-party financing of any improvements to be performed by Lessor. All work done by Lessee or its contractors shall be done in a first-class, but excluding moveable trade fixtures workmanlike manner, using only good grades of materials and furnitureshall comply with all insurance requirements and all applicable laws and ordinances and rules and regulations of governmental departments or agencies. All alterations, improvements and additions to the premises, whether temporary or permanent in character, made or paid for by the Lessor or Lessee shall become the Lessor's property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this LeaseLease and shall, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectivelyunless Lessor requests their removal, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage be relinquished to the Premises arising from that removal and shall restore the affected area to its pre-existing Lessor in good condition, reasonable ordinary wear and tear excepted.

Alterations. Tenant shall make no alterations, additions, decorations, Any alterations or improvements additions (collectively referred to as “AlterationsWork”) made to the Leased Premises without the prior written consent of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises , at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all and Tenant shall have no right of reimbursement therefore. Prior to any such alterations or any Alterations additions (including without limitation all telephone and data cabling“Work”) installed either to the Leased Premises by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage provide information, in writing, to Landlord on the scope of work to be done. Landlord must approve, in writing, all such Work to the Leased Premises prior to inception of Work, either demolition or construction, by Tenant. Any alterations or additions (“Work”) made by Tenant to the Leased Premises shall be performed in a good and workmanlike manner, in compliance with all governmental requirements and permits, and without unreasonable interference with the other tenants or the transaction of business in the Facility. Tenant shall make no alterations or additions to the Leased Premises to cause any unreasonable increase in the insurance rate on the Leased Premises. Tenant shall use only licensed contractors, professionals and subcontractors, licensed properly to do business in Louisiana, for any such Work. Tenant warrants that all such contractors, subcontractors, professionals and suppliers shall be paid in a timely manner. Tenant shall secure insurance coverage in the limits and types specified in Exhibit “D” (Exhibit “D-1” – Insurance Requirements) and shall provide a Certificate of Insurance to Landlord (attached as Exhibit “D-2”) evidencing such coverage prior to commencement of any Work to the Leased Premises. Tenant shall indemnify, defend, and hold Landlord and Owner harmless from all claims, liabilities, obligations and expenses, including attorneys’ fees, expert fees and costs arising from that removal or in any way connected with Tenant’s Work, except to the extent caused by Landlord or Owner’s gross negligence or willful misconduct. Upon expiration or termination of this Lease Agreement Tenant shall promptly remove any personal property (movables) belonging to Tenant and any movables not deemed component parts pursuant to Louisiana Civil Code art. 466. Tenant shall restore the affected area to its pre-existing repair or replace, in a like condition, the Leased Premises on or before the expiration of this Lease, or any extension or renewal thereof, less reasonable wear and tear exceptedand damage from casualty.

Alterations. Tenant shall make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”a) Alterations may not be made to the Leased Premises without the prior written consent of LandlordLessor and any alterations of the Leased Premises excepting movable furniture, equipment and trade fixtures shall, at Lessor's option, become part of the realty and belong to Lessor. Landlord may imposeThis provision, among other things, applies to all draperies, special wall coverings or floor coverings as a condition well as additional electrical fixtures or circuits. (b) Should Lessee desire to its consentalter the Leased Premises and Lessor approves and consents in writing to such alterations Lessee shall permit Lessor to make said alterations, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical if Lessor agrees to make said alterations, and electrical contractors, obtain all required permits amortize the total cost of same as additional rental for the Alterations balance of the Lease term or any extension thereof if applicable and mutually agreeable. Should Lessor elect to not provide said alterations, Lessee shall perform the work in compliance only contract with a contractor approved by Lessor and all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord said alterations shall be entitled subject to a supervision fee Lessor's approval and written consent relative to design, location, materials and workmanship. (c) Notwithstanding anything in paragraph 8(b) above, Lessee may, upon written consent of Lessor, install trade fixtures, machinery or other trade equipment in conformance with the amount of 5% ordinances of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plansapplicable city and county, and the reasonable cost of that review shall same may be reimbursed by Tenant. Should removed upon the Alterations proposed by Tenant and consented to by Landlord change the floor plan conditions of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings Lease and CAD disks compatible with Landlord’s systemsif the Leased Premises are not damaged by such removal. Unless Landlord otherwise agrees in writing, all Alterations affixed to Lessee shall return the Premises, including without limitation all Tenant Improvements constructed pursuant to Leased premises on the Work Letter (except as otherwise provided termination of this Lease in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice same condition as when rented to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing conditionLessee, reasonable wear and tear excepted. Lessee shall keep the Leased Premises, the Building, and property in which the Leased Premises are situated free from any liens arising out of any work performed for, materials furnished to, or obligations incurred by Lessee. All such work, provided for above, shall be done at such times and in such manner as Lessor may from time to time designate. (d) All fixtures, improvements, alterations, and additions which may be installed by either Lessor or Lessee in or about the Leased Premises which are in any manner attached to the floors, walls or ceilings, except trade mixtures, shall belong to and be the property of Lessor and shall remain on the Leased Premises during the term of this lease and at the expiration or termination hereof, except for such property, if any, which the Lessor may designate that Lessee either shall or may remove, by notice in writing to Lessee prior to such expiration or termination. To avoid confusion as to trade versus permanent fixtures Lessee may request Lessor to identify the status of any fixtures prior to installation. Lessee agrees to repair all damage to the Leased Premises caused by any such removal (including removal of trade fixtures) and to restore the Leased Premises to the condition in which they were prior to the removal of said articles. Any such property so designated by Lessor to be removed, which shall be left in or upon the Leased Premises, shall be deemed to have been abandoned by Lessee and may be retained or disposed of by Lessor, as Lessor shall desire.

Alterations. Tenant shall make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Datetime of Landlord’s approval, require Tenant to remove by the Expiration Date, Date or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cablingany Tenant Improvements constructed pursuant to the Work Letter) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted.. ​

Alterations. Tenant shall not make no alterations, additions, decorations, any changes or improvements (collectively referred to as “Alterations”) additions in or to the Demised Premises without the Landlord's prior written consent approval. Tenant shall, when requesting any such approval, supply Landlord with such plans and details for any proposed additions or alterations as Landlord may reasonably require. Without limiting the generality of the foregoing: (i) if Tenant proposes to carpet or re-carpet all or part of the Demised Premises and Landlord approves, then Tenant shall consult with Landlord concerning the type, color and method of affixing such carpeting, all of which must be satisfactory to Landlord; and (ii) if Tenant proposes to paint or re-paint the Demised Premises and Landlord approves, then Tenant shall consult with Landlord concerning the type and color of paint and method of painting, all of which must be satisfactory to Landlord. Landlord may imposeAlso without limiting the generality of any of the foregoing, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use coordinate with Landlord regarding, and obtain Landlord’s designated mechanical 's approval regarding the method of, Tenant's installation of any telephone system, internet facilities or information technology infrastructure. Any work performed by Tenant shall be performed in a good and electrical contractorsworkmanlike manner, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee If Tenant has made any changes or additions in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed or to the PremisesDemised Premises then, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, upon expiration or sooner termination date of this Lease, all Tenant shall, if and to the extent requested by Landlord, restore the Demised Premises to their condition existing prior to the alterations, subject to ordinary and reasonable wear and tear. If and to the extent Landlord does not request Tenant to so restore the demised Premises to their condition existing prior to the alterations, Tenant may do so at its option and remove any improvements or decorative items that it has placed in the Demised Premises, but if it fails to do so, said improvements or decorative items shall become Landlord's property. Notwithstanding anything contained herein to the contrary, any Alterations (including personal property belonging to Tenant left in or near the Demised Premises after this Lease terminates or after Tenant vacates the Demised Premises shall at Landlord's option be deemed abandoned by Tenant, and Landlord may at its option dispose of such personal property without limitation all telephone notice to Tenant and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”)without obligation to account therefor. In connection with its removal of Required Removablessuch event, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedpay Landlord for all expenses incurred in connection with disposing of such property.

Alterations. Tenant shall may not make no my changes, additions, alterations, improvements or additions to the Premises or attach or affix any articles thereto without Landlord’s prior written consent. All alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) to which may be made upon the Premises without the prior written consent of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then or Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable unattached trade fixtures and furnitureoffice furniture and equipment owned by Tenant) shall not be removed by Tenant, but shall become and remain the property of Landlord. Such Alterations All alterations, improvements, and additions to the Premises (as permitted by Landlord) shall be surrendered with done only by Landlord or contractors or mechanics approved by Landlord, and shall be at Tenant’s sole expense and at such times and in such manner as Landlord may approve. If Tenant shall make any alterations, improvements or additions to the Premises Premises, Landlord may require Tenant, at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date expiration of this Lease, all to restore the Premises to substantially the some condition as existed at the commencement of the Term. Any mechanics or any Alterations (including without limitation all telephone and data cabling) installed either materialmen’s lien for which Landlord has received a notice of intent to file or which has been filed against the Premises or the Building arising out of work done for, or materials furnished to or on behalf of Tenant, its contractors or subcontractors shall be discharged, bonded over, or otherwise satisfied by Tenant within ten (10) days following the earlier of the date Landlord receives (1) notice of intern to file a lien or by (2) notice that the lien has been filed. If Tenant fails to discharge, bond over, or otherwise satisfy any such lien, Landlord may do so at Tenant’s request expense, and the amount expended by Landlord, including reasonable attorneys’ fees, shall be paid by Tenant within ten (collectively, the “Required Removables”). In connection with its removal 10) days following Tenant’s receipt of Required Removables, Tenant shall repair any damage to the Premises arising a xxxx from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedLandlord.

Alterations. Tenant shall make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) to the Premises not perform any Tenant Alterations without ----------- first obtaining the prior written consent of Landlord. Landlord may imposeimpose such reasonable conditions with respect to Tenant Alterations as Landlord deems appropriate, as a condition including, without limitation, requiring Tenant to furnish to Landlord for its consentapproval prior to commencement of any work or entry by Tenant's contractors into the Premises or the Building, security for the payment of all costs to be in connection with any requirements that Landlord in its discretion such Tenant Alterations, insurance against liabilities which may deem reasonable or desirablearise out of the Tenant Alterations and plans and specifications and permits necessary for the Tenant Alterations. Tenant Alterations shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with be done at Tenant's expense by agents or contractors hired by Tenant who are reasonably acceptable to Landlord, or at Landlord's election, by Landlord's employees or contractors hired by Landlord. Before employing any such contractors. Tenant shall submit to Landlord the names and addresses of such contractors. Tenant shall be entitled promptly pay the cost, when due, of all Tenant Alterations. In addition to a supervision fee in the amount of 5% of the cost of such Tenant Alterations, Tenant shall also pay to Landlord or to the managing agent of the Project, as Landlord shall direct, an amount equal to fifteen percent (15%) of all of the costs of all Tenant Alterations, as a coordination and management fee allocable to the Tenant Alterations. Upon completion of any Tenant Alterations, Tenant shall deliver to Landlord, if payment is made directly to contractors, evidence of payment, contractors' affidavits and full and final waivers of all liens for labor, services and materials sufficient to waive all rights to liens under the Illinois Mechanic's Lien law arising from the work done. Tenant agrees to indemnity, defend by counsel reasonably acceptable to Landlord may elect to cause its architect to review Tenant’s architectural plansand hold Landlord, Landlord's beneficiaries, the managing agent of the Project and their respective agents, partners and employees and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant Project harmless of, from and consented to by Landlord change the floor plan of the Premisesagainst any and all losses, then Tenant shalldamages, at its expenseliabilities, furnish Landlord with as-built drawings claims, liens, costs and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premisesexpenses, including without limitation court costs and reasonable attorneys' fees and expenses, arising in connection with any Tenant Alterations. All Tenant Alterations done by Tenant or its contractors, including work done pursuant to Section 9, shall be done in a first class workerlike manner using only good grades of materials and shall comply with all insurance requirements of Landlord and all Laws. Within thirty (30) days after substantial completion of any Tenant Improvements constructed Alterations by or on behalf of Tenant, Tenant shall furnish to Landlord "as built" drawings of such Tenant Alterations. The Tenant Alterations described in this Section 14 are separate and distinct from work performed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedWorkletter.

Alterations. (A) Landlord shall perform the pre-occupancy tenant work, improvements, installations and alterations as shown on Exhibit B attached hereto and as specified on those certain drawings filed with and approved by the City of San Diego, California, Plan File Number A103953-97 entitled "Signal Processing Systems." Landlord shall perform such pre-occupancy tenant work and improvements at its sole cost and expense, except as otherwise provided below in Paragraph (B). (B) Tenant shall reimburse Landlord for the costs incurred by Landlord to perform certain pre-occupancy tenant work and improvements requested by Tenant and performed by Landlord at Tenant's sole cost and expense, including all those improvements to performed in and to Rooms 17, 19, 20, 22 and 24, as such rooms are identified on Exhibit B attached hereto. Landlord and Tenant hereby agree that the amount to be paid by Tenant to Landlord to reimburse it for such costs is $21,407.08, together with such additional costs as Landlord may incur because of change orders or other modifications requested by Tenant and approved the Landlord. Such amount shall be payable as follows: $10,000.00 shall be paid by Tenant to Landlord upon Tenant's execution and delivery of this Sublease. The remaining $11,407.08 shall be paid in six (6) equal installments of $1,901.18 each. The first such installment shall be paid to Landlord on August 1, 1997, and such payments shall continue to be made on the first day of each next succeeding calendar month until paid in full. (C) Tenant shall not make no any alterations, additionsimprovements or installations (collectively, decorations, "Alterations") in or improvements (collectively referred to as “Alterations”) to the Premises without the Landlord's prior written consent of Landlordwhich shall not be unreasonably withheld. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the All Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled subject to a supervision fee in the amount approval of 5% Prime Landlord and the terms and conditions of the cost of the AlterationsPrime Lease. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Any Alterations proposed by Tenant and consented to by Landlord change shall be performed at the floor plan sole cost and expense of the PremisesTenant, then Tenant shall, at its expense, furnish by contractors approved in advance by Landlord with as-built drawings and CAD disks compatible with Prime Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with Landlord (subject to the Premises at the end terms of the Term, except that Prime Lease and this Sublease). Landlord may, by notice may condition its approval to Tenant given at least 30 days prior to any Alterations on the removal of the same on the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date and restoration of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal caused by installation and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedremoval.

Alterations. Tenant shall make no alterationsnot paint, decorate, install canopies or awnings, or in any way change the Building exterior (or the appearance thereof). No remodeling, additions, decorations, alterations or improvements (collectively referred to as “Alterations”) to structural change shall be made in the Premises Building by Tenant without the prior written consent of Landlord. Landlord , which shall not be unreasonably withheld unless the same would give rise to a credit against Base Rent as provided below, in which case the consent may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirablebe withheld at Landlord's sole discretion. Tenant shall use Landlord’s designated mechanical have the right to install all furniture, furnishings and electrical contractors, obtain all required permits equipment necessary or desirable for the Alterations and shall perform the work in compliance with conduct of Tenant's School, all applicable laws, regulations and ordinances with contractors reasonably acceptable at no cost to Landlord. No additions to the existing Building or the construction of new buildings by Tenant shall be permitted. Any leasehold improvements, furnishings and equipment installed on the Demised Premises shall be maintained by Tenant, at Tenant's expense, in good condition and repair. All alterations, changes, partitions, and installations of leasehold improvements (the "Alterations") shall be performed by a contractor duly licensed by the state or local authority responsible for licensing building contractors and approved by Landlord, such approval not to be unreasonably withheld. Tenant hereby agrees to indemnify and save harmless Landlord from any and all costs or expenses, including attorneys' fees, that Landlord may incur by reason of any claim for labor performed or material furnished or violation of any federal, state or local statute, regulation, code, ordinance or other law that may arise by reason of the installation of any fixtures, equipment or partitions by Tenant as herein provided or alterations or remodeling or any work of any kind which is done or contracted for by Tenant. Notwithstanding the foregoing, to the extent that the Alteration is a capital addition to the School or otherwise has an expected useful life in excess of the time that Tenant would occupy the Building under the Demised Term and is suitable for use by Landlord in the operation of its schools generally, as reasonably determined by Landlord, then Tenant shall be entitled to a supervision fee in credit to be applied against Base Rent, which credit shall be mutually agreed upon by the amount of 5% parties as part of the cost approval of such Alteration. In the event Tenant proposes an Alteration which would give rise to a credit against Base Rent, the work for the same shall be competitively bid and the contract for the same shall be subject to Landlord's approval, not to be unreasonably withheld. No installation of, repair to, or other activity concerning equipment within or other Alterations made to the Building shall: (i) adversely affect the structural integrity of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and Building; (ii) impair or affect the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan weather-tight condition of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to roof or decrease the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted.roof's useful life;

Alterations. Except for cosmetic alteration projects that do not exceed $10,000.00 during each calendar year and that do not affect the structural, electrical or mechanical components or systems of the Building, are not visible from the exterior of the Premises, do not change the basic floor plan of the Premises, and utilize only Landlord’s building standard materials (which work shall require notice to Landlord but not Landlord’s consent), Tenant shall make no alterations, additions, decorations, decorations or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord may impose, as a condition to its consent, any commercially reasonable requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted.

Alterations. Tenant shall make no alterations, additions, decorations, additions or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord, which consent shall be given or refused within ten (10) business days. Landlord's consent shall not be unreasonably withheld as long as the proposed changes do not affect the structural, electrical or mechanical components or systems of the Building, are not visible from the exterior of the Premises, and utilize only building standard materials. Moreover, as long as the foregoing criteria are satisfied, Landlord's consent shall not be required (but prior written notice to Landlord must be given) for cosmetic alternations costing in the aggregate not more than Forty Thousand Dollars ($40,000.00). Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirablereasonable, including but not limited to requirements as to the manner and time for performance of the work. Without limiting the generality of the foregoing, Tenant shall use Landlord’s 's designated mechanical and electrical contractorscontractors for all work affecting the mechanical or electrical systems of the Building. Should Tenant perform any work that would necessitate any ancillary Building modification or other expenditure by Landlord, then Tenant shall promptly fund the reasonable cost thereof to Landlord. Tenant shall obtain all required permits for the Alterations work and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. ordinances, and Landlord shall be entitled to a supervision fee in the amount uniformly established by Landlord for the Building, but not in excess of five percent (5% %) of the cost of the Alterationswork. Under no circumstances shall Tenant make any improvement which incorporates asbestos-containing construction materials into the Premises. Any request for Landlord's consent shall be made in writing and, if applicable, shall contain architectural plans describing the work in detail reasonably satisfactory to Landlord. Landlord may elect to cause its architect to review Tenant’s 's architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations work proposed by Tenant and consented to by Landlord change modify the floor plan internal configuration of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s 's systems. Unless Landlord otherwise agrees in writing, all Alterations alterations, additions or improvements affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter Premises (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, ) shall become the property of Landlord. Such Alterations Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior the time of Landlord's consent to the Expiration Datealteration or improvement, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone alterations, decorations, fixtures, additions, improvements and data cabling) the like installed either by Tenant or by Landlord at Tenant’s 's request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall and to repair any damage to the Premises arising from that removal removal. Landlord may require Tenant to remove an improvement provided as part of the initial build-out pursuant to Exhibit X, if any, if and only if the improvement is a non-building standard item and Tenant is notified of the requirement in writing prior to the build-out. Except as otherwise provided in this Lease or in any Exhibit to this Lease, should Landlord make any alteration or improvement to the Premises at the request of Tenant, Landlord shall restore be entitled to prompt payment from Tenant of the affected area to its pre-existing conditionreasonable cost thereof, reasonable wear and tear exceptedinclusive of the standard coordination fee of Landlord's management agent uniformly established for the Project.

Alterations. Tenant Sublessee shall not make no or permit any other person to make any alterations to the Sublet Premises without the written consent of Esquire Suites and Landlord first had and obtained. Should Esquire Suites consent to the making of any alterations to the Sublet Premises by Sublessee, the alterations shall be made at the sole cost and expense of Sublessee by a contractor or other person selected by Landlord and approved in writing by Esquire Suites and Landlord before work commences. Any and all alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) made to the Sublet Premises without the prior written consent of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable shall on expiration or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% sooner termination of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall Sublease become the property of Landlord. Such Alterations shall be surrendered with Esquire Suites and remain on the Premises at the end of the TermSublet Premises; provided, except however, that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, on expiration or sooner termination date of this Leasethe Sublease and written demand being given to the Sublessee by Esquire Suites, Sublessee shall at Sublessee’s sole cost and expense, remove all alterations, additions, and improvements made to the Sublet Premises by Sublessee and pay all costs of repairing any damages to the Sublet Premises caused by their removal. Esquire Suites has the right to make reasonable alterations to the Suite. Esquire Suites may from time to time remodel all or any Alterations (portions of the Suite and the Sublet Premises as Esquire Suites, in its sole discretion, deems appropriate, including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at TenantSublessee’s request (collectively, the “Required Removables”Office(s). In connection Remodeling may include replacement of carpeting, painting of interior walls, maintenance replacement, or repair of Esquire Suites’ furniture and fixtures, and other cosmetic work. Upon reasonable notice from Esquire Suites to Sublessee, Sublessee agrees to cooperate in such remodeling by permitting workers reasonable access to Sublessee’s Office(s), permitting Sublessee’s furniture and fixtures to be removed and put back into Sublessee’s Office(s), packing and unpacking Sublessee’s personal property, paying for Sublessee’s own costs associated with its removal such remodeling, including disconnecting and reconnecting of Required Removableselectronic equipment, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, complying with Esquire Suites’ other reasonable wear and tear exceptedrequests for cooperation.

Alterations. Except for re-tinting the windows in the Premises in a color and with material approved by Landlord, which tinting shall not alter the appearance of the exterior of the Building, Tenant shall make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord’s consent shall not be unreasonably withheld as long as the proposed Alterations do not affect the structural, electrical or mechanical components or systems of the Building, are not visible from the exterior of the Premises, do not change the basic floor plan of the Premises, and utilize only Landlord’s building standard materials (“Standard Improvements”). Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Without limiting the generality of the foregoing, Tenant shall use Landlord’s designated mechanical and electrical contractorscontractors for all Alterations work affecting the mechanical or electrical systems of the Building. Should Tenant perform any Alterations work that would necessitate any ancillary Building modification or other expenditure by Landlord, then Tenant shall promptly fund the cost thereof to Landlord. Tenant shall obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. , and except for cosmetic Alterations not requiring a permit, Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Any request for Landlord’s consent shall be made in writing and shall contain architectural plans describing the work in detail reasonably satisfactory to Landlord. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Alterations shall be constructed in a good and workmanlike manner using materials of a quality reasonably approved by Landlord Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”), and to replace any non-Standard Improvements with the applicable Standard Improvements. Tenant, at the time it requests approval for a proposed Alteration, may request in writing that Landlord advise Tenant whether the Alteration or any portion thereof, is a Required Removable. Within 10 days after receipt of Tenant’s request, Landlord shall advise Tenant in writing as to which portions of the subject Alterations are Required Removables. It is further understood and agreed that the window tinting shall be considered a Required Removable and Tenant shall, at Tenant’s sole cost and expense, remove the tinting from the windows and restore the windows to their original condition prior to the Expiration Date or earlier termination of this Lease. In connection with its removal of other Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted.

Alterations. Tenant All alterations, additions and improvements, except trade fixtures, installed at expense of Tenant, shall make no become the property of Landlord and shall remain upon and be surrendered with the leased premises as a part thereof on the termination of this lease. Such alterations, additions, decorations, or and improvements (collectively referred to as “Alterations”) to the Premises without may only be made with the prior written consent of Landlord, which consent shall not be unreasonably withheld. If consent is granted for the making of improvements or alterations to the leased premises, such improvements and alterations shall not commence until Tenant has furnished to Landlord may imposea certificate of insurance showing coverage in an amount satisfactory to Landlord protecting Landlord from liability for injury to any person and damage to any personal property, as on or off the leased premises, in connection with the making of such improvements or alterations. No cooling tower, equipment, or structure of any kind shall be placed on the roof or elsewhere on the leased premises by Tenant without prior written permission of Landlord. If such permission is granted, such work or installation shall be done at Tenant's expense and in such a condition manner that the roof shall not be damaged thereby. If it becomes necessary to its consentremove such cooling tower, equipment or structure temporarily, so that repairs to the roof can be made, Tenant shall promptly remove and reinstall the cooling tower, equipment or structure at Tenant's expense and shall repair at Tenant's expense any requirements that Landlord in its discretion may deem reasonable damage resulting from such removal or desirablereinstallation. Upon termination of this lease, Tenant shall remove or cause to be removed from the roof any cooling tower, equipment or structure if directed to do so by Landlord. Tenant shall use Landlord’s designated mechanical promptly repair at its expense any damages resulting from such removal. At the termination of this lease, Tenant shall deliver the leased premises in good order and electrical contractorscondition, obtain all required permits for natural deterioration only excepted. Any damage caused by the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord installation or removal of trade fixtures shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review repaired at Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days 's expense prior to the Expiration Dateexpiration of the lease term. All alterations, require Tenant to remove by the Expiration Dateimprovements, or sooner termination date of this Leaseadditions, all or any Alterations (including without limitation all telephone and data cabling) installed either repairs made by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal be made in good and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedworkmanlike manner.

Alterations. Tenant shall make no alterations, additions, decorations, additions or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord’s consent shall not be unreasonably withheld as long as the proposed changes do not affect the structural, electrical or mechanical components or systems of the Building, are not visible from the exterior of the Premises, and utilize only building standard materials. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable, including but not limited to a requirement that all work be covered by a lien and completion bond satisfactory to Landlord and requirements as to the manner, time, and contractor for performance of the work. Without limiting the generality of the foregoing, Tenant shall use Landlord’s designated mechanical and electrical contractorscontractors for all work affecting the mechanical or electrical systems of the Building. Should Tenant perform any work that would necessitate any ancillary Building modification or other expenditure by Landlord, then Tenant shall promptly fund the cost thereof to Landlord. Tenant shall obtain all required permits for the Alterations work and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. ordinances, and Landlord shall be entitled to a supervision fee in the amount of five percent (5% %) of the cost of the Alterationswork. Under no circumstances shall Tenant make any improvement which incorporates asbestos-containing construction materials into the Premises. Any request for Landlord’s consent shall be made in writing and shall contain architectural plans describing the work in detail reasonably satisfactory to Landlord. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations work proposed by Tenant and consented to by Landlord change modify the floor plan internal configuration of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations alterations, additions or improvements affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter Premises (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, ) shall become the property of Landlord. Such Alterations Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior the time of Landlord’s consent to the Expiration Datealteration or improvement, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone alterations, decorations, fixtures, additions, improvements and data cabling) the like installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”)request. In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted. Landlord may require Tenant to remove an improvement provided as part of the initial build-out pursuant to Exhibit X, if any, if and only if the improvement is a non-building standard item and Tenant is notified of the requirement prior to the build-out. Except as otherwise provided in this Lease or in any Exhibit to this Lease, should Landlord make any alteration or improvement to the Premises at the request of Tenant, Landlord shall be entitled to prompt payment from Tenant of the cost thereof, inclusive of the standard coordination fee of Landlord’s management agent.

Alterations. Tenant shall make no All alterations, additionsadditions and improvements, decorationsexcept trade fixtures, or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent installed at expense of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations Landlord and shall remain upon and be surrendered with the Premises leased premises as a part of thereof on this lease. Such alterations, additions and improvements may only be made with prior written consent of Landlord, which consent shall not be unreasonably withheld. If consent is granted for the making of improvements or alterations to the leased premises, such improvements and alterations shall not commence until Tenant has furnished to Landlord a certificate of insurance showing coverage in an amount satisfactory to Landlord protecting Landlord from liability for injury to any person and damage to any personal property, on or off the leased premises, in connection with the making of such improvements or alterations. No cooling tower, equipment, or structure of any kind shall be placed on the roof or elsewhere on the leased premises by Tenant without prior written permission of Landlord. If such permission is granted, such work or installation shall be done at Tenant's expense and in such a manner that the end roof shall not be damaged thereby. If it becomes necessary to remove such cooling tower, equipment or structure temporarily, so that repairs to the roof can be made, Tenant shall promptly repair at its expense any damages resulting from such removal. At the termination of this lease, Tenant shall deliver the Termleased premises in good order and condition, except that Landlord may, natural deterioration only excepted. Any damage caused by notice to Tenant given the installation or removal of trade fixtures shall be repaired at least 30 days Tenant's expense prior to the Expiration Dateexpiration of the lease term. All alterations, require Tenant to remove by the Expiration Dateimprovements, or sooner termination date of this Leaseadditions, all or any Alterations (including without limitation all telephone and data cabling) installed either repairs made by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedbe made in good workmanlike manner.

Alterations. Tenant Lessee shall not make no alterations, additions, decorations, or improvements (collectively referred permit any other person to as “Alterations”) make any alterat~on5 to the Premises premises without the prior written consent of LandlordLessor. Landlord may impose, as a condition Should Lessor consent to its consent, the making of any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for alterations to the Alterations and shall perform premises by Lessee the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord alterations shall be entitled to made at the sole cost and expense of Lessee by a supervision fee contractor or other person selected by Lessee and approved in the amount of 5% of the cost of the Alterationswriting before work commences by Lessor. Landlord may elect to cause its architect to review Tenant’s architectural plansAny and all alterations, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premisesadditions, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed or Improvements made to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, premises shall on expiration or sooner termination of this lease become the property of Landlord. Such Alterations shall be surrendered with Lessor and remain on the Premises at the end of the Termpremises; provided, except however, that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, on expiration or sooner termination of this lease and written demand being given by Lessor, Lessee shall at Lessee's sole cost and expense remove all alterations, additions, and improvements made to the premises by Lessee and pay all costs of repairing any damages to the premises caused by their removal. Maintenance and Repairs Lessee admits, by entering into possession under this lease, that the premises are now in a good, clean, and safe condition and repair. Lessee shall, at all times during the term of this lease and any renewal or extension thereof, maintain, at Lessee's sole cost and expense, the premises, and every part of the premises, in a good, clean, and safe condition, and shall on expiration or sooner termination of this lease surrender the premises to Lessor in as good condition and repair as they are' in on the date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing conditionlease, reasonable wear and tear and damage by the elements excepted. Lessee hereby waives any right to make repairs to the premises at the expense of Lessor as provided by any law on statute now or hereafter enacted. Inspection by Lessor Lessee shall permit Lessor or Lessor's agents, representatives, or employees to enter the premises at all reasonable times for the purpose of inspecting the premises to determine whether Lessee is complying with the terms of this lease and for the purpose of doing other lawful acts that may be necessary to protect interest in the premises under this lease.

Alterations. Tenant A. Subtenant shall make no not make, cause, suffer or permit the making of any alterations, additionschanges, decorationsreplacements, improvements, installations or improvements additions (collectively referred to as “Alterations”) in, to or about the Premises Premises, without the prior written consent approval of Landlord. Sublandlord and Landlord may imposein each instance if and as required in accordance with the applicable terms and conditions of the Lease (with respect to Sublandlord’s consent, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirableincorporated by reference). Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the All Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled subject to a supervision fee in the amount of 5% applicable terms and conditions of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the PremisesLease, including without limitation all Tenant Improvements constructed pursuant obtaining the consent of Landlord to the Work Letter contractors performing the Alterations and giving prior notice. Subtenant shall (except x) pay all fees and costs, if any, that Sublandlord is required to pay to Landlord under the Lease in connection with such Alterations, (y) reimburse Sublandlord for all reasonable, third-party fees actually incurred by Sublandlord in connection with such Alterations (including, without limitation, reasonable attorneys’ fees) and (z) indemnify, defend and hold Sublandlord harmless on demand with respect to any and all claims and demands relating to Alterations. In any event, Subtenant shall not make any Alteration that Landlord will require removal of when the term of the Lease ends without assuming the restoration and removal obligations as otherwise provided to such Alteration set forth in the Work LetterLease. B. Subtenant has advised Sublandlord that Subtenant is engaged in the business of marketing technology for the installation of electrical fixtures such as lighting fixtures and ceiling fans. Accordingly, Subtenant wants to replace two existing linear LED fixtures (at the locations in the existing lounge area shown in Exhibit #3, attached hereto and made a part hereof), but excluding moveable trade with electrical fixtures, lighting fixtures and furnitureceiling fans and display such fixtures at other locations in the Premises (the “Permitted Work”). The acceptable form of Landlord Consent for the Sublease shall include Landlord’s consent for the Permitted Work subject to Subtenant’s submission of the requisite plans, shall become the property of drawings, specifications, and any necessary building permits for Landlord. Such Alterations shall be surrendered ’s review and approval, and Subtenant’s compliance with the Premises at the end other applicable provisions of the TermLease relating to Subtenant’s performance of the Permitted Work, except including, but not limited to, the requirement that Landlord may, by notice Tenant remove Tenant’s Permitted Work and restore the Premises to Tenant given at least 30 days the condition it was in prior to the Expiration Date, require Tenant to remove by performance of the Expiration Date, Tenant’s Permitted Work upon expiration or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedSublease.

Alterations. Tenant shall not make no any alterations to or that could affect the Structural Components, the Building roof membrane, the Building systems (including the HVAC units and systems), the exterior of the Building (including any changes to the existing landscaping), without Landlord’s prior written consent, which consent may be withheld in Landlord’s sole, subjective and absolute discretion. Tenant shall, however, have the right to make interior, non-structural alterations that do not affect the Building systems with the Landlord’s prior written consent, which consent shall not be unreasonably withheld. Landlord’s consent shall be deemed to have been given if not withheld by the tenth (10th) day following Landlord’s receipt of all plans, specifications and working drawings determined by Landlord’s architect to be sufficient to permit an informed decision with respect to the proposed interior non-structural alteration. If Landlord gives its consent to such alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord may imposepost notices of nonresponsibility and require Tenant to comply with other rules and regulations as Landlord may establish from time to time, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use including submission of plans and specifications for Landlord’s designated mechanical approval, the posting of performance and electrical contractorspayment bonds for any alterations the estimated cost of which is in excess of $100,000.00, obtain all required permits and reimbursement to Landlord for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. any engineering or consulting firms required by Landlord may elect to cause its architect to review Tenant’s architectural plans, proposed plans and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant for an independent roofing consultant and consented to any roofing contractor required by Landlord change if said alterations involve roof penetrations or other work on the floor plan roof. In consideration for Landlord’s review of Tenant’s proposed plans and alterations, upon completion of construction, Landlord shall receive, as additional Rent, an amount equal to four percent (4%) of the Premisestotal construction cost but in no event less than $300.00 per alteration occurrence. Any alterations made shall remain on and be surrendered with the Premises upon expiration or termination of this Lease, then except that Landlord, in its sole, subjective and absolute discretion, may elect to require Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to remove any alterations (including the Premises, including without limitation all Tenant Improvements initial tenant improvements constructed pursuant to the Work Letter Agreement to the extent Landlord requires removal) which Tenant may have made to the Premises. However, after completion of the initial tenant improvements, Tenant shall have the right upon submitting to Landlord a request for consent to any subsequent alterations to concurrently request Landlord’s determination whether Landlord will require that such proposed alterations be removed upon expiration or earlier termination of the Lease. If such a request is made, Landlord shall notify Tenant, concurrently with Landlord’s response to the request for approval, whether Landlord will require the removal of such alterations. Landlord’s failure to notify Tenant within ten (except as otherwise provided in 10) business days following receipt of the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations request shall be surrendered with the Premises at the end deemed to be Landlord’s determination to require that such alterations be removed upon expiration or earlier termination of the Term. If Landlord elects or is deemed to have elected to require removal of such alterations, except that Landlord maythen Tenant, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request cost, shall restore the Premises to the condition designated by Landlord in its election, before the last day of the Term or within thirty (collectively30) days after notice of its election is given, whichever is later. Notwithstanding the “Required Removables”). In connection with its removal of Required Removablesforegoing, Tenant shall repair any damage have the right to make non-structural, interior alterations to the Premises arising from that removal do not affect Building systems costing no more than Fifty Thousand Dollars ($50,000.00) in any one Lease Year (the “Cost Threshold”) without obtaining Landlord’s prior consent (“Pre-Permitted Alterations”); provided, however, for any proposed Pre-Permitted Alterations, Tenant shall deliver to Landlord at least fifteen (15) days prior written notice together with reasonably sufficient supporting documentation that the proposed alterations are non-structural, affect only the interior of the Premises, do not affect the Building systems, and are within the Cost Threshold for that Lease Year. Tenant shall, at Landlord’s election, remove all such Pre-Permitted Alterations upon expiration or earlier termination of the Lease. For all alterations approved by Landlord (including all Pre-Permitted Alterations), Tenant shall contract with a licensed California contractor approved by Landlord, for the construction of such alterations, shall secure all appropriate governmental approvals and permits, and shall restore complete such alterations with due diligence in compliance with plans and specifications approved by Landlord. All permitted alterations performed by or through Tenant under this Section 12 shall comply with all applicable Laws. Any valuations or cost analyses of any alterations which are to be submitted to any governmental authority or with the affected area County must be approved by Landlord in its sole and absolute but good faith discretion. All such construction shall be performed in a manner which will not interfere with the quiet enjoyment of other tenants of the Building. Tenant shall pay all costs for such construction and shall keep the Premises and the Building free and clear of all mechanics’, materialmen’s, design professionals’, and other liens which may result from construction by or through Tenant. In the event any such lien is filed as a result of any work undertaken by or through Tenant and such lien is not removed within five (5) days after written demand by Landlord, Landlord shall have the right (but not the obligation) to its pre-existing conditionsatisfy the claim or post a release bond in the statutory amount, reasonable wear in which case any and tear exceptedall costs incurred by Landlord (including any attorneys’ fees) shall be reimbursed by Tenant to Landlord as additional Rent with the next ensuing payment of Base Monthly Rent.

Alterations. Tenant 7.1. Subtenant shall not make no or permit anyone to make any alterations, additions, decorations, additions or improvements improvements, structural or otherwise (collectively referred to as collectively, “Subtenant Alterations”) ), in or to the Sublease Premises without the prior written consent of LandlordSublandlord, which consent may be withheld in Sublandlord’s sole discretion, provided that Sublandlord will not unreasonably withhold its consent if Prime Landlord consents to any proposed Subtenant Alterations by Subtenant. Landlord may impose, as Any Subtenant Alterations shall be made at Subtenant’s sole expense and subject to the Prime Lease. As a condition precedent to its consentconsent of Sublandlord hereunder, Sublandlord may require that any requirements Subtenant Alterations be removed at the end of the Sublease Term and that the Sublease Premises be restored to the condition existing on the Sublease Commencement Date, unless Prime Landlord agrees in its discretion writing that any Subtenant Alterations may deem reasonable remain upon the Sublease Premises upon the expiration of the Prime Lease. Subtenant agrees to obtain and deliver to Sublandlord such security against mechanic’s liens as Sublandlord shall reasonably request. If any mechanic’s lien is filed against any part of the Sublease Premises for work claimed to have been done for, or desirable. Tenant materials claimed to have been furnished to, Subtenant, such mechanic’s lien shall use be discharged by Subtenant in accordance with all of the provisions of the Prime Lease but in no event later than fifteen (15) days thereafter, at Subtenant’s sole cost and expense, by the payment thereof or, with Prime Landlord’s designated mechanical and electrical contractorsapproval, obtain all required permits for the by bonding around such liens in accordance with applicable law. 7.2. All Subtenant Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed made by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, Subtenant shall become the property of Landlord. Such Alterations Sublandlord upon expiration of the Sublease Term and shall remain upon and be surrendered with the Sublease Premises at the end of the Termas a part thereof without disturbance or injury, except for any Subtenant Alterations that Landlord may, by notice have been designated for removal. 7.3. Subtenant shall surrender the Sublease Premises to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone Sublandlord in good condition and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing conditionrepair, reasonable wear and tear excepted.

Alterations. Tenant (a) Subtenant shall not make no alterationsor cause, additionssuffer or permit the making of any non-structural alteration, decorationsaddition, change, replacement, installation or improvements (collectively referred to as “Alterations”) addition in or to the Subleased Premises other than moving furniture and installing other furniture, furnishings and trade fixtures which are not affixed to the Subleased Premises or making cosmetic or decorative changes without obtaining the prior written consent of Sublandlord in each instance and, if required pursuant to the Xxxxxxxxx, the consent of the Overlandlord. Such consent by Sublandlord shall not be unreasonably withheld, conditioned or delayed. Subtenant shall not make or cause, suffer or permit the making of any structural or non-structural alteration, addition, change, replacement, installation or addition in or to the Subleased Premises at any time without the prior written consent of Landlordthe Overlandlord and Sublandlord in each instance (which consent from Sublandlord shall be at its sole discretion). Landlord may imposeProvided Sublandlord shall have provided its consent to such alterations, Sublandlord shall use reasonable efforts to obtain the consent of the Overlandlord, if required, as a condition to its consentdetermined by Sublandlord, any requirements that Landlord in its discretion at Subtenant’s sole reasonable cost and expense. Notwithstanding the foregoing, Subtenant may deem reasonable make non-structural alterations, changes, replacements installations or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of additions the cost of each of which do not exceed $50,000.00 without the Alterationsconsent of Sublandlord. Landlord may elect to cause its architect to review Tenant’s architectural plansAny such alteration, and the reasonable cost of that review addition, change, replacement, installation or addition shall be reimbursed by Tenant. Should made only in strict accordance with the Alterations proposed by Tenant terms, conditions and consented to by Landlord change the floor plan provisions of the PremisesXxxxxxxxx. Any such alteration, then Tenant addition, change, replacement, installation or addition shall, at its expenseupon installation, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations Sublandlord and shall be surrendered with the Subleased Premises upon the expiration or earlier termination of this Sublease, unless Sublandlord shall notify Subtenant to remove same; provided that Subtenant shall not be obligated to remove alterations done to the Building standard utilizing finishes and materials substantially similar to those existing in the Subleased Premises as of the date hereof, and with regard to those alterations which are not standard, Sublandlord must notify Subtenant as of the time of Sublandlord’s consent whether the same must be removed at the end of the TermTerm or the earlier termination of this Sublease; provided, except further, that Landlord maySubtenant shall have the right to remove its movable furniture, by fixtures, furnishings and equipment (excluding, however, all furniture, fixtures, furnishings and equipment and other personal property delivered with possession upon the Commencement Date) upon the expiration or earlier termination of this Sublease. Sublandlord reserves the right to charge Subtenant a reasonable supervisory fee associated with Subtenant’s alterations. In no event shall the Subtenant be entitled to tint the windows of the Subleased Premises. (b) Provided the requested alteration, addition, change, replacement, or installation is non-structural in nature and does not materially impact the Building systems, the failure of Sublandlord to reply to a request under Subsection 19(a) within thirty (30) days of Sublandlord’s receipt of a written request hereunder shall be deemed Sublandlord’s consent to such alteration, addition, change, replacement, or installation provided that Subtenant shall receive no response within three (3) Business Days of Sublandlord’s receipt of a second notice notifying Sublandlord that it has failed to Tenant given at least 30 days prior timely respond within the initial thirty (30) day period, and making specific reference to this Subsection and the fact that Sublandlord’s failure to respond within such three (3) Business Day period shall be deemed consent hereunder. Further, if after receipt of a request hereunder, Sublandlord shall make a reasonable request for additional relevant information, or proof or information that is otherwise required to be provided pursuant to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date terms of this LeaseSection, all or any Alterations but was not provided in full, such initial thirty (including without limitation all telephone and data cabling30) installed either day period shall not be deemed to run until such additional information has been received by Tenant or Sublandlord. (c) Subtenant has informed Sublandlord that Subtenant intends to initially improve the Subleased Premises by Landlord at Tenant’s request combining two (collectively, 2) offices located on the 23rd floor of the Subleased Premises. (“Required RemovablesInitial Alterations”). In connection Such improvement has been approved by Sublandlord in accordance with its removal of Required Removables, Tenant shall repair any damage the plans and specifications subject to the terms and conditions set forth in Section 19(d) below provided however that any such improvements shall be subject to therefor, (i) Subtenant’s compliance with the other provisions of this Section 19 and those provisions of the Xxxxxxxxx which are incorporated herein and applicable to such an alteration including but not limited to compliance with all applicable municipal laws, ordinances, codes, rules and regulations, (ii) such alterations being constructed consistent with or better quality than the Building standard utilizing finishes and materials substantially similar to those existing in the Subleased Premises arising from that removal as of the date hereof, (iii) such improvement shall not change, alter or affect any of the Building’s systems in an adverse manner, and shall restore (iv) reimbursement to Sublandlord of its reasonable and actual out-of-pocket costs and expenses for review of Subtenant’s plans and specifications for such alteration or its applications for permits including any review by outside professionals. (d) Subtenant has provided Sublandlord, and Sublandlord has reviewed and hereby approves pursuant to the affected area provisions of this Section 19, all plans and specifications with regard to its pre-existing conditionInitial Alterations, as identified on Exhibit D attached hereto and made a part hereof, subject to and conditioned upon Subtenant meeting, to Sublandlord’s reasonable wear satisfaction, the terms and tear exceptedconditions of Sublandlord’s architects.

Alterations. Tenant shall make no alterations, additions, decorations, or be responsible for the design and construction of the tenant improvements (collectively referred to as “Tenant Improvements” or “Alterations”) ). Tenant shall have final approval, at Tenant’s sole discretion, of all plans for the Tenant Improvements in, about or to the Premises without obtaining the prior written consent of Landlord. However, Tenant shall provide Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirablewith written notice outlining the proposed Tenant Improvements. Tenant shall use have the right to select the general contractor and/or subcontractors for any Alterations, subject to Landlord’s designated mechanical and electrical contractorsapproval which shall not be unreasonably withheld. Landlord shall not charge any construction management fee. With respect to any Alterations, obtain all required permits for the Alterations and shall perform the work in compliance Tenant shall: (a) comply with all applicable lawsRegulations; and (b) will not interfere with the use and occupancy of any other portion of the Premises by any other tenant or its invitees. All Alterations made by Tenant shall remain the property of Tenant until termination of this Lease, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord at which time they shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the TermLandlord if Landlord so elects; provided, except however, that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration DateLandlord’s option, require Tenant to remove by the Expiration Datethat Tenant, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectivelyexpense, remove any or all Alterations made by Tenant and restore the “Required Removables”)Premises to their prior condition by the termination of this Lease provided that Tenant shall be notified in writing of any such requirement at the time Landlord provide consent to the Alterations. In connection with its removal of Required RemovablesNotwithstanding the foregoing, Tenant shall repair remove from the Premises any specialized Tenant Improvements that were paid for or installed for Tenant’s use during the Lease Term. All removals and restoration shall be accomplished in a good and workmanlike manner so as not to cause any damage to the Premises arising from whatsoever and in compliance with Section 33 of this Lease. Tenant shall not be responsible for the removal or restoration costs associated with any Tenant Improvements that removal and shall restore were completed prior to the affected area to its pre-existing condition, reasonable wear and tear exceptedTerm Commencement Date.

Alterations. Tenant shall make no (a) All alterations, changes, additions, decorationsimprovements, repairs or replacements in, to, or improvements about the Sublease Premises (collectively referred to as collectively, “AlterationsSubtenant Changes”) shall be made in accordance with the provisions of the Xxxxxxxxx (as incorporated herein). No Subtenant Changes shall be effected by Subtenant to the Sublease Premises without the Sublandlord’s prior written consent of Landlordconsent. Landlord may imposeIn addition, as a condition all Subtenant Changes shall be subject to its Overlandlord’s consent, and Sublandlord makes no representations or warranties, and expresses no opinion, with respect to Overlandlord’s consent to any requirements that Landlord in its discretion may deem reasonable or desirableSubtenant Changes. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits Any request for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord approval shall be entitled to a supervision fee in writing, delivered not less than fifteen (15) Business Days in advance of any proposed construction, and accompanied by plans, specifications, bid proposals, work contracts and such other information concerning the amount of 5% of the nature and cost of the AlterationsSubtenant Changes as may be reasonably requested by Sublandlord and/or Overlandlord, including the identities and mailing addresses of all persons performing work or supplying materials. Landlord may elect to cause its architect Sublandlord’s right to review Tenant’s architectural plansplans and specifications and to monitor construction shall be solely for its own benefit, and Sublandlord shall have no duty to ensure that such plans and specifications or construction comply with applicable laws. Subtenant shall cause, at is sole cost and expense, all Subtenant Changes to comply with insurance requirements and with Legal Requirements and shall implement at its sole cost and expense any alteration or modification required by Legal Requirements and shall implement at its sole cost and expense any alteration or modification required by Legal Requirements as a result of any Subtenant Changes. Subtenant shall reimburse Overlandlord and Sublandlord for all reasonable out-of-pocket costs and expenses (including reasonable attorneys’ fees) incurred in connection with the review of proposed Subtenant Changes, including the plans with respect thereto. (b) If Sublandlord and Overlandlord, approve any Subtenant Changes, Sublandlord and/or Overlandlord may impose such conditions on Subtenant in connection with the commencement, performance and completion of such Subtenant Changes as Sublandlord or Overlandlord may reasonably deem appropriate in Sublandlord and/or Overlandlord’s reasonable cost discretion. Sublandlord and/or Overlandlord shall notify Subtenant at the time of that review approval of the Subtenant Changes whether such Subtenant Changes shall be reimbursed required to be removed before the expiration or earlier termination of this Sublease. If such Subtenant Change is required to be removed, it shall be removed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, Subtenant at its expense, furnish Landlord with as-built drawings sole cost and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days expense prior to the Expiration Date. Before Subtenant begins any Subtenant Changes, require Tenant Subtenant shall post on and about the Subleased Premises notices of non-responsibility pursuant to remove by the Expiration Dateapplicable law. Subtenant shall reimburse Sublandlord and/or Overlandlord for, and indemnify and hold Sublandlord and Overlandlord harmless from any third party expense (including, without limitation, reasonable legal and consulting costs, and any amounts for which Sublandlord and/or Overlandlord become liable to other tenants or sooner termination date of this Leaseother third parties, all or any Alterations (including without limitation all telephone and data cablinglimitation, Governmental Authorities) installed either incurred by Sublandlord and/or Overlandlord by reason of faulty work done by Tenant or its contractors, delays cause by Landlord at Tenantsuch work, or inadequate cleanup that impacts the Building or the Project, or Sublandlord or Overlandlord’s request (collectivelyinterest therein, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair or any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedtenant thereof.

Alterations. Tenant shall make no alterations, additions, decorations, additions or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Landlord may impose, as a condition to its consent, any a requirement that all work be covered by a lien and completion bond satisfactory to Landlord and requirements that Landlord in its discretion may deem reasonable or desirableas to the manner, time, and contractor form performance of the work. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations work and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors ordinances. Under no circumstances shall Tenant make any improvement which incorporates asbestos-containing construction materials into the Premises. Any request for Landlord's consent shall be made in writing and shall contain architectural plans describing the work in detail reasonably acceptable satisfactory to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations alterations, additions or improvements affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter Premises (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, ) shall become the property of Landlord. Such Alterations Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior the time of Landlord's consent to the Expiration Datealteration or improvement, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone alterations, decorations, fixtures, additions, improvements and data cabling) the like installed either by Tenant or by Landlord at Tenant’s 's request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall and to repair any damage to the Premises arising from that removal removal. Landlord may require Tenant to remove an improvement provided as part of the initial build-out pursuant to Exhibit X, if any, if and only if the improvement is a non-building standard item and Tenant is notified of the requirement prior to the build- out. Except as otherwise provided in this Lease or in any Exhibit to this Lease, should Landlord make any alteration or improvement to the Premises for Tenant, Landlord shall restore the affected area be entitled to its pre-existing condition, reasonable wear and tear excepted.prompt reimbursement from Tenant for all Costs incurred. 26

Alterations. 8.1. Tenant shall not make no any alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) to the Demised Premises of a structural nature without the prior written consent of Landlord. , which Landlord may imposegrant or deny in its sole discretion. Except for improvements of a decorative nature, as a condition Tenant shall not make any nonstructural improvements without the prior written consent of Landlord which consent Landlord may grant or deny in its reasonable discretion. All alterations, additions, improvements and fixtures, except any trade fixtures installed in the Demised Premises at the sole expense of Tenant and which can be removed without causing material damage to its consentthe Building, any requirements that shall remain upon and be surrendered with the Demised Premises and become the property of Landlord at the termination of this Lease (except for trade fixtures which Tenant may remove in its discretion may deem reasonable or desirable. provided Tenant restores the Demised Premises to good condition after such removal), unless Landlord requests their future removal at the time of installation in which event Tenant shall use Landlord’s designated mechanical remove the same and electrical contractorsrestore the Demised Premises to their original condition at Tenant's expense. Any linoleum, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall carpeting or other floor covering which may be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord cemented or otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to floor of the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures Demised Premises is a permanent fixture and furniture, shall become the property of Landlordthe Landlord without credit or compensation to Tenant. 8.2. Such Alterations All construction work done by Tenant within the Demised Premises shall be surrendered performed in a good and workmanlike manner, in compliance with all governmental requirements, and the requirements of any contract or deed or trust to which the Landlord may be a party and in such manner as to cause a minimum of interference with other construction in progress and with the Premises at transaction of business in the end of the TermBuilding. Tenant agrees to indemnify Landlord and hold it harmless against any loss, except that liability or damage resulting from such work, and Tenant shall, if requested by Landlord, furnish bond or other security satisfactory to Landlord mayagainst any loss, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, liability or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepteddamage.

Alterations. Tenant shall will not make no any alterations, additionsrepairs, decorations, additions or improvements (collectively referred to as “Alterations”) in or to the Premises or add, disturb or in any way change any locks, plumbing or wiring therein without the prior written consent of the Landlord as to the character of the alterations, additions or improvements to be made, the manner of doing the work, and the contractor doing the work. Tenant's request for Landlord's written consent to any such alterations, repairs, additions, or improvements to the Premises ("Alterations") shall be accompanied by reasonably detailed plans and specifications for the Alterations. Landlord may imposeshall provide its written consent within ten (10) business days of receipt of such reasonably detailed plans and specifications or shall provide to Tenant, in writing, its reasons for rejection of such proposed Alterations. If Landlord fails to provide such written consent or provide reasons for rejection within said ten (10) business day period, Landlord shall be deemed to have consented to the Alterations. Notwithstanding the above, Tenant shall be entitled to make cosmetic and decorating Alterations to the Premises wherein the aggregate cost of such Alterations are less than $25,000.00 without Landlord's consent, provided, Tenant must, in all events, notify Landlord of Tenant's Alterations and provide to Landlord copies of plans and specifications detailing the Alterations. Such consent shall not be unreasonably withheld, if such alterations, repairs, additions or improvements are the obligations of Tenant pursuant to this Lease Agreement. All such work shall comply with the applicable governmental laws, ordinances, rules and regulations. The Landlord as a condition to its consent, any requirements that Landlord in its discretion said consent may deem reasonable or desirablerequire a surety performance and/or payment bond from the Tenant for said actions. Tenant shall use Landlord’s designated mechanical agrees to indemnify and electrical contractorshold Landlord free and harmless from any liability, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable lawsloss, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural planscost, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, damage or sooner termination date of this Lease, all or any Alterations expense (including without limitation all telephone and data cablingattorney's fees) installed either by Tenant reasons of any said alteration, repairs, additions or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedimprovements.

Alterations. Tenant Subtenant shall accept the existing improvements to the Premises in their "as is" condition as of the date hereof and shall have no obligation to remove those existing improvements at the end of the Term. Subtenant shall make no other alterations, additionsinstallation, decorations, additions or improvements (collectively referred to as “collectively, "Alterations”") to in or about the Premises without the prior written consent of LandlordSublandlord and Prime Landlord in each instance as provided in the Prime Lease. So long as Prime Landlord may imposeso consents, as a condition to Sublandlord will not unreasonably withhold or delay its consent. Sublandlord's consent shall be deemed given if Sublandlord does not respond to Subtenant's request for approval with 15 days of Sublandlord's receipt of the request, any requirements that but such consent shall not bind Prime Landlord in unless it too has consented. Any alterations consented to by Sublandlord and Prime Landlord shall be performed by Subtenant at its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical sole cost and electrical contractors, obtain all required permits for the Alterations expense and shall perform the work in compliance with all applicable lawsof the provisions of the Prime Lease, regulations including the provisions requiring Prime Landlord's prior written consent, and ordinances also in compliance with contractors reasonably acceptable to other reasonable requirements of Sublandlord and Prime Landlord. Landlord In the event that Subtenant shall be entitled make any Alterations, Subtenant shall, if required by Sublandlord and Prime Landlord, restore premises to a supervision fee in their original condition at the amount of 5% commencement of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter Sublease (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted) at the expiration of this Sublease. Subtenant will only be required to restore Specialty Alterations (as defined in the Prime Lease) if Sublandlord expressly requires such restoration in writing at the time it gives its approval. Subtenant hereby indemnifies and holds Sublandlord harmless from any liability it may incur to Prime Landlord or others resulting from Subtenant's Alterations. Sublandlord agrees to permit the installation of louvers in the Premises, so long as the Prime Landlord shall also consent thereto.

Alterations. Tenant (A) Subject to the terms and provisions of this Sublease, Subtenant shall accept the existing improvements to the Premises in their “as is” condition as of the date hereof and shall have no obligation to remove those existing improvements at the end of the Term. Subtenant shall make no other alterations, additionsinstallations, decorations, additions or improvements (collectively referred to as collectively, “Alterations”) to in or about the Premises without the prior written consent of Landlord. Landlord may impose, as a condition to its consent, any requirements that Sublandlord and Prime Landlord in its discretion may deem reasonable or desirableeach instance as provided in the Prime Lease. Tenant Any alterations consented to by Prime Landlord shall use be deemed to have been consented to by Sublandlord provided and on condition that Prime Landlord’s designated mechanical consent states that neither Subtenant nor Sublandlord shall be required to restore the Premises upon expiration or earlier termination of this Sublease to the condition prior to such installation of alteration. If Prime Landlord’s consent does not so state, then Sublandlord’s consent to such Alteration may be reasonably withheld, conditioned or delayed. All alterations shall be performed by Subtenant at its sole cost and electrical contractors, obtain all required permits for the Alterations expense and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost provisions of the Prime Lease, including the provisions requiring Prime Landlord’s prior written consent. In the event that Subtenant shall make any Alterations. , Subtenant shall, if required by Prime Landlord may elect and Sublandlord, upon consent for making such Alteration, restore the Premises to cause its architect to review Tenant’s architectural plans, and their original condition at the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan commencement of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter Sublease (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted) at the expiration of this Sublease. Subtenant will only be required to restore Specialty Alterations (as defined in the Prime Lease) or other alterations if required by Prime Landlord if Prime Landlord expressly requires such restoration in writing at the time it gives its approval. Subtenant hereby indemnifies and holds Sublandlord harmless from any liability, it may incur to Prime Landlord or others resulting from Subtenant’s Alterations.

Alterations. Tenant Subtenant shall make no alterationsalterations or changes (collectively, additions, decorations, or improvements (collectively referred to as “Alterations”) to the Subleased Premises or the Building of any kind or nature without the Sublandlord’s prior written consent of Landlord. Landlord may impose, as a condition to its consent, which consent shall not be unreasonably withheld, conditioned or delayed. It is agreed that it will be reasonable for Sublandlord to withhold its reasonable consent to any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Alterations if Subtenant has not obtained Original Sublandlord’s and Landlord’s designated mechanical and electrical contractorsreasonable consent to such Alterations, obtain all to the extent that Landlord’s consent to such Alterations is required permits for pursuant to Section 12 of the Alterations and shall perform the work in compliance Original Lease. In addition, Sublandlord’s consent may be conditioned upon Subtenant complying with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost provisions of Section 12 of the AlterationsOriginal Lease. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant Sublandlord shall, at its expensethe time of granting consent to any Alterations, furnish Landlord with as-built drawings and CAD disks compatible with provide to Subtenant in writing Sublandlord’s reasonable determination of whether Subtenant shall be required to remove such Alteration upon the expiration or earlier termination of the Sublease Term. Without limiting the generality of the foregoing, wherever Landlord’s systemsconsent or approval is required, or wherever information, documentation, sums of money, or other items are required to be delivered to Landlord pursuant to Section 12 of the Original Lease, Sublandlord’s and Original Sublandlord’s consent and approval shall also be required, and Subtenant shall also be required to make all such deliveries to Sublandlord (provided, however, Subtenant shall not be obligated to pay any review, supervisory or other fee to Sublandlord in connection with any Alterations by Subtenant). Unless Landlord otherwise agrees in writingAny review or approval by Sublandlord of any Alterations or any plans and specifications with respect to any Alterations, all Alterations affixed is solely for Sublandlord’s benefit, and without representation or warranty to Subtenant with respect to the Premisesadequacy, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter)correctness or efficiency thereof, but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered their compliance with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, law or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedotherwise.

Alterations. Tenant shall in no event make no alterationsor permit to be made any alteration, additionsmodification, decorationssubstitution or other change of any nature to the mechanical, electrical, plumbing, HVAC and sprinkler systems within or improvements (collectively referred to as “Alterations”) to serving the Premises without the 1. All Alterations shall be based on complete plans and specifications prepared and submitted by Tenant to Landlord for approval, except in the prior written consent instance of cosmetic changes, such as painting and carpeting, in which case Tenant shall provide Landlord with samples showing colors, styles, etc. Alterations shall not be made until (a) Landlord has approved Tenant's contractor, (b) Tenant has provided Landlord with certificates of insurance meeting the requirements of Section 16.1.A.(iv), and (c) Tenant has furnished Landlord with all necessary permits and licenses. If required for issuance of a permit, Landlord agrees to execute, at no cost to Landlord, any permit application for Alterations approved by Landlord. All such work shall be subject to reasonable rules and regulations prescribed by Landlord may imposefor tenant construction. Alterations made by Landlord at Tenant's request shall be at Tenant's sole cost, payable by Tenant, as a condition to its consentAdditional Rent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant within thirty (30) days after receipt of an invoice for same from Landlord, which cost shall use include Landlord’s designated mechanical and electrical contractors's standard construction management fee, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord which shall be entitled agreed upon between Landlord and Tenant prior to a supervision fee in the amount of 5% of the cost commencement of the Alterations. Tenant shall be responsible for the cost of any additional improvements within the Premises or the Common Area required by The Americans with Disabilities Act of 1990 as a result of Tenant's Alterations. If Tenant makes any Alterations without the prior consent of Landlord, then, in addition to Landlord's other remedies, Landlord may elect to cause its architect to review Tenant’s architectural plans, correct or remove such Alterations and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to pay the Premises arising from that removal and shall restore the affected area to its pre-existing conditioncost thereof, reasonable wear and tear exceptedas Additional Rent, on demand.

Alterations. Tenant All alterations, additions and improvements, except trade fixtures, installed at expense of Tenant, shall make no become the property of Landlord and shall remain upon and be surrendered with the leased premises as a part of thereof on this lease. Such alterations, additions, decorations, or and improvements (collectively referred to as “Alterations”) to the Premises without may only be made with the prior written consent of Landlord, which consent shall not be unreasonably withheld. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits If consent is granted for the Alterations making of improvements or alterations to the leased premises, such improvements and alterations shall perform not commence until Tenant has furnished to Landlord a certificate of insurance showing coverage in a amount satisfactory to Landlord protecting Landlord from liability for injury to any person and damage to any personal property, on or off the work leased premises, in compliance connection with all applicable lawsthe making of such improvements or alterations. No cooling tower, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord equipment, or structure of any kind shall be entitled to a supervision fee in placed on the amount of 5% of roof or elsewhere on the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed leased premises by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property prior written permission of Landlord. Such Alterations If such permission is granted, such work or installation shall be surrendered with done at Tenant's expense and in such a manner that the Premises roof shall not be damage thereby. If it becomes necessary to remove such cooling tower, equipment or structure temporarily, so that repairs to the roof can be made Tenant shall promptly repair at its expense any damages resulting from such removal. At the end termination of this lease, Tenant shall deliver the Termlease premises in good order and condition, except that Landlord may, natural deterioration only excepted. Any damage caused by notice to Tenant given the installation or removal of trade fixtures shall be repaired at least 30 days Tenant's expense prior to the Expiration Dateexpiration of the lease term. All alterations, require Tenant to remove by the Expiration Dateimprovements, or sooner termination date of this Leaseadditions, all or any Alterations (including without limitation all telephone and data cabling) installed either repairs made by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”)shall be made in good term. In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal All alterations and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedworkmanlike manner.

Alterations. Other than the Tenant Improvements, Tenant shall not make no alterations, additions, decorations, any structural alterations or improvements in or additions (collectively referred to as “Alterations”) to the Premises or make any changes to locks on doors or add to, disturb or in any way change any of the wiring or plumbing in the Premises or the Buildings, without first obtaining the prior written consent of Landlord, and, when appropriate, in accordance with plans and specifications approved by Landlord, which consent shall not be unreasonably withheld. Landlord may imposeAll such Alterations shall be at the sole cost and expense of Tenant and shall be performed by contractors or mechanics approved by Landlord, as which consent shall not be unreasonably withheld. All work with respect to any such Alterations shall be done in a condition good and workmanlike manner, shall be of a quality equal to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits exceeding the then existing construction standards for the Buildings and must be of a type, and the floors and ceilings must be finished in a manner, customary for general office use and other uses common to similar office buildings in the vicinity. Such Alterations and shall perform the work be diligently prosecuted to completion. All such Alterations shall be made strictly in compliance accordance with all applicable laws, regulations and ordinances with contractors reasonably acceptable relating thereto, and no interior improvements installed by Landlord in the Premises may be removed unless the same are promptly restored to Landlorda condition similar or better. Landlord hereby reserves the right to require any contractor or mechanic working the Premises to provide lien waivers and liability insurance covering such Alterations to the Premises. Tenant shall be entitled give Landlord ten (10) days’ written notice of the commencement of any Alterations and agrees to a supervision allow Landlord and its Lender to enter the Premises at reasonable times and post appropriate notices to avoid liability to contractors or material suppliers for payment for such Alterations. Notwithstanding anything contained herein to the contrary, Tenant may make any nonstructural interior Alterations that do not adversely affect the value of the Premises, the structural integrity of the Buildings or any Building system without Landlord’s consent. No Alterations shall adversely affect either the strength or exterior appearance, or the mechanical, electric or plumbing services of the Buildings. Tenant shall reimburse Landlord for any reasonable sums expended by Landlord for examination and approval of architectural or mechanical plans and specifications of the Alterations provided that Landlord shall not charge any examination fee in connection with the amount of 5% of the cost Tenant Improvements. Tenant shall also reimburse Landlord for reasonable direct costs incurred during any inspection of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed All damages or injury done to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either Buildings by Tenant or by Landlord at any persons who may be in or upon the Premises or Buildings with the express or implied consent of Tenant’s request (collectively, including but not limited to the “Required Removables”). In connection with its removal cracking or breaking of Required Removablesany glass of windows and doors, shall be paid for by Tenant and Tenant shall repair any pay for all damage to the Premises arising from that removal and shall restore Buildings caused by negligent acts or omissions of Tenant or Tenant’s officers, contractors, agents, invitees while in the affected area to its pre-existing conditionPremises, reasonable wear and tear exceptedlicensees, or employees.

Alterations. Tenant shall accept the Leased Premises in "as is" condition. Tenant shall make no alterations, additions, decorations, additions or improvements (collectively referred to as “Alterations”) to the Premises office space (such as subdividing partitions of installing walls, paneling, bookshelves, floor covering, cabinets, and similar items) without obtaining the prior written consent of Landlord. Landlord may impose, as a condition Such consent shall not be unreasonably withheld in the case of minor alterations to its consent, any requirements that Landlord in its discretion may deem reasonable or desirableconform the office space to the use of Tenant. Tenant shall use Landlord’s designated mechanical bear the cost and electrical contractors, obtain all required permits be solely responsible for the Alterations property damage or bodily injury resulting from any alterations which are permitted by Landlord hereunder. When made, such additions or improvements made by Tenant (except only moveable office furniture, book shelves and similar equipment) shall become the property of Landlord and shall perform remain upon and be surrendered with the work office space at the termination of this Lease or upon Tenant's vacating said premises. Landlord may, at its option, however, require Tenant to remove any such additions or improvements which Landlord designates in compliance written notice, delivered to Tenant specifying the items to be removed. Upon receipt of such notice Tenant shall complete the removal of the designated items not later than the date of the expiration or earlier termination of this Lease or five (5) days after receiving such notice, whichever is later. Tenant agrees to and shall promptly reimburse Landlord for any expenses which Landlord incurs in connection with removing such items (if Tenant fails to do so) and restoring the office space to its original condition. Tenant, at its sole cost and expense, shall comply with all applicable laws, rules and regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed relating to the Leased Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted.

Alterations. 8.1 Tenant shall not make no any alterations, additions, decorations, additions or improvements (collectively referred to as collectively, “Alterations”) in or to the Premises, including, but not limited to the Building exterior or interior, HVAC, and interior build-out, or make changes to locks on doors or add, disturb or in any way change any plumbing or wiring without obtaining the prior written consent of Landlord, which may be withheld, conditioned, or delayed in Landlord’s sole and absolute discretion. 8.2 All Alterations shall be made at Tenant’s sole expense. All work with respect to any Alterations shall be performed in a good and workmanlike manner, shall be of a quality equal to or exceeding the then-existing construction standards for the Premises and must be of a type, materials and finish (including floor coverings and ceilings) customary for general warehousing use and the Premises. Alterations shall be diligently prosecuted to completion to the end that the Premises shall be at all times a complete unit except during the period necessarily required for such work. All Alterations shall be made strictly in accordance with all laws, regulations and ordinances relating thereto. Tenant shall secure all licenses and permits necessary for any Alterations prior to the commencement of such work and shall give Landlord reasonable written notice prior to the commencement of any Alterations and shall allow Landlord to enter the Premises and post appropriate notices to avoid liability to contractors or material suppliers for payment for any Alterations. 8.3 All Alterations installed in or attached to the Premises by Tenant (except trade fixtures) shall, at the option of Landlord, upon the expiration or earlier termination of the Lease, belong to and become the property of Landlord without any payment from Landlord and if such option is exercised, shall be surrendered by Tenant in good order and condition as part of the Premises upon the expiration or sooner termination of the Lease Term. At Landlord’s request, Tenant shall restore the Premises to the condition it was in prior to Tenant’s occupancy, such restoration to be completed on or before the expiration of the Lease Term, at Tenant’s expense. Tenant shall not use or penetrate the roof of the building on the Premises for any purpose whatsoever without the prior written consent of Landlord, which consent may be withheld, conditioned, or delayed by Landlord, in Landlord’s sole and absolute discretion. Landlord may impose, as a condition reserves the right to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove any or all of its trade fixtures and restore the Premises to its original condition. 8.4 Landlord shall have no obligation to pay any expenses or administrative fees relating to any Alterations. INDUSTRIAL LEASE - 7 8.5 Tenant shall pay all costs for the work done by or for Tenant on the Expiration DatePremises, and Tenant shall keep the Premises free and clear of all liens of whatever kind or sooner termination date nature. Tenant shall indemnify, defend, save and hold Landlord harmless from and against any and all liability, loss, damage, cost, attorneys’ fees and all other expenses on account of this Leaseany prohibited lien. 8.6 Any additional or other upgrades, all replacements or any alternations to the Premises required as part of the Alterations (including without limitation all telephone and data cabling“Other Alterations”) installed either shall be performed by Tenant or by Landlord Tenant, at Tenant’s request (collectivelysole cost and expense, and in accordance with the “Required Removables”). In connection with its removal provisions of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedthis Article 8.

Alterations. 12.1 Tenant shall make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) must give Landlord prior notice before making any alterations to the Premises or Project, including any changes to the existing landscaping. Tenant may make non-structural alterations to the Premises that cost less than $15,000 without the Landlord's consent. All other alterations must receive Landlord's prior written consent consent, which will not be unreasonably withheld, conditioned, or delayed. At the end of Landlordeach calendar year, Tenant shall provide Landlord with construction drawings of all such alterations and changes made to the Premises during that calendar year. For any alterations made by Tenant pursuant to this Section 12, Landlord may impose, as a condition to its consent, any requirements that Landlord post notice of non-responsibility in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for accordance with the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% laws of the cost of state in which the AlterationsPremises are located. Landlord may elect to cause its architect to review Tenant’s architectural plans, All alterations made shall remain on and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end upon expiration or termination of the Termthis Lease, except that Landlord may, by notice not less than 60 days before the expiration of the Term of this Lease, elect to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove any alterations which Tenant has made to the Premises. If Landlord so elects, Tenant shall, at its own cost, restore the Premises to the condition designated by Landlord in its election before the Expiration Date, or sooner termination date last day of the Term of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall promptly repair any damage to the Premises arising from that caused by the removal of such alterations. 12.2 Should Landlord consent in writing to Tenant's alteration of the Premises, Tenant shall contract with a contractor signatory to the applicable collective bargaining agreement and reasonably approved by Landlord for the construction of such alterations, shall secure all appropriate governmental approvals and permits, and shall restore complete such alterations with due diligence in compliance with plans and specifications reasonably approved by Landlord. All such construction shall be performed in a manner which will not interfere with the affected area to its pre-existing conditionlease rights or quiet enjoyment of other tenants of the Project. Tenant shall discharge from the Premises and Project, reasonable wear and tear exceptedwithin 20 days after having received notice thereof, all liens which may result from construction of alterations or other improvements by or at the request of Tenant.

Alterations. Tenant 12.1 Subtenant shall not make no any alterations, additions, decorations, additions or improvements (collectively referred to as “collectively, "Alterations”") in or to the Sub-Leased Premises or make changes to locks on doors or add, disturb or in any way change any plumbing or wiring without obtaining the prior written consent of Sub-Landlord and Landlord. Any Alterations must be done in full compliance with the provisions of Section 6.3 of the Master Lease and all other applicable provisions of the Master Lease. All Alterations shall be made at Sub-Tenant's sole cost and expense and by contractors or mechanics approved by Sub-Landlord and Master Landlord, shall be made at such times and in such manner as Sub-Landlord may imposefrom time to time designate, as and shall become the property of Sub-Landlord without its obligation to pay for such Alterations. All work with respect to any Alterations shall be performed in a condition good and workmanlike manner, shall be of a quality equal to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits exceeding the then existing construction standards for the Alterations building and the Sub-Leased Premises and shall perform the work be constructed in compliance with all applicable plans approved by Sub-Landlord and Master Landlord. Alterations shall be diligently prosecuted to completion to the end that the Sub-Leased Premises shall be at all times a complete unit except during the period necessarily required for such work. All Alterations shall be made strictly in accordance with all laws, regulations and ordinances relating thereto, including all building codes and regulations. Sub-Tenant, at its sole cost and expense, shall obtain any and all permits and consents of applicable governmental authorities (collectively "Permits") in connection with contractors reasonably all Alterations. Sub-Tenant shall be liable to Sub-Landlord and Landlord for the reasonable costs of any improvements to the Sublease Premises which may be required as a consequence of Sub-Tenant's Alterations. Before commencing any alterations, additions or improvements costing in excess of Fifty Thousand Dollars ($50,000), Sub-Tenant, at Sub-Tenant's cost, shall obtain and deliver to Sub-Landlord a performance bond and a labor and materials payment bond for the benefit of Sub-Landlord, issued by a corporate surety licensed to do business in Texas and acceptable to Sub-Landlord. Landlord shall be entitled to a supervision fee , each in the amount of 5% One Hundred Twenty-Five Percent (125%) of the cost of the work in a form satisfactory to Sub-Landlord. No Work or interior improvements installed in the Sub-Leased Premises may be removed unless the same are promptly replaced with work or interior improvement of the same or better quality. SubLandlord hereby reserves the right to require any contractor, subcontractor or material man working in or providing materials to the Sub-Leased Premises to provide lien waivers and liability insurance covering the Alterations to the Sub-Leased Premises. Sub-Tenant shall give Master Landlord and Sub-Landlord thirty (30) days written notice prior to the commencement of any Alterations and shall allow Master Landlord and Sub-Landlord to enter the Sub-Leased Premises and post appropriate notices to avoid liability to contractors or material suppliers for payment for any Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such All Alterations shall remain in and be surrendered with the SubLeased Premises as apart thereof at the end termination of the Termthis Agreement without disturbance, except molestation or injury, provided that each of Master Landlord mayand/or Sub-Landlord may require any Alterations to be removed upon termination of this Agreement in their sole and absolute discretion. In such event, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant all expenses to remove by the Expiration Date, or sooner termination date of this Lease, all or any said Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area Sub-Leased Premises to its prenormal building standards shall be paid by Sub-existing condition, reasonable wear and tear exceptedTenant.

Alterations. Except for cosmetic alterations and projects that do not exceed $100,000.00 during any calendar year of the Term that do not require a permit from the City of San Diego and that are not structural in nature (which cosmetic work shall require notice to Landlord but not Landlord’s consent), Tenant shall make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation excluding however all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but which Tenant shall have no obligation to remove or restore, and further excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant in writing given at least 30 days prior to the Expiration Datetime of Landlord’s approval of Tenant’s plans for any Alterations, require Tenant to remove by the Expiration Date, Date or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted.

Alterations. Tenant shall not make no or permit to be made any alterations, additions, decorations, additions or improvements (collectively referred to as “the "Alterations”") to the Premises without the prior written consent of LandlordLandlord and Prime Landlord which may be granted or withheld in their sole discretion. If Tenant shall desire to make any such Alteration, Tenant shall apply for the consent of Landlord may impose, as a condition and Prime Landlord and furnish complete plans and specifications for the desired Alterations and the names of the construction contractor(s) to its be engaged by Tenant. If Landlord and Prime Landlord shall have granted their consent, Tenant may proceed with any requirements that such approved Alterations SUBJECT TO TENANT FULFILLING THE FOLLOWING CONDITIONS: (i) Subsequent to obtaining the consent of Landlord in its discretion may deem reasonable or desirableand Prime Landlord and prior to commencement of construction of the Alterations, Tenant shall deliver to Landlord and Prime Landlord (a) the building permit and a copy of the executed construction contract covering the Alterations and (b) certificates evidencing the existence of workers' compensation insurance covering all persons employed for such work and comprehensive general liability and property damage insurance naming Landlord, Prime Landlord, and Tenant as insureds, with coverage of at least $5,000,000 single limit. (ii) All Alterations shall be performed at Tenant's sole cost and expense. Tenant shall use keep the Premises free and clear of all liens for any work or material claimed to have been furnished to Tenant or to the Premises on Tenant's behalf. Tenant shall discharge any mechanics lien filed against the Premises or the Building of which the Premises forms a part within thirty (30) days of such filing. Tenant shall indemnify Landlord and Prime Landlord for any and all claims, costs and expenses incurred by Landlord and/or Prime Landlord in connection with any liens. If Tenant fails to discharge such lien, Landlord may, but shall not be obligated to, discharge such lien on Tenant's behalf without determining the validity of the same. (iii) At Landlord’s designated mechanical 's option, Tenant shall provide, at Tenant's expense, such completion, performance and/or payment bonds. (iv) Any construction, alteration, maintenance, repair, replacement, installation, removal or decoration undertaken by Tenant in connection with the Premises shall be completed in accordance with the plans and electrical contractorsspecifications approved by Landlord and Prime Landlord, obtain all required permits for the Alterations shall be carried out in a good, workmanlike and prompt manner, shall perform the work in compliance comply with all applicable statutes, laws, regulations ordinances, regulations, rules, orders and ordinances with contractors reasonably acceptable to Landlord. Landlord requirements of the authorities having jurisdiction thereof, and shall be entitled subject to a supervision fee by Landlord or its employees, agents or contractors. (v) If the Alterations which Tenant causes to be constructed result in the amount of 5% Landlord or Prime Landlord being required to make any alterations and/or improvements to other portions of the cost of the Alterations. Landlord may elect Building in order to cause its architect comply with any applicable statutes, laws, ordinances, regulations, rules, orders or requirements (e.g., ordinances intended to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented provide full access to by Landlord change the floor plan of the Premiseshandicapped persons), then Tenant shallshall reimburse Landlord and/or Prime Landlord, at its expenseas the case may be, furnish upon demand for all costs and expenses incurred by Landlord with as-built drawings and/or Prime Landlord, as the case may be, in making such alterations and/or improvements. (vi) Any Alterations made by Tenant shall remain on and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at upon the end expiration or sooner termination of the Term, except that Landlord mayTenant shall upon demand by Landlord, by notice to Tenant given at least 30 days prior to the Expiration DateTenant's sole cost and expense, require Tenant to forthwith and with all due diligence remove by the Expiration Date, or sooner termination date of this Lease, all or any portion of any Alterations (including without limitation all telephone and data cabling) installed either made by Tenant or which are designated by Landlord at Tenant’s request (collectivelyto be removed, the “Required Removables”). In connection with its removal of Required Removables, and Tenant shall forthwith and with all due diligence, and at its sole cost and expense, repair any damage to and restore the Premises arising from that removal and shall restore the affected area to its pre-existing their original condition, reasonable wear and tear excepted. Prior to any installation of Alterations, and upon written request therefor by Tenant, Landlord shall notify Tenant if removal of Alterations will be required. (vii) During the progress of any Alterations, Landlord and Prime Landlord shall have the right to inspect the Premises and Tenant shall afford Landlord access and the opportunity to respect, at all reasonable times.

Alterations. Tenant, at Tenant's sole expense, may install necessary trade fixtures, equipment and furniture in the Premises provided that such items are installed and are removable without structural damage to the Building. Said trade fixtures, equipment and furniture shall remain Tenant's property and shall be removed by Tenant prior to expiration of the Term or upon earlier termination of this Lease. Landlord reserves the fight to approve or disapprove of any alterations to the exterior appearance of the Building and any interior improvements visible from outside the Premises on wholly aesthetic grounds. Such improvements must be submitted for Landlord's written approval prior to installation or Landlord may remove or replace such items at Tenant's sole expense. Upon Landlord's prior written approval, which shall not be unreasonably withheld, delayed or conditioned. Tenant may make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) non-structural alterations to the Premises and may also install temporary improvements in the interior of the Premises, provided that such improvements are installed and are removable without structural damage to the Building and excepting minor, non-structural alterations such as painting or re- carpeting which do not cost in excess of $25,000 which Tenant may perform without Landlord's consent. All approvals given by Landlord pursuant to this Article H shall be deemed conditioned upon (i) Tenant's acquiring all applicable permits required by governmental authorities, (ii) furnishing of copies of such permits together with a copy of the plans and specifications to Landlord prior written consent to commencement of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work thereon, and (iii) the compliance by Tenant with all conditions of said permits in a prompt and expeditious manner. Any alterations or installations by Tenant during the term of this Lease shall be done in a good and workmanlike manner, with good and sufficient materials, and in compliance with all applicable lawsRegulations. If a notice of completion is required for such work, regulations Tenant shall file it and ordinances provide Landlord with contractors reasonably acceptable a copy. Tenant shall, at Tenant's cost, provide Landlord with a set of "as-built" drawings for any work which Tenant undertakes. Tenant shall repair, at Tenant's sole expense, all damage to Landlordthe Premises and/or Building caused by the installation or removal of trade fixtures, equipment, furniture or temporary improvements. If Tenant fails to remove the foregoing items on termination of this Lease, Landlord shall shall, be entitled the owner of such items. The parties agree that although Tenant's storage racks will be bolted to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to they will remain the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the personal property of Landlord. Such Alterations shall Tenant, and will be surrendered with the Premises removed by Tenant on or prior to at the end expiration or earlier termination of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone Lease and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall promptly repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedcaused by such removal.

Alterations. Tenant shall not make no any alterations, additions, decorations, improvements or improvements additions (collectively referred to as “"Alterations”") to the Premises without the prior written consent of Landlord. Landlord shall not unreasonably withhold its consent to any proposed alteration, improvement or addition where such alteration, improvement or addition will not affect any structural components of the Building or any Building systems. In requesting such consent and prior to commencing any such work, Tenant shall at its sole cost and expense: (a) Submit to Landlord for review plans and specifications showing such work in reasonable detail and pay to Landlord all costs incurred by Landlord in connection with such review. (b) Furnish Landlord with the names and addresses of all contractors and copies of all contracts. (c) If required by Landlord policy, use union labor for the work, excluding cabling work performed by Tenant's employees. (d) Provide Landlord with such security as Landlord reasonably may imposerequire to assure timely, lien free completion, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain well as all required necessary permits for the Alterations and shall perform the work in evidencing compliance with all applicable laws, regulations ordinances and ordinances regulations. (e) Provide Landlord with contractors certificates of insurance in forms and amounts reasonably acceptable satisfactory to Landlord naming Landlord as an additional insured when required by Landlord. (f) Comply with such other requests as Landlord may reasonably make in connection with such work. Landlord may condition its consent on fulfillment of the foregoing requirements. All such work shall, at Landlord's election, be subject to supervision by Landlord, in which case Tenant shall be entitled promptly pay to Landlord a supervision fee in the amount of 5equal to 12% of the cost of the Alterationswork. If Landlord elects to provide such supervision, there will not be a separate fee for reviewing plans and specifications under Section 9(a) above. Tenant shall protect, defend, indemnify and hold Landlord, the Building and other tenants of the Building harmless from and against any liabilities which may elect to cause its architect to review Tenant’s architectural plans, and arise out of or in connection with the reasonable cost Alterations conducted by or on behalf of that review shall be reimbursed by Tenant. Should the Alterations proposed by Upon completing any Alterations, Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, shall furnish Landlord with as-built drawings contractors' affidavits, sworn statements and CAD disks compatible full and final waivers of lien and receipted bills covering all labor and material expended and used. All Alterations shall comply with Landlord’s systemsall insurance requirements and with all applicable laws, ordinances and regulations. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such All Alterations shall be surrendered completed in a good and workmanlike manner and only good grades of materials shall be used. Once commenced, Tenant shall pursue the construction of Alterations diligently to completion in accordance with all of the foregoing requirements and all applicable plans and specifications or shall promptly restore the Premises to its pre-Alteration condition. All Alterations, whether temporary or permanent in character, including, without limitation, wall coverings, carpeting and other floor coverings, special lighting installations, built-in or attached shelving, cabinetry and mirrors, installed by Landlord or Tenant in the Premises shall become Landlord's property and shall remain in the Premises at the end expiration or termination of the Termthis Lease without compensation to Tenant, except that for Tenant's movable office furniture, trade fixtures and office equipment. Landlord may, by notice shall have the right to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove Alterations at Tenant's sole cost and expense in accordance with the provisions of Section 16 of this Lease provided that Landlord specifically reserves such right when giving its consent with respect to the applicable Alteration. Nothing contained in this Lease shall authorize or empower Tenant to do anything to encumber Landlord's title to the Building, Land or Premises, nor in any way subject Landlord's title to any claims of lien or encumbrance whether claimed by operation of law or by virtue of any expressed or implied contract of Tenant. If Tenant has not removed any such lien or encumbrance within 15 days after written notice to Tenant by Landlord, Landlord may, but shall not be obligated to, pay the amount necessary to remove the lien or encumbrance, without being responsible for making any investigation as to the validity or accuracy thereof, and the amount so paid, together with all costs and expenses (including reasonable attorneys' fees) incurred by Landlord in connection therewith, shall be deemed additional rent due and payable within 10 days after receipt of a statement from Landlord. Tenant may obtain removal of such lien or encumbrance as required hereunder by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepteddeposit procedure set forth in Minnesota Statutes 514.10.

Alterations. Tenant shall not make no any alterations, additions, decorations, additions or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord; provided, however, that Landlord shall not unreasonably withhold its consent to interior, non-structural alterations that cost fewer than $10,000.00 to perform and do not involve roof or wall alterations. Landlord may impose, hereby approves Tenant’s racking plan attached hereto as a condition to its consent, any requirements Exhibit “B” provided that Landlord in its discretion may deem reasonable or desirableTenant obtains all requisite municipal approvals therefor. Any alterations performed by Tenant shall use Landlord’s designated mechanical be in accordance with all of the terms and electrical contractors, obtain all required permits for the Alterations conditions of this Paragraph 6. All work to be performed by Tenant under this Paragraph 6 shall be performed in accordance with plans and shall perform the work specifications approved in advance by Landlord and in compliance with all applicable lawscodes, regulations rules, regulations, ordinances and ordinances with laws by licensed contractors reasonably who are approved in advance by Landlord and who carry policies of workers’ compensation and liability insurance in minimum coverage amounts acceptable to Landlord. Tenant shall furnish copies of insurance certificates evidencing the required insurance coverage prior to commencing any work and Landlord shall be entitled designated as an additional insured on such certificates. Tenant shall furnish to a supervision fee in the amount Landlord written evidence of 5% of the cost of the Alterations. security to assure Landlord may elect that all work performed pursuant to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review this Paragraph shall be reimbursed by free and clear of all mechanic’s liens or other liens, encumbrances, security interests and charges. Tenant shall indemnify, defend, protect and hold Landlord harmless from and against any and all costs (including attorneys’ fees and court costs), losses, expenses, damages and other liabilities arising out of or in connection with the work performed in accordance with this Paragraph. Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its own cost and expense, furnish Landlord with as-built drawings may erect such shelves, bins machinery and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writingtrade fixtures as it desires provided that (a) such items do not alter the basic character of the Premises or the Building and/or improvements of which the Premises are a part, all Alterations affixed (b) such items do not overload or damage the same, (c) such items may be removed without injury to the Premises, including without limitation and (d) the construction, erection or installation thereof complies with all applicable governmental laws, ordinances, regulations and with Landlord’s specifications and requirements. All alterations, additions, improvements and partitions erected by Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures shall be and furniture, shall become remain the property of Landlord. Such Alterations shall be surrendered with Tenant during the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date term of this Lease. All shelves, all or any Alterations (including without limitation all telephone bins, machinery and data cabling) trade fixtures installed either by Tenant shall be removed on or by Landlord before the earlier to occur of the date of termination of this Lease or vacating the Premises, at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, which time Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area Premises to its pre-existing their original condition. All alterations, reasonable wear installations, removals and tear exceptedrestoration shall be performed in a good and workmanlike manner so as not to damage or alter the primary structure or structural qualities of the Building and other improvements situated on the Premises or of which the Premises are a part.

Alterations. Tenant (a) Sublessee shall not make no any alterations, additions, decorations, additions or improvements to the Subleased Premises (collectively referred to as “Alterations”) to the Premises without the prior written consent of LandlordSublessor. Landlord Such consent may be granted or withheld in the reasonable discretion of Sublessor and may be granted subject to any reasonable terms or conditions which Sublessor may impose. All Alterations shall be made at Sublessee's sole cost and expense, as in a condition to its consentgood and workmanlike manner, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance accordance with all applicable laws, regulations Governmental Requirements and ordinances in accordance with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% Prime Lease. (b) Upon the expiration or sooner termination of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writingSublease Term, all Alterations affixed to shall remain on the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures Subleased Premises and furniture, shall become the property of Sublessor unless the Prime Landlord shall give written notice to Sublessor or Sublessee to remove the same at the time consent to such Alteration was requested. When requesting Prime Landlord’s approval of any Alterations, Sublessee will specifically request that Prime Landlord identify any Alterations that will not be required to be removed, and Sublessee agrees that any Alterations not so identified will be required to be removed. Such Sublessee will remove any Alterations shall which the Prime Landlord requires be surrendered removed, and will repair and restore in accordance with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair Prime Lease any damage to the Subleased Premises arising caused by the installation or removal of such Alterations. Should Sublessee fail to do so, Sublessor may do so, and the cost and expense thereof, together with interest at the Overdue Interest Rate from that removal the date such costs and expenses were incurred by Sublessor, shall restore be paid by Sublessee to Sublessor as Additional Rent within ten (10) days after Sublessee’s receipt of a bxxx and supporting documentation setting forth such costs and expenses. As used herein, the affected area to its pre-existing condition, reasonable wear and tear excepted“Overdue Interest Rate” shall be the rate of interest referenced in clause (b) of Section 3 (Rent) of the Original Prime Lease.

Alterations. 8.1 Tenant shall may, from time to time, at its own expense make no alterationschanges, additions, decorations, or additions and improvements (collectively referred to as “Alterations”) to the Premises as required by applicable Laws (including, without limitation, the ADA) or to better adapt the same to its business. Any such change, addition or improvement made by Tenant pursuant to this Section 8.1 will (a) comply with all applicable Laws; (b) be made only with the prior written consent of Landlord, which consent will not be unreasonably delayed or withheld; (c) be made with materials of a quality equaling or exceeding the materials used for the Building; (d) be carried out only by persons selected by Tenant and approved in writing by Landlord, who will, if required by Landlord, deliver to Landlord performance and payment bonds before commencing work; (e) be completed at Tenant’s sole cost and expense, and (f) comply with Landlord’s reasonable environmental policies, standards and measures, and not do anything to jeopardize or otherwise affect Landlord’s Green Standards for the Building. Tenant will maintain, or will cause the persons performing any such work to maintain, worker’s compensation insurance and public liability and property damage insurance (with Landlord may imposenamed as an additional insured), as in amounts, with companies and in a condition form reasonably satisfactory to its consentLandlord, any requirements that which insurance will remain in effect during the entire period in which the work will be carried out. If requested by Landlord, Tenant will deliver to Landlord in its discretion may deem reasonable proof of all such insurance. Tenant will promptly pay, when due, the cost of all such work and, upon completion, Tenant will deliver to Landlord, to the extent not previously received by Landlord, evidence of payment, contractors’ affidavits and full and final waivers of all liens for labor, services or desirablematerials. Tenant shall require that all contracts entered into by Tenant for any repairs or other improvements to the Premises contain a provision confirming that any and all such alterations, additions or improvements to be made by Tenant are solely for Tenant's immediate use and benefit and that the alterations, additions or improvements being undertaken are not for Landlord’s designated mechanical 's immediate use and electrical contractorsbenefit. Tenant will also pay any increase in property taxes on, obtain all required permits for or fire or casualty insurance premiums for, the Alterations Building or any portion thereof attributable to such change, addition or improvement and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of any modifications to the Alterations. Landlord may elect Building outside the Premises that are required to cause its architect be made in order to review Tenant’s architectural plansmake the change, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented addition or improvement to by Landlord change the floor plan of the Premises, then Tenant shall. Tenant, at its expense, furnish will have promptly prepared and submitted to Landlord with reproducible as-built drawings plans of any such change, addition or improvement upon its completion. All changes, additions and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed improvements to the Premises, including whether temporary or permanent in character, made or paid for by Landlord or Tenant will, without limitation all Tenant Improvements constructed pursuant compensation to the Work Letter (except as otherwise provided in the Work Letter)Tenant, but excluding moveable trade fixtures and furniture, shall become the Landlord’s property of Landlordupon installation. Such Alterations shall be surrendered with the Premises If at the end time Landlord consents to their installation, Landlord requests or approves the removal by Tenant of any such changes, additions or improvements upon termination of the TermLease, except that Landlord mayTenant will remove the same upon termination of the Lease. All other changes, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner additions and improvements will remain Landlord’s property upon termination date of this Lease, all or any Alterations (including without limitation all telephone Lease and data cabling) installed either by Tenant or by will be relinquished to Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing in good condition, reasonable ordinary wear and tear excepted.

Alterations. A. Tenant shall make no alterations, installations, additions, decorations, or improvements (collectively referred to as “Alterations”"Tenant's Changes") in or to the Leased Premises without the Landlord's prior written consent of Landlord. consent, which Landlord may impose, as a condition to its consent, any requirements that Landlord give or withhold in its sole and absolute discretion. No Tenant's Changes shall require Landlord to do any work or expend any sums, whether pursuant to any applicable law, code or regulation, or otherwise, for or with respect to the Leased Premises or any other part of the Building, or result in the loss of any Usable Area or any amenities of the Building or otherwise adversely affect any economics in the operation of the Building. All Tenant's Changes shall be done at Tenant's expense, at such times and in such manner as Landlord may designate, in accordance with plans and specifications approved by Landlord, only by such contractors or mechanics as are approved by Landlord, and subject to all other conditions which Landlord may in its sole and absolute discretion may deem reasonable impose. Any proposed Tenant's Changes to or desirableaffecting any of the Building systems must be either designed or approved by Landlord's engineer. Tenant shall use reimburse Landlord for Landlord’s designated mechanical 's reasonable costs and electrical contractorsexpenses incurred in connection with any proposed Tenant's Changes, obtain all required permits including without limitation any fees charged by Landlord's architect or engineer in connection with the preparation or review of any plans and specifications for the Alterations and shall perform the work in compliance with all applicable lawsany proposed Tenant's Changes, regulations and ordinances with contractors reasonably acceptable within five (5) days after submission of invoice therefor by Landlord. B. Prior to Landlord. Landlord shall be entitled to a supervision fee in the amount commencing any of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plansTenant Changes, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its own expense, furnish Landlord cause to be recorded in the Mortgage Records of the parish wherein the Building is situated, a proper notice of contract, with as-built drawings attached payment bond in the amount required by law, and CAD disks compatible with shall take all such other action as may be required to relieve Tenant, Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the leased Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures Building and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, Tenant's rights under this Lease from any claims or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises privileges arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedunder La. R.S. 9:4802.

Alterations. Tenant shall make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review TenantXxxxxx’s architectural plans, and the reasonable cost of that review shall be reimbursed by TenantXxxxxx. Should the Alterations proposed by Tenant Xxxxxx and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Datetime of Landlord’s approval, require Tenant to remove by the Expiration Date, Date or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cablingany Tenant Improvements constructed pursuant to the Work Letter) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted.. XXXXXXX REALTY & MORTGAGE INC-0 Xxxxxxxxx Xxxxxx-XXX 000-X0

Alterations. Tenant shall make no alterations, additionsinstallations, decorations, additions or improvements (collectively referred to as “Alterations”) in, on or to the Leased Premises without the Landlord's prior written consent consent, not to be unreasonably withheld. All such work shall be designed and made in a manner, and by architects, engineers, workmen and contractors, satisfactory to Landlord, in its reasonable discretion. All alterations, installations, additions and improvements (including, without limitation, paneling, partitions, millwork and fixtures) made by or for Tenant to the Leased Premises shall remain upon and be surrendered with the Leased Premises and become the property of LandlordLandlord at the expiration or termination of this Lease or the termination of Tenant's right to possession of the Leased Premises; provided, Landlord may require Tenant to remove any or all of such items that are not Building standard upon the expiration or termination of this Lease or the termination of Tenant's right to possession of the Leased Premises in order to restore the Leased Premises to the condition existing at the time Tenant took possession. Landlord may impose, as a condition to its consent, shall notify Tenant in writing of any requirements that Landlord in its discretion may deem reasonable or desirablesuch removal requirement at the time of installation of such non-Building standard items. Tenant shall use Landlord’s designated mechanical bear the costs of removal of Tenant's property from the Building and electrical contractorsof all resulting repairs thereto. Upon removal of such items, obtain all required permits for Tenant shall restore the Alterations Leased Premises to the condition existing at the time Tenant took possession, excluding normal wear and shall perform tear. Notwithstanding the work in compliance with all applicable lawsforegoing, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee in upon the amount expiration or earlier termination of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plansthis Lease, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expenseLandlord's request and upon written notification from Landlord, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) wiring installed either by Tenant or by Landlord at Tenant’s request (collectivelyfrom the Leased Premises, the “Required Removables”). In connection with its removal of Required Removables, and Tenant shall repair any damage to the Leased Premises arising caused by any such removal. Tenant shall bear the costs of removal of Tenant's property from the Building and of all resulting repairs thereto. All work performed by Tenant with respect to the Leased Premises shall: (a) not alter the exterior appearance of the Building or adversely affect the structure, safety, systems or services of the Building; (b) materially comply with all Building safety, fire and other codes and governmental and insurance requirements; (c) not result in any usage in excess of Building standard of water, electricity, gas, heating, ventilating or air conditioning, (either during or after such work) unless prior written arrangements satisfactory to Landlord are entered into; (d) be completed promptly and in a good and workmanlike manner; (e) be performed in such a manner that removal does not cause interference or disharmony with any labor used by Landlord, Landlord's contractors or mechanics or by any other tenant or such other tenant's contractors or mechanics; and (f) not cause any mechanic's, materialman's or other similar liens to attach to Tenant's leasehold estate. Tenant shall restore not permit, or be authorized to permit, any liens (valid or alleged) or other claims to be asserted against Landlord or Landlord's rights, estates and interests with respect to the affected area to its pre-existing conditionBuilding or this Lease in connection with any work done by or on behalf of Tenant, reasonable wear and tear exceptedTenant shall indemnify and hold Landlord harmless against any such liens.

Alterations. (a) Tenant shall make no alterations, additions, decorations, additions or improvements in or to the Premises (collectively referred to as “Alterations”) to the Premises without the Landlord's prior written consent of Landlord. Landlord may impose, as a condition to its consent, any requirements that which consent shall not be unreasonably withheld, conditioned or delayed, and then only by contractors or mechanics approved by Landlord in its discretion may deem reasonable writing, which approval shall not be unreasonably withheld, conditioned or desirabledelayed. Tenant shall use Landlord’s designated mechanical submit to Landlord plans and electrical contractors, obtain all required permits specifications for the any proposed Alterations and may not make such Alterations until Landlord has approved such plans and specifications and the contractor in writing. Tenant shall perform construct such Alterations in accordance with the work plans and specifications approved by Landlord and in compliance with all applicable lawsLaws, regulations and ordinances shall not amend or modify such plans and specifications. If the proposed change requires the consent or approval of the holder of a mortgage encumbering the Premises, Tenant acknowledges that such consent or approval must be secured prior to the construction of such Alteration. Tenant agrees not to construct or erect partitions or other obstructions that may interfere with contractors reasonably acceptable free access to Landlordmechanical installations or service facilities of the Building or interfere with the moving of equipment to or from the enclosures containing said installations or facilities. Landlord All Alterations shall be entitled done at such times and in such manner as Landlord may from time to a supervision fee in time reasonably designate. Tenant shall pay the amount of 5% of the entire cost of all Alterations and any work necessitated by the Alterations. Tenant shall obtain and/or require from its contractor builder’s “all risk insurance” in an amount at least equal to the replacement value of the Alterations naming Landlord may elect and other parties required by Landlord as additional insureds, which shall specifically include completed operations. Tenant covenants and agrees that all work done by Tenant, including the Tenant Improvements, shall be performed in full compliance with all Laws, including the ADA. If a governmental authority requires any alterations to cause its architect to review the Project, Buildings or Premises as a result of Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan Permitted Use or as a result of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed Improvements or an Alteration to the Premises, including or due to Tenant’s unique and specific use, and which are not included in Landlord’s Work, Tenant shall pay the cost of all such required alterations. Any other code violation or alterations required by a governmental authority not covered by the previous two (2) sentences shall be the responsibility of Landlord at Landlord’s sole cost and expense and without limitation all reimbursement from Tenant Improvements constructed pursuant either directly or as an Operating Expense. Before commencing any work, Tenant shall give Landlord at least ten (10) days’ Notice of the proposed commencement of such work. For Alterations costing more than $50,000 and if Tenant fails to demonstrate to Landlord that it has sufficient available funds set aside for payment of the Work Letter (except as otherwise provided Alterations, Landlord may require that Tenant secure for such work at Tenant's own cost and expense a completion and payment bond in form, substance and amount reasonably satisfactory to Landlord. All Alterations made after the Work Letter)Commencement Date, but excluding moveable trade fixtures and furnitureshall, at Landlord's election, which election shall be communicated in writing to Tenant at the time of Landlord’s consent, either be removed by Tenant or shall become the property of Landlord. Such Alterations Landlord and shall remain upon, and be surrendered with with, the Premises at the end of the TermTerm hereof; provided, except however, that Landlord mayif Landlord, by notice Notice to Tenant given at least 30 days prior to the Expiration DateTenant, require requires Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removablessuch improvements, Tenant shall repair any all damage resulting from such removal or, at Landlord's option, shall pay to Landlord the reasonable and documented cost of such removal prior to the expiration of the Term. In no event shall Tenant be required to remove the Tenant Improvements. Notwithstanding anything to the contrary contained herein, Tenant shall not be required to obtain Landlord’s prior written consent for non-structural, non-exterior, cosmetic alterations to the Premises, provided such alterations do not affect the Building Systems and cost in the aggregate for each alteration project no more than $150,000. Additionally, the construction of the Tenant Improvements shall be governed by the terms of the Work Letter and not the terms of this Section 14. (b) All articles of personal property and all business and trade fixtures, machinery and equipment, furniture and movable partitions owned by Tenant or installed by or for Tenant in the Premises shall be and remain the property of Tenant and shall be removed by Tenant prior to the expiration of the Term and Tenant shall repair all damage to the Premises arising resulting from such removal. If Tenant shall fail to remove any of the foregoing from the Premises on or before termination of this Lease for any cause whatsoever, Tenant shall be deemed to be holding over without Landlord’s consent, and Landlord may, at its option, remove the same in any manner that Landlord shall choose, and store the same without liability to Tenant for loss thereof, and Tenant shall pay Landlord upon demand any and all reasonable and documented expenses incurred in such removal, including court costs and attorneys' fees and storage charges thereon, for any length of time that the same shall be in Landlord's possession or control. Landlord may without Notice, sell such property, at a private sale and without legal process, for such price as Landlord may obtain and apply the proceeds of such sale to any amounts due under this Lease from Tenant to Landlord and/or to all reasonable and documented expenses, including attorneys' fees and costs, incident to the removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedand/or sale thereof.

Alterations. 6.1 During the term of this Lease the Tenant shall have the right at any time, and from time to time, with Landlord’s prior written consent, which consent shall not be unreasonably denied or withheld, to make no non-structural changes or alterations to the Premises, provided that any such non-structural change or alteration shall be made by Tenant at Tenant’s sole cost and expense. It is further agreed, that Tenant at its sole expense, shall prepare and provide the Landlord with adequate blueprints containing specifications for any such Improvements of the Premises for review and approval, and shall bear the cost of reasonable fees of a architectural or engineer retained by Landlord, who will analyze and advise Landlord. Tenant shall also bear the cost of the supervision and inspection of said interior construction. Tenant shall require all contractors performing work at the Premises on Tenant’s behalf to carry general accident and public liability insurance covering such activities with coverage limit at least equal to those of Tenant hereunder and workmen’s compensation insurance in statutorily required amounts. Both Landlord and Tenant shall be named as an additional insured on such general liability policies. All changes and alterations shall be made in accordance with applicable building codes and ordinances and pursuant to all required building permits or other governmental approvals. 6.2 All fixtures, furnishing and equipment placed on the Premises at Tenant’s expense shall be and remain the Tenant’s personal property, and, except as provided in the following sentence, all such fixtures, furnishing and equipment may be removed by Tenant, at its expense, at any time prior to the expiration of this Lease. At Landlord’s option, all permanently affixed modifications, alterations, or additions, decorationsincluding but not limited to plumbing, or improvements (collectively referred to as “Alterations”) heating, ventilation, conditioning and attached electrical fixtures and equipment in the Premises shall be and remain the property of the Landlord. Any damage to the Premises in the course of removal of any such fixtures, furnishing and equipment shall be repaired by Tenant at Tenant’s own cost and expense. 6.3 Except as provided in this clause, no improvements now or hereafter erected upon the Premises or any part thereof, shall be demolished, altered, added to or changed without the prior written consent of Landlord. . 6.4 In any alteration of any nature whatsoever, Landlord may imposeimpose upon Tenant, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Tenant shall use Landlord’s designated mechanical and electrical contractors, obtain all required permits conditions for the Alterations and shall perform restoration of the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord. Landlord shall be entitled to a supervision fee Premises upon future removal of the alteration or change so that the Tenant in the amount of 5% of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord. Such Alterations shall be surrendered with last instance is responsible for leaving the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing in tenantable condition, reasonable wear and tear excepted.

Alterations. 15.01 Tenant shall not make no alterations, additions, decorationsany structural alterations or additions to the Demised Premises which would adversely affect the structural integrity of the Building, or improvements (collectively referred to as “Alterations”) to change the Premises exterior color or architectural treatment of the Building, or which would otherwise impair the value of the Building without on each occasion first obtaining the prior written consent of Landlord. Landlord may impose, as a condition to its consent, it being acknowledged that Landlord's consent shall not be required for any requirements that Landlord in its discretion may deem reasonable other alterations or desirableadditions. Tenant shall use submit to Landlord plans and specifications for such work at the time landlord's consent is sought. Tenant shall pay to Landlord upon demand the reasonable cost and expense of Landlord for any action of Landlord in excess of (a) reviewing said plans and specifications and (b) inspecting the alterations to determine whether the same are being performed in accordance with the approved plans and specifications and all Legal Requirements and Insurance Requirements including without limitation, the fees of any architect or engineer employed by Landlord for such purpose. Before proceeding with any permitted alteration which will cost more than $350,000 (exclusive of the costs of decorating work and items constituting Tenant's Property), as estimated by a reputable contractor designated by Landlord’s designated mechanical , Tenant shall obtain and electrical contractorsdeliver to Landlord either (i) a performance bond and a labor and materials payment bond (issued by a corporate surety licensed to do business in New Jersey), obtain all required permits for the Alterations each in an amount equal to 125% of such estimated cost and in form satisfactory to Landlord, or (ii) such other security as shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable be satisfactory to Landlord. Notwithstanding anything herein to the contrary, the provisions of the immediately preceding sentence shall not apply during such time as PaineWebber, Inc. remains liable for Tenant's obligations under this Lease. Tenant shall fully and promptly comply with and observe the Rules and Regulations then in force in respect of the making of such alterations. Any review or approval by Landlord of any plans and/or specifications with respect to any such 31 35 alterations is solely for Landlord's benefit, and without any representation or warranty whatsoever to Tenant in respect to the adequacy, correctness or efficiency thereof or otherwise. 15.02 Tenant shall obtain all necessary governmental permits and certificates for the commencement and prosecution of alterations and for final approval thereof upon completion, and shall cause alterations to be performed in compliance therewith all applicable Legal Requirements and Insurance Requirements. Alterations shall be entitled diligently performed in a good and workmanlike manner, using new materials and equipment at least equal in quality and class to a supervision fee the better of the original installations of the Building. Alterations requiring Landlord's consent shall be performed by contractors licensed in the amount State of 5% New Jersey (if applicable), whose use shall not invalidate any warrants applicable to the Building or its Systems, and which contractors are either employed in connection with the performance of Landlord's Work or Tenant's Work or are reputable and skilled in their respective trades. Alterations shall be made in such a manner as not to unreasonably interfere with or delay and as not to impose any additional expense upon Landlord in the maintenance, repair or operation of the cost of the Alterations. Landlord may elect to cause its architect to review Tenant’s architectural plans, Building; and the reasonable cost of that review if any such additional expense shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to incurred by Landlord change as a result of Tenant's making of any alterations, Tenant shall pay any such additional expense upon demand. Throughout the floor plan making of alterations, Tenant shall carry, or cause to be carried, workmen's compensation insurance in statutory limits and general liability insurance, with completed operation endorsement, for any occurrence in or about the PremisesBuilding, then under which Landlord and its managing agent and any Superior Lessor whose name and address shall previously have been furnished to Tenant shallshall be named as parties insured, at its expensein such limits as landlord may reasonably require, with issuers reasonably satisfactory to Landlord. Tenant shall furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees reasonably satisfactory evidence that such insurance is in writingeffect at or before the commencement of alterations and, all Alterations affixed to on request, at reasonable intervals thereafter during the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property making of Landlord. Such Alterations shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”). In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear exceptedalterations.