Common use of Alterations Clause in Contracts

Alterations. (a) Tenant will not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premises.

Alterations. (a) Excepting Tenant’s Upfit, Tenant will not shall make no alterations, additions, or suffer improvements to be made the Premises without the prior written consent of Landlord, and any such request by Tenant of Landlord to make any such alterations, additions or improvements shall in excess each case be accompanied by plans and specifications for such alterations, additions and improvements all in such detail as Landlord may reasonably required. Any alteration, addition or improvement to the Premises which results in any damage to the Premises or the alteration, addition or improvement to the Premises which results in any damage to the Premises or the Building including, but not limited to the floor, ceiling or outside walls shall be repaired by the Tenant at the termination of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to Lease, or if sooner, upon the Premisesrequest by the Landlord. All alterations, the Building, or any part thereof, or attach any fixtures or equipment theretoadditions and improvements (including, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations limitation, all partitions, walls, railings, carpeting, and floor coverings) made by, for approval prior to any Alterations being started. When approved, Landlord will return one copy or at the direction of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on upon and be surrendered with the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon as a part thereof at the expiration or earlier termination of this Lease. (b) . All Alterations shall, when completed, be of contractors and subcontractors employed by Tenant for any such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations work shall be made promptly and in a good workmanlike manner, and in compliance subject to Landlord’s prior approval. Tenant shall comply with all applicable permits, building laws and zoning laws, obtain all licenses and permits required by any applicable authority before commencing construction. Any alarm or sprinkler system installed by Tenant must be compatible with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations system maintained by Landlord for the Building, Tenant and all contractors and subcontractors employed or engaged by Tenant shall comply with the Contractor Upfit and Insurance Procedures and Requirements prepared by Landlord for the Building, a copy of which will be paid provided to Tenant upon request All alterations, additions and improvements made by TenantTenant to the Premises, such that including without limitation, the initial alterations, additions and improvements made to the Premises, shall remain in the Premises and shall not be free removed therefore at any time. Upon the expiration or any earlier termination of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedthis Lease, Tenant shall pay promptly reimburse Landlord for any increase expense or cost incurred by Landlord in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related restoring the Premises to the construction of such. Alterations condition in which the Premises were at the time Tenant shall have occupied the same, except for Tenant’s Upfit and for ordinary wear and tear, fire or other casualty and alterations, additions and improvements to the increased value of Premises consented to in writing by Landlord unless Landlord is entitled to and notifies Tenant to remove the Premisessame.

Alterations. (a) Tenant will shall not make any alterations, additions, or suffer improvements in or to the Leased Premises without the prior written consent of Landlord, which consent may be made subject to such conditions as Landlord may deem appropriate but which consent shall not be unreasonably withheld or delayed. Landlord shall use its best efforts to expedite review and approval of Tenant's alteration plans when Tenant's schedule requires expedited review. Except as otherwise expressly provided in the Tenant Improvements Provisions, any such alterations, additions or improvements consented to by Landlord shall be made at Tenant's sole cost and expense. Tenant shall secure any and all governmental permits, approvals or authorizations required in excess 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 coverings), except trade fixtures and other equipment which do not become a part of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Leased Premises, shall immediately become the Buildingproperty of Landlord without any obligation to pay therefore. Upon the expiration or sooner termination of the Term, or any part thereofTenant shall, or attach any fixtures or equipment theretoupon written demand by Landlord, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval given at least thirty (30) days prior to any Alterations being started. When approved, Landlord will return one copy the end of the drawings Term, at Tenant's sole cost and expense forthwith remove any trade fixtures of Tenant designated by Landlord to Tenant with Landlords signature of approval. Any Alterations to be removed, but not alterations, additions or upon the Premises shall be improvements made by Tenant, and Tenant shall forthwith at Tenant’s its sole cost and expense, provided that repair any architect and or contractor selected damage to the Leased Premises caused by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option such removal of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premises.

Alterations. Except for Permitted Alterations (a) as defined below), Tenant will shall not make permit alterations in or suffer to the Leased Premises unless and until the plans have been approved by Landlord in writing, which approval shall not be made any alterationsunreasonably withheld, additions conditioned or improvements in excess delayed. As a condition of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written such approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by may require Tenant to make remove the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or alterations and restore the Leased Premises upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. ; otherwise, all such alterations shall at Landlord's option become a part of the realty and the property of Landlord, and shall not be removed by Tenant. Notwithstanding the foregoing, Tenant shall not be obligated to remove any of Landlord's Work or any Permitted Alterations and Landlord may not require Tenant to remove any other alterations that are of a type customary for first-class office buildings. Tenant shall ensure that all alterations shall be made in accordance with all applicable laws, regulations and building codes, in a good and workmanlike manner and of quality equal to or better than the original construction of the Building. No person shall be entitled to any lien derived through or under Tenant for any labor or material furnished to the Leased Premises, and nothing in this Lease shall be construed to constitute a consent by Landlord to the 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 within thirty (b30) All Alterations shalldays after filing. Tenant shall indemnify Landlord from all costs, when completedlosses, be of such a character expenses and attorneys' fees in connection with any construction or alteration and any related lien. Notwithstanding anything to the contrary set forth hereinabove, Tenant may, without Landlord's prior approval but with written notice to Landlord, along with permits and drawings to the extent required, make any alterations, improvements or additions to the Leased Premises ("Permitted Alterations"), so long as they (i) do not to lessen affect the Building structure, (ii) do not adversely affect the value of the Building, (iii) do not materially, adversely affect any of the Building systems, (iv) are not visible from the exterior of the Building, (v) are of a type customary for first-class office buildings, (vi) do not materially increase the cost of demolition of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike mannerImprovements, and in compliance with all applicable permits, building (vii) only if and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction extent the alteration is of such. Alterations and a type not customary for first-class office buildings, restore the increased value affected portion of the PremisesLeased Premises to its condition prior to such modification.

Alterations. (a) Except as permitted under Section 36 of this Lease, Tenant will shall not make or suffer permit to be made any alterations, additions or improvements in excess of $5,000.00 excluding in, upon or to the initial Tenant Improvements (collectively “Alterations”) to or upon the Leased Premises, the Building, or any part thereof, or attach any fixtures or equipment theretoof the Leased Premises, without first obtaining the prior written consent of Landlord’s written approval. In the event such consent is obtained, all such alterations, additions or improvements shall be performed at the expense of Tenant in a good, workmanlike manner, free from faults and defects and in accordance with all applicable laws and building codes and plans and specifications approved by Landlord. Tenant will provide shall not allow any construction liens to attach to the Leased Premises or the Property, Building or Improvements in connection with any such alteration, and the failure of Tenant to have any such lien released within ninety 90) days after written notice from Landlord shall constitute a default under this Lease. In addition, Tenant shall indemnify, defend and hold Landlord harmless from any and all costs and expenses incurred by Landlord in connection with three detailed drawings such construction liens, including, without limitation, attorneys fees and costs of Tenants desired Alterations for approval prior to any Alterations being startedlitigation. When approvedAll alterations, Landlord will return one copy additions or improvements (except trade fixtures) so made and installed by Tenant shall become part of the drawings to Tenant with Landlords signature realty, shall become the property of approval. Any Alterations to or upon Landlord and shall remain for the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option benefit of Landlord, become Landlord’s property and, Landlord at the end of the term or any extension hereofother expiration of this Lease in as good condition as they were when installed, shall remain on the Premises without compensation reasonable wear and tear, casualty that is covered or required to Tenantbe covered by insurance under this Lease, unless Landlord request ordinary depreciation and obsolescence excepted; provided, however, that Tenant remove any such Alterations. Notwithstanding alteration, addition or improvement remaining at the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and end of the term or other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completedshall upon demand made by Landlord, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid removed by Tenant, such that the Premises be free of liensat Tenant’s expense, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay repair any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related damage caused by such removal, restoring the Leased Premises to their condition prior to the construction making of such. Alterations and the increased value of the Premisessuch alteration, addition or improvement.

Alterations. (a) Tenant will not make or suffer any alteration to be made any alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, Premises or any part thereof, or attach any fixtures or equipment thereto, thereof without first obtaining Landlord’s written approvalapproval of such alteration. Tenant will provide In the absence of an agreement to the contrary, any alterations and other improvements and any equipment, machinery, furniture, furnishings, and other property installed or located in the Premises or the Building by or on behalf of Landlord as defined hereinbelow) (a) immediately become the property of Landlord and (b) shall remain upon and be surrendered to Landlord with three detailed drawings the Premises as a part thereof at the end of Tenants desired Alterations for approval the Term; provided, however, that if Tenant is not in default under this Lease, Tenant shall have the right to remove, prior to any Alterations being started. When approved, Landlord will return one copy the end of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by TenantTerm, at Tenant’s sole cost Personal Property, and expenseprovided, provided further, that if the Landlord should elect that any architect and or contractor selected by Tenant to make the same shall alterations be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property andremoved, at the end of the term Term, Tenant shall cause the same to be removed at Tenant’s expense or any extension hereofreimburse Landlord for doing so. “Tenant’s Personal Property” shall mean all equipment, shall remain machinery, improvements, furniture, furnishings and/or other property now or hereafter installed or placed in or on the Premises without compensation by and at the sole expense of Tenant with respect to Tenantwhich Tenant has not been granted any credit or allowance by Landlord, unless Landlord request that Tenant remove any such Alterations. Notwithstanding and which (i) is not used, or was not procured for use, in connection with the aboveoperation, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration maintenance or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value protection of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike mannerthe Building, (ii) is removable without damage to the Premises or the Building, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs (iii) is not a replacement of any property of Landlord, whether such Alterations replacement is made at Tenant’s expense or otherwise. Notwithstanding any other provision of this Lease, Tenant’s Personal Property shall be paid by Tenantnot include any alterations, such that or any improvements or other property installed or placed in or on the Premises be free as part of liensLandlord’s Work, for services performedwhether or not any such alterations, labor and material supplied improvements, or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premisesother property were at Tenant’s expense.

Alterations. In the event Subtenant desires to make alterations, additions or improvements to the Sublease Premises, Subtenant shall concurrently provide to each of Sublandlord and Master Landlord, in accordance with the notice provisions herein, a description of the proposed alterations, additions or improvements, together with and a copy of the proposed plans and specifications for review and approval. Subtenant shall make no alterations, additions or improvements in or to the Sublease Premises without the prior written consent of both Sublandlord (aexcept that Sublandlord’s consent shall not be required for alterations referenced in the “provided, however” clause in the first sentence of Section 6.05) Tenant will and, if required by the Master Lease, Master Landlord. Sublandlord shall not make unreasonably withhold, condition or suffer delay its consent to any proposed alteration, addition or improvement. Notwithstanding the foregoing, it shall not be made unreasonable for Sublandlord to withhold consent to any alteration, addition or improvement for which Master Landlord does not provide consent. Sublandlord shall give its consent or reasons for failure to consent to any proposed alteration, addition or improvement within ten (10) business days after Sublandlord has received from Subtenant a description of the proposed alterations, additions or improvements, together with and a copy of the proposed plans and specifications. Any such approved alterations, additions or improvements shall be installed in accordance with the terms of the Master Lease. In the event Subtenant makes any such alterations, additions or improvements, Subtenant shall restore the Sublease Premises at the expiration or earlier termination of the Sublease Term to its condition existing as of the Commencement Date, reasonable wear and tear excepted, unless Master Landlord otherwise agrees in writing. If Master Landlord agrees in writing that any alterations, additions or improvements installed by Subtenant may remain in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Sublease Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this LeaseSublease, Sublandlord shall not have the right to require that Subtenant remove those alterations, additions or improvements upon the expiration or earlier termination of this Sublease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premises.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, improvements or additions to any part of the structural or improvements in excess exterior portion of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to Building or upon the Premises, any of the Building’s base building systems (including without limitation the base building HVAC, mechanical, electrical, plumbing or any part thereof, or attach any fixtures or equipment thereto, life safety systems) without first obtaining Landlord’s prior written approvalconsent, which consent shall not be unreasonably withheld. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approvedSo long as alterations, Landlord will return one copy improvements and additions do not affect the structural or exterior portion of the drawings Building or any of the Building’s base building systems, Tenant shall be permitted to Tenant with Landlords signature of approvalmake all reasonable alterations, improvements and additions to, on or at the Premises. Any Alterations such improvements, excepting movable furniture, trade fixtures and equipment, shall become part of the realty and belong to or upon the Premises Landlord. All alterations and improvements shall be made by Tenant, properly permitted and installed at Tenant’s sole cost and expensecost, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in charactera licensed contractor, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good and workmanlike manner, and in compliance conformity with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements the laws of all applicable federalduly constituted public authorities. Any alterations that Tenant shall desire to make which require the consent of Landlord shall be presented to Landlord in written form with detailed plans. Tenant shall: (i) acquire all applicable governmental permits; (ii) furnish Landlord with copies of both the permits and the plans and specifications before the commencement of the work, state and municipal governments, departments, commissions, boards (iii) comply with all conditions of said permits in a prompt and officesexpeditious manner. The costs Any alterations shall be performed in a workmanlike manner with good and sufficient materials. Tenant shall promptly upon completion of any such Alterations shall be paid by Tenant, such alterations that require the Premises be free consent of liens, for services performed, labor Landlord pursuant to this section furnish Landlord with as-built plans and material supplied specifications. In the event Tenant installs improvements or claimed to have been supplied. Before makes any Alterations shall be commencedalterations, Tenant shall pay only be required to remove such improvements or alterations if Landlord’s approval was conditioned upon Tenant’s removal of such improvements or alterations. Tenant shall, in any increase in premiums on insurance policies (provided for herein) event, repair any damage resulting from the removal of machinery or ensure adequate coverage is in place for all risks related to the construction trade fixtures of such. Alterations and the increased value of the PremisesTenant.

Alterations. (a) Tenant will shall not make or suffer to be made make, without the prior written consent of Landlord, any alterations, additions or improvements to the Premises; provided, however, Landlord's prior consent shall not be required if such alteration (i) is a non-structural alteration which does not affect any systems of the Building and (ii) will cost, for any one such alteration, less than $50,000. Landlord shall not unreasonably withhold such consent, and Landlord shall be deemed to have consented to any request by Tenant for a consent, if Landlord does not respond to such request within fourteen (14) days thereafter, provided that Tenant shall have first furnished to Landlord for approval plans and specifications, names and addresses of contractors, copies of contracts, and instruments of indemnification against any and all claims, costs, expenses, damages and liabilities which may arise in excess connection with such work, all in such form, substance and amount as may be satisfactory to Landlord. In addition, prior to commencement of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to any such work or upon delivery of any materials into the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will shall provide Landlord with three detailed drawings necessary permits and licenses and appropriate evidence of Tenants desired Alterations Tenant's ability to pay for approval prior such work and materials in full, and if requested by Landlord, shall deposit with Landlord at such time such security for the payment of said work and materials as Landlord may require. All alterations, additions and improvements shall be installed in a good, workmanlike manner and only new, high-grade materials shall be used. Tenant further agrees to hold Landlord harmless from any Alterations being startedand all liabilities of every kind and description which may arise out of or be connected in any way with said alterations, additions or improvements. When approvedBefore commencing any work in connection with such alterations, additions or improvements, Tenant shall furnish Landlord will return one copy with certificates of insurance from all contractors performing labor or furnishing materials insuring Landlord against any and all liabilities which may arise out of or may be connected in any way with said alterations, additions or improvements. Tenant shall permit Landlord to supervise construction operations in connection with the drawings foregoing work if Landlord requests to do so. Tenant with Landlords signature shall pay the cost of approval. Any Alterations to or upon all such alterations, additions and improvements, as well as the cost of decorating the Premises occasioned by such alterations, additions and improvements, including the cost of labor and materials. Upon completing any alterations, additions or improvements, Tenant shall be made furnish Landlord with contractors' affidavits in form required by Tenantlaw, at Tenant’s sole cost and expense, provided that any architect full and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approvalfinal waivers of lien and receipted bills covering all labor and materials expended and used. All Alterations which are permanent in characteralterations, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, additions and improvements shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance comply with all applicable permits, building and zoning laws, insurance requirements and with all other laws, ordinances, orders, rules, city and county ordinances and regulations and with the requirements of all applicable federal, state and municipal governments, departments, commissions, boards federal statutes and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premisesregulations.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, additions, or improvements which are structural in nature or which affect utility lines or equipment serving other portions of the property, Building or in, on, or to the Premises or any part thereof or make any improvements without the prior written consent of Landlord, which may be withheld in Landlord’s reasonable discretion. When applying for such consent, Tenant shall, if requested by Landlord, furnish complete plans and specifications for such alterations, additions and improvements. In the event Landlord consents to the making of any such alteration, addition or improvement by Tenant, the same shall be made using a contractor acceptable to Landlord at Tenant’s sole cost and expense. All alterations, additions or improvements performed by Tenant shall be constructed in excess accordance with all government laws, ordinances, rules and regulations and Tenant shall, prior to construction, provide to Landlord waivers of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) lien to protect Landlord against any loss from any mechanics’, materialmen’s or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approvalother liens. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior shall pay in addition to any Alterations being startedsums due pursuant to Paragraph 5 or 6 above any increase in real estate taxes attributable to any such alteration, addition, or. When approvedimprovement for so long, Landlord will return one copy during the Term, as such increase is ascertainable. Upon the expiration or sooner termination of the drawings to Term as herein provided, Tenant with Landlords signature of approval. Any Alterations to or shall upon the Premises shall be made demand by TenantLandlord, at Tenant’s sole cost and expense, provided that forthwith and with all due diligence remove any architect and such alterations, additions or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations improvements which are permanent in characterdesignated by Landlord to be removed, including wiring for phoneand Tenant shall forthwith and with all due diligence, computerat its sole cost and expense, cabling, or other networks, made in or upon repair and restore the Premises either to their original condition, reasonable wear and tear and loss by casualty excepted Any alteration, additions or improvements to be done by Tenant or LandlordLandlord as part of Tenant’s initial occupancy shall be specified in Exhibit B. Any alteration, may at addition, or improvement in, on, or to the option Premises including carpeting, but excepting movable furniture, personal property, and trade fixtures of LandlordTenant, which are removable without material damage to the property or the Premises, shall be and remain the property of Tenant during the Term but shall, unless Landlord elects otherwise, become Landlord’s property and, at the end a part of the term or any extension hereof, shall remain on the Premises realty and belong to Landlord without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier sooner termination of the Term and title shall pass to Landlord under this LeaseLease as by a ▇▇▇▇ of sale. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premises.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding to the initial Tenant Improvements premises (collectively “Alterations”including but not limited to roof and wall penetrations) to or upon without the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option consent of Landlord, become Landlord’s not to be unreasonably withheld. All alterations, additions, improvements and partitions erected by Tenant shall be and remain the property and, at the end of Tenant during the term or any extension hereof, shall remain on the Premises without compensation to Tenantof this Lease and Tenant shall, unless Landlord request that otherwise elects as hereinafter provided, remove all alterations, additions, improvements and partitions erected by Tenant remove any such Alterations. Notwithstanding and restore the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data premises to their original condition as of the Commencement Date (ordinary wear and network equipment and switches and other items tear excepted) by the date of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value Lease or upon earlier vacating of the Premises premises; provided, however, that if Landlord so elects prior to termination of this Lease or upon earlier vacating of the premises, such alterations, additions, improvements and partitions shall become the property of Landlord as of the date of termination of this Lease or upon earlier vacating of the premises and shall be delivered up to the Landlord with the premises. Equipment and furniture that do not constitute fixtures which are installed by Tenant may be located thereon. Any Alterations removed by Tenant prior to the termination of this lease if Tenant so elects, provided no default by Tenant hereunder shall then exist, and shall be made promptly removed by the date of termination of this Lease or upon earlier vacating of the premises if required by Landlord. Upon any such removal Tenant shall restore the premises to 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, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that manner so as not to damage the Premises be free of liens, for services performed, labor and material supplied primary structure or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value structural qualities of the Premisesbuildings and other improvements to be situated on the premises.

Alterations. (a) Tenant will Except in the event of an emergency, Lessee shall not make or suffer to be made made, any alterations, additions or improvements in excess of $5,000.00 excluding utility installations ("an Alteration") on or about said Premises which violate any ordinance, statute law, rule or regulation (including without limitation the initial Tenant Improvements (collectively “Alterations”) Americans With Disabilities Act). Further, any Alteration on or to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute be made without the prior written consent of Lessor. Lessor's prior written consent shall not be necessary for emergency repairs. Unless otherwise agreed in writing by Lessor and Lessee, any Alterations hereunder of said Premises, except movable furniture and trade fixtures, shall remain Tenant’s property become at once a part of the realty and belong to Lessor. Lessor shall have the right to increase the security deposit under paragraph 2 hereof in an amount reasonably calculated in good faith by Lessor to cover the cost to repair the altered portion of the Premises to its original condition, and Lessee covenants to immediately remit to Lessor such increased security deposit. Lessee shall furnish Lessor with plans and specifications or other detailed information covering such work, and, upon Lessor's written request, furnish Lessor with a lien and completion bond to insure payment of the costs thereof. Any and all costs of such Alterations, additions or installation shall be borne and paid, on or before the due date, by Lessee. Upon the termination of this Lease for any reason, Lessee shall be required at Lessor's option (to be exercised at any time) to remove said Alterations from the Premises and to restore said Premises to their original condition at the sole cost of Lessee. Upon the failure of Lessee to restore the Premises to their original condition, Lessor may utilize the security deposit or any portion thereof to restore the Premises or correct any loss or damage to the Premises at the sole cost of Lessee. Notwithstanding the foregoing sentence, if Lessee anticipates that it would prefer to leave in place as a part of the Premises any Alteration, then concurrently with Lessee's request for approval of such Alteration, Lessee shall request of Lessor that Lessor consent to such Alteration remaining as a part of the Premises upon the expiration or earlier termination of this Lease. (b) All Alterations shall. Lessor may give or withhold such consent, when completedin whole or part, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and acting in a good workmanlike commercially reasonable manner, and in compliance . If Lessor does not so consent then Lessee shall comply with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements the preceding provisions of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premisesthis paragraph 7.

Alterations. (a) Except for any initial improvement of the Demised Premises pursuant to EXHIBIT "D", which shall be governed by the provisions of said EXHIBIT "D", Tenant will shall not make make, suffer or suffer permit to be made any alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon of the Premises, the Building, Demised Premises or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s 's written approvalconsent. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior With respect to any Alterations being started. When approvedalteration, Landlord will return one copy addition or improvement which does not affect the structure of the drawings Building, does not affect any of the Building's systems (e.g., mechanical, electrical or plumbing), does not diminish the capacity of such Building systems available to Tenant other portions of the Building, is not visible from the common areas or exterior of the Building, and is in full compliance with Landlords signature all laws, orders, ordinances, directions, requirements, rules and regulations of approvalall governmental authorities. Landlord's consent shall not be unreasonably withheld (and Landlord's consent shall not be required if the cost of the aforesaid type of alteration is less than $15,000.00). Any Alterations such alterations, additions or improvements to or upon the Demised Premises consented to by Landlord shall be made by Landlord or under Landlord's supervision for Tenant's account and Tenant shall reimburse Landlord for all costs thereof (including a reasonable charge for Landlord's overhead), at Tenant’s sole cost and expenseas Rent, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approvalwithin ten (10) days after receipt of a statement. All Alterations which are permanent in charactersuch alterations, including wiring additions and improvements (except for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, Tenant's trade fixtures and computer and electronic equipment) shall become Landlord’s 's property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not the Lease Term and shall remain on the Demised Premises without compensation to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid Tenant unless Landlord elects by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed notice to Tenant to have been supplied. Before Tenant remove such alterations, additions and improvements, in which event, notwithstanding any Alterations shall be commencedcontrary provisions respecting such alterations, additions and improvements contained in Article 32 hereof, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related promptly restore, at its sole cost and expense, the Demised Premises to its condition prior to the construction installation of suchsuch alterations, additions and improvements, normal wear and tear excepted. Alterations Tenant shall under no circumstances be required to remove any alterations, additions and the increased value improvements which are part of the Premisesinitial improvement of the Demised Premises which do not require Landlord's consent, or which are made with Landlord's consent (unless the removal requirement is specified by Landlord at the time of initial approval). See Special Stipulation No. 39.

Alterations. (a) Tenant will shall not make or suffer permit to be made any alterations, additions or improvements in excess of $5,000.00 excluding in, upon or to the initial Tenant Improvements (collectively “Alterations”) to or upon the Leased Premises, the Building, or any part thereof, or attach any fixtures or equipment theretoof the Leased Premises, without first obtaining the prior written consent of Landlord’s written approval. In the event such consent is obtained, all such alterations, additions or improvements shall be performed at the expense of Tenant in a good, workmanlike manner, free from faults and defects and in accordance with all applicable laws and building codes and plans and specifications approved by Landlord. Tenant will provide shall not allow any construction liens to attach to the Leased Premises or the Property, Building or Improvements in connection with any such alteration, and the failure of Tenant to have any such lien released within ten (10) days after written notice from Landlord shall constitute a default under this Lease. In addition, Tenant shall indemnify, defend and hold Landlord harmless from any and all costs and expenses incurred by Landlord in connection with three detailed drawings such construction liens, including, without limitation, attorneys fees and costs of Tenants desired Alterations for approval prior to any Alterations being startedlitigation. When approvedAll alterations, Landlord will return one copy additions or improvements (except trade fixtures) so made and installed by Tenant shall become part of the drawings to Tenant with Landlords signature realty, shall become the property of approval. Any Alterations to or upon Landlord and shall remain for the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option benefit of Landlord, become Landlord’s property and, Landlord at the end of the term or any extension hereofother expiration of this Lease in as good condition as they were when installed, shall remain on the Premises without compensation to Tenantreasonable wear and tear excepted; provided, unless Landlord request however, that Tenant remove any such Alterations. Notwithstanding alteration, addition or improvement remaining at the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and end of the term or other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completedshall upon demand made by Landlord, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid removed by Tenant, such that the Premises be free of liensat Tenant’s expense, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay repair any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related damage caused by such removal, restoring the Leased Premises to their condition prior to the construction making of such. Alterations and the increased value of the Premisessuch alteration, addition or improvement.

Alterations. Except for any Permitted Alterations (a) as defined below), Tenant will shall not make or suffer to be made any alterations, additions additions, improvements, or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) installations to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining the prior written consent of Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approvalwhich shall not be unreasonably withheld or delayed. Any Alterations request by Tenant to make any such alterations or upon the Premises additions shall in each instance be accompanied by plans and specifications for such alterations and additions in such detail as Landlord shall reasonably require and prepared by an architect/engineer designated by Landlord. Unless otherwise agreed, all such approved alterations and other improvements shall be made by Tenant, Landlord at Tenant’s sole cost expense and expenseshall become the property of Landlord and be surrendered with the Premises upon the expiration of this Lease. However, provided that any architect Landlord may, at Landlord’s option and by written notice at the time such alteration, improvement, decoration or contractor selected by furnishing is approved, require Tenant to make remove any or all such alterations, improvements (other than the same shall be subject initial Tenant Improvements), decorations, and furnishings pursuant to Landlord’s reasonable prior written approval. All Alterations which are permanent in characterthis Article only, including wiring for phone, computer, cabling, or other networks, made in or upon and repair any damage to the Premises either by Tenant or Landlordresulting from such alterations, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) . All Alterations shall, when completed, be of such a character as not to lessen the value of construction work done by Tenant within the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly performed in good and in a good workmanlike manner, in accordance with the plans and specifications approved by Landlord, in compliance with all applicable permits, building and zoning lawsgovernmental requirements, and in such a manner as to cause a minimum of interference with all other lawstenants in the Building. Tenant agrees to indemnify Landlord and hold Landlord harmless against any loss, ordinancesliability or damage resulting from such work, ordersand Tenant shall, rulesif requested by Landlord, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of furnish a bond or other security satisfactory to Landlord against any such Alterations shall be paid by Tenantloss, such that liability or damage. Notwithstanding the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedforegoing, Tenant shall pay any increase have the right to make non-structural, non-MEP (mechanical, electrical, plumbing) alterations without the consent of Landlord (“Permitted Alterations”), so long as (i) Tenant notifies Landlord in premiums on insurance policies writing of its intention to do such work at least ten (provided for herein10) or ensure adequate coverage is in place for all risks related days prior to the initiation of such work, (ii) Tenant provides to Landlord a copy of plans and specifications for such work, a construction schedule and a list of such. Alterations contractors and subcontractors, which shall be subject to Landlord’s reasonable approval, (iii) such alterations do not cause excessive loads on the increased value Building and its systems and are not visible from the exterior of the Premises, and (iv) Tenant obtains and furnishes to Landlord required building permits and certificates of occupancy, if any are required. At the time of Landlord’s review of Tenant’s plans and specifications for Permitted Alterations, Landlord will notify Tenant whether or not any of such Permitted Alterations must be removed at the expiration or termination of the Term.

Alterations. (a) Except for any initial improvement of the Demised Premises pursuant to EXHIBIT "D", which shall be governed by the provisions of said EXHIBIT "D", Tenant will shall not make make, suffer or suffer permit to be made any alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon of the Premises, the Building, Demised Premises or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s 's written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approvedconsent, Landlord will return one copy of the drawings to Tenant with Landlords signature of approvalwhich consent shall not be unreasonably withheld, conditioned or delayed by Landlord. Any Alterations such alterations, additions or improvements to or upon the Demised Premises consented to by Landlord shall be made by Landlord or under Landlord's supervision for Tenant's account and Tenant shall reimburse Landlord for all costs thereof (including construction coordination fees as set forth in EXHIBIT "D-1" if Landlord is coordinating the work or as set forth in EXHIBIT "D-2" if Tenant is coordinating the work), at Tenant’s sole cost as Rent, within ten (10) days after receipt of a statement. This provision shall not apply to basic, non-material work within the Demised Premises, such as, by way of illustration but not limitation, picture hanging, furniture installation and expensethe rearranging of offices within the Demised Premises, provided that any architect and or contractor selected by Tenant may cause such tasks to make be performed without the same shall be subject to prior consent of Landlord’s reasonable prior written approval. All Alterations which are permanent in charactersuch alterations, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, additions and improvements shall become Landlord’s 's property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not the Lease Term and shall remain on the Demised Premises without compensation to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid Tenant unless Landlord elects by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed notice to Tenant to have been supplied. Before Tenant remove such alterations, additions and improvements, in which event, notwithstanding any Alterations shall be commencedcontrary provisions respecting such alterations, additions and improvements contained in Article 32 hereof, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related promptly restore, at its sole cost and expense, the Demised Premises to its condition prior to the construction installation of such. Alterations such alterations, additions and the increased value of the Premisesimprovements excepting only (i) reasonable wear and tear and (ii) casualty damage and condemnation.

Alterations. (a) Except as provided in Section 6.1(c) herein, and subject to the terms and provisions of Exhibit C-2 relating to the initial Tenant will not make or suffer Improvements to be made any installed prior to Tenant’s initial occupancy of the Premises, no alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”Improvements,” which term shall include the Tenant Improvements) shall be made to or upon the Premises, whether before or during the Building, or any part thereof, or attach any fixtures or equipment theretoLease Term, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option consent of Landlord, and all such Improvements, including, without limitation, subdividing partitions, walls and railings of whatever type, material or height, shall, when made, become Landlord’s the property andof Landlord and remain upon and be surrendered with the Premises as a part thereof at the end of the Lease Term, unless, at the end of the term or any extension hereofLease Term and subject to the terms and provisions of this Section 6.1(a), shall remain on with regard to Improvements (including, without limitation, cabling and wiring) made to the Premises without compensation during the Lease Term, Landlord shall notify Tenant to remove same, in which latter event Tenant shall do so. With respect to any Improvement(s) for which Tenant seeks Landlord’s approval (as contemplated in Section 6.1(b) herein), if Landlord approves the proposed Improvement(s), Landlord shall also notify Tenant in writing, simultaneously with the delivery to Tenant of the approval communication, as to whether Landlord reserves the right to require Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon at the expiration or earlier termination of the Lease Term, to remove all or any portion of such Improvement(s) and to restore the Premises to the condition that existed immediately prior to the installation of such Improvement(s). If Landlord does not reserve such right to require Tenant to remove the relevant Improvement(s) and to restore the Premises at the expiration or earlier termination of the Lease Term at the time Landlord approves such Improvement(s), then Landlord shall be deemed to have waived such removal and restoration right. Tenant shall remain subject to Landlord’s right to require the removal of all or any portion of Improvements and the associated restoration to be completed by Tenant at the expiration or earlier termination of the Lease Term unless Landlord, as provided above in this LeaseSection 6.1(a), either has waived or is deemed to have waived (i.e., because Landlord has allowed the ten (10) business day period in Section 6.1(b) herein to lapse without responding) the right to require the removal of such Improvements and the associated restoration to be completed at the expiration or earlier termination of the Lease Term, Notwithstanding the foregoing, Landlord’s consent shall not be required with respect to any alterations, additions or other Improvements (excluding, however, the initial Tenant Improvements installed prior to Tenant’s initial occupancy of the Premises) related to a single project so long as (i) the expenditures (or series of expenditures made with respect to such project in a six (6) month period) to be made in connection with such project do not exceed $50,000.00, (ii) such project does not involve connecting to or tampering with any Building system (including the Building systems referenced in Section 5.1(a)(x) herein) or any Building structural elements or components, (iii) such project does not require work to be performed inside the walls or above the ceiling of the Premises; (iv) such project does not involve any alterations, additions or other Improvements that are visible from the exterior of the Premises or the Building and (v) Tenant provides Landlord with written notice of such project at least thirty (30) days in advance of the commencement of same. (b) All Alterations shallIf Tenant is required to seek or desires to seek Landlord’s approval of plans and specifications for Improvements that Tenant desires to install, when Tenant shall deliver to Landlord two (2) complete sets of reasonably detailed plans and specifications for such Improvements, including dimensions, materials, colors and similar information that landlords of other first-class suburban office buildings comparable to the Building in the south Charlotte area typically require in cases where they have a review right, and each such submittal shall be delivered to Landlord under the cover of a submittal form that is materially similar to the sample submittal form attached hereto as Exhibit J (with blanks completed). Upon Landlord’s receipt of a submittal of plans and specifications, be Landlord shall complete such review and provide Landlord’s written response to such plans and specifications to Tenant within ten (10) business days after Tenant initially delivers such plans and specifications to Landlord. As provided in Section 6.1(a) herein, Landlord’s written response to Tenant also shall indicate whether Landlord reserves the right to require Tenant, at the expiration or earlier termination of the Lease Term, to remove all or any portion of such a character Improvement(s) and to restore the Premises to the condition that existed immediately prior to the installation of such Improvement(s). Landlord’s approval of any such plans and specifications shall not be unreasonably withheld, conditioned or delayed. If Landlord does not approve the plans and specifications, such written notice from Landlord to Tenant shall provide reasonably detailed comments and suggestions which, if incorporated in the plans and specifications, will render them acceptable to Landlord. Additionally, if Landlord requires more information in order to complete its review, Landlord shall so notify Tenant in writing within the foregoing ten (10) business day period. If Landlord initially does not approve plans and specifications or approves them conditioned upon certain modifications being made therein, the same process set forth above in this Section 6.1(b) shall apply to the resubmittal of such plans and specifications by Tenant to Landlord for Landlord’s approval or unconditional approval, as not the case may be. Notwithstanding anything to lessen the value contrary contained in this Section 6.1(b), Exhibit C-2 shall control the procedure for submittal and approval of the Premises Tenant Improvements Plans and Specifications (for the initial Tenant Improvements) to be prepared by the Architect/Engineer. (c) In addition to the terms and provisions contained in the last sentence in Section 6.1(a) herein, Tenant shall not core drill or such improvements as in any other manner attempt to penetrate the floors of the Building without the prior written consent of Landlord, which Landlord may be located thereonwithhold in its sole discretion. Any Alterations All Improvements shall be made promptly constructed in a diligent, good and workmanlike manner, using, at a minimum, finishes which are Building Standard, using only contractors and subcontractors approved in advance and in a good workmanlike mannerwriting by Landlord, and in compliance with all applicable permitslegal requirements, including, without limitation, the procurement of a building permit. With respect to any plans and zoning lawsspecifications for Improvements which are approved by Landlord as contemplated in Section 6.1(b) herein, the relevant Improvements shall be constructed in accordance with the plans and specifications approved by Landlord. At Landlord’s request, Tenant shall obtain a Builders’ Risk Insurance Policy covering the Improvements in such amount as is reasonably requested by Landlord, naming Landlord and Landlord’s lender(s) as an additional insured and providing that such policy will not be canceled without giving Landlord and Landlord’s lender(s) at least fifteen (15) days’ prior written notice thereof, and upon completion of such Improvements, Tenant shall furnish Landlord with all a complete set of as-built plans and specifications for the same along with a CAD or other lawselectronic version (as reasonably requested by Landlord) of such plans and specifications. Tenant has no authority to allow, ordinanceswill not permit, ordersand will indemnify Landlord and hold it harmless from, rulesany contractors’, regulations and requirements of all applicable federallaborers’, state and municipal governmentsmechanics’, departmentsand/or materialmen’s liens, commissionsor any other similar liens filed against the Premises, boards and officesthe Land and/or the Building in connection with any Improvements. The costs of Also, with respect to any such Alterations shall be paid by Tenantalterations, such that additions or other Improvements to the Premises be free made by Tenant (excluding, however, the initial Tenant Improvements installed prior to Tenant’s initial occupancy of liensthe Premises), for services performedif Tenant requests, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedif Landlord requires, the involvement of or work by Landlord’s construction coordinator, Tenant shall pay to Landlord the reasonable cost thereof (generally two percent (2%) or more of the cost of the relevant Improvements), to be paid as Additional Rent within thirty (30) days of receipt of an invoice for the same; provided, however, Landlord shall not be entitled to require the involvement of or work by Landlord’s construction coordinator unless (i) Tenant is leasing from Landlord less than all of the rentable space of the Building, or (ii) Tenant is failing to comply, or has previously failed to comply, with Landlord’s construction requirements and guidelines. Landlord shall have no obligation to provide a construction coordinator relative to the initial Tenant Improvements. Landlord’s concerns and requirements for a supervisory role in connection with any increase Improvements will be greater relative to any portion of the Lease Term during which Tenant is leasing from Landlord less than all of the rentable space in premiums on insurance policies the Building. In connection with any Improvements, Tenant shall be entitled to use only the Loading Dock Elevator (which Tenant shall pad and protect to prevent damage to same and the finishes therein) at no additional cost to Tenant beyond the rent otherwise provided for herein) or ensure adequate coverage is in place for this Lease, provided all risks related such usage shall be subject to the standard Building Rules and Regulations in effect from time to time, as referenced in Section 7.4 herein and on Exhibit F attached hereto (the “Building Rules and Regulations”). Additionally, Tenant shall cause the construction of such. Alterations any Improvements to be completed in a manner that does not materially adversely impact or disrupt other tenants and occupants in the Building and in other buildings in the Business Park. (d) Notwithstanding the foregoing terms and provisions in this Article VI to the contrary, reference is made to the terms and provisions of Exhibit G hereto regarding the rights and obligations of the parties relating to the Generator and the increased value of the PremisesCommunications Equipment.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises or Property without the prior written consent of Landlord which consent shall not be made by unreasonably withheld or delayed. Notwithstanding the aforesaid, Tenant, at Tenant’s sole cost and expense, may install such trade fixtures as structural integrity and support provided that any architect and by the roof, exterior walls, or contractor selected by Tenant to make the same subfloors. All such trade fixtures shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either constructed and/or installed by Tenant or contractors approved by Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good and workmanlike manner, and in compliance with all applicable permits, building governmental and zoning quasi-governmental laws, ordinances and with regulations, as well as all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and officesLandlord’s Insurance carrier. The costs Upon the expiration or earlier termination of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedthis Lease, Tenant shall pay remove all trade fixtures and any increase in premiums on insurance policies (provided for herein) other alterations, additions or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of improvements installed by Tenant within the Premises; and, upon such removal, Tenant shall restore the Premises to a condition substantially similar to that condition when received by Tenant reasonable wear and tear excepted. However, notwithstanding the aforesaid, upon Landlord’s written election to be exercised, if at all, when Landlord approves the proposed work, such alterations, additions and improvements shall revert to Landlord and shall remain within the Premises. In no event shall Landlord have any right to any of Tenant’s trade fixtures; and, except as otherwise set forth in this Lease, Tenant may remove such trade fixtures upon the termination of this Lease, provided Tenant repairs any damage caused by such removal.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant(including, at Tenant’s sole cost but not limited to, roof and expense, provided that any architect and or contractor selected by Tenant to make wall penetrations) without the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option consent of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises which consent shall not constitute Alterations hereunder be unreasonably withheld. Tenant may, without the consent of Landlord, but at its own cost and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly expense and in a good workmanlike manner, erect such shelves, bins, machinery and trade fixtures as it may deem advisable, without altering the basic character or structure of the Premises or improvements and without overloading or damaging the Premises or improvements, and in compliance each case complying with all applicable permits, building and zoning laws, and with all other governmental laws, ordinances, orders, rules, regulations and requirements of all applicable federalother requirements. Tenant shall not make any alterations, state and municipal governmentsadditions or improvements to the Premises which will contravene Landlord's policies insuring against loss or damage by fire or other hazards, departmentsincluding but not limited to commercial general liability, commissions, boards and officesor which will prevent Landlord from securing such policies in companies acceptable to Landlord. The costs of If any such Alterations shall be paid by Tenantalterations, such that additions or improvements cause the rate of fire or other insurance on the Premises by companies acceptable to Landlord to be free of liens, increased beyond the minimum rate from time to time applicable to the Premises for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedpermitted uses thereof, Tenant shall pay as additional rent the amount of any such increase in premiums on insurance policies promptly upon demand by Landlord. (provided for hereinb) Any and all alterations, additions, improvements, partitions and fixtures erected by Tenant shall be the property of Landlord and shall remain at the Premises upon termination of the Lease or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value upon earlier vacating of the Premises. All shelves, bins, machinery and trade fixtures installed by Tenant may be removed by Tenant prior to the termination of this Lease provided such removal may be accomplished without damage to the Premises or to the primary structure or structural qualities of the Building and other improvements situated on the Premises. Tenant shall repair any damage to the Premises, or to the Building as a result of any alteration, addition, improvement, or repair to the Premises, or the removal of personal property or trade fixtures by Tenant, its employees, agents, invitees, or contractors to the Premises. Should Tenant fail to conduct any such repair within ten days of written notice from Landlord, Landlord may, at its option, perform same, and Tenant shall remit payment to Landlord for the actual cost and expense incurred by Landlord in effecting such repair immediately upon demand.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant(including, at Tenant’s sole cost but not limited to, roof and expensewall penetrations or alterations, provided that any architect and additions or contractor selected by Tenant to make improvements affecting building, mechanical or electrical systems or equipment) without the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option consent of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as which consent may be located thereonwithheld in its sole discretion or may be conditioned on, among other things, proof of insurance coverage, payment and performance bonds, in forms, amounts and by companies acceptable to Landlord, and ▇▇▇▇▇▇▇▇'s review of Tenant's plans and specifications, ▇▇▇▇▇▇'s contractor and ▇▇▇▇▇▇'s building permit. Any Alterations shall be made promptly Tenant may, without the consent of Landlord, but at its own cost and expense and in a good workmanlike mannermanner erect such shelves, bins, machinery and trade fixtures as it may deem advisable, without altering the basic character of the building or improvements and without overloading or damaging such building or improvements, and in compliance each case complying with all applicable permits, building and zoning laws, and with all other governmental laws, ordinances, orders, rules, regulations and requirements of all applicable federalother requirements. All alterations, state additions, improvements and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations partitions erected by Tenant shall be paid and remain the property of Tenant during the Term of this Lease and Tenant shall, unless Landlord otherwise elects as hereinafter provided, remove all alterations, additions, improvements and partitions erected by Tenant, such that Tenant and restore the Premises be free to their original condition by the date of liens, for services performed, labor and material supplied termination of this Lease or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value upon earlier vacating of the Premises; provided, however, that if Landlord so elects prior to termination of this Lease or upon earlier vacating of the Premises, such alterations, additions, improvements and partitions shall become the property of Landlord as of the date of termination of this Lease or upon earlier vacating of the Premises and shall be delivered up to the Landlord with the Premises. All shelves, bins, machinery and trade fixtures installed by Tenant may be removed by Tenant prior to the termination of this Lease if Tenant so elects, and shall be removed by the date of termination of this Lease or upon earlier vacating of the Premises if required by Landlord; upon any such removal Tenant shall restore the Premises to their original condition. All such removals and restoration shall be accomplished in good workmanlike manner so as not to damage the buildings and other improvements situated on the Premises. Landlord shall have the right at any time and from time to time to make changes or alterations to any portion of the Project other than the Premises and Landlord shall not be subject to any liability with respect to such alterations.

Alterations. (a) Tenant will not make or suffer to be made any alterations, additions additions, fixtures or improvements (in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”1,000) to or upon of the Premises, the Building, Premises or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s 's written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approvalwhich shall not be unreasonably withheld. Any Alterations alterations, additions, fixtures or improvements (except the initial Tenant Improvements) to or upon the Premises consented to by Landlord shall be made by Tenant, Tenant at Tenant’s 's sole cost and expense, provided that and any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable 's prior written approval. All Alterations which are permanent alterations, additions, fixtures and improvements temporary in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant, shall remain the property of Tenant or Landlordprovided that such alterations, may additions, fixtures and improvements can be and are removed at the option end of Landlordthe term or any extension hereof without damage to the Premises. However, become Landlord’s property andto the extent that Tenant fails to remove the temporary alterations, additions, fixtures and improvements at the end of the term or any extension hereof, such property shall become Landlord's property and remain on the Premises without compensation to Tenant, unless Landlord request requests that Tenant remove any such Alterations. Notwithstanding the abovealterations, Tenant’s work stationsadditions or improvements, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Leaseexcluding Tenant Improvements outlined in Article 2(c) herein. (b) All Alterations Any alteration, addition, fixture or improvement shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be then located thereon. Any Alterations alteration, addition, fixture or improvement shall be made promptly and in a good workmanlike manner, manner and in compliance with all applicable permits, permits and authorizations and building and zoning laws, laws and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations alteration, addition, fixture or improvement, excluding Tenant Improvements outlined in Article 2(c) herein, shall be paid by Tenant, such so that the Premises be free of liens, liens for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations alternation, addition, fixture or improvement shall be commenced, excluding Tenant Improvements outlined in Article 2 (c) herein, Tenant shall pay the amount of any increase in premiums on insurance policies (provided for herein) on account of endorsements to be made thereon covering the risk during the course of such alteration, addition, fixture or ensure adequate coverage is in place for all risks related to the construction of such. Alterations improvement and the increased increase value of the Premises.

Alterations. (a) Tenant will shall not make or suffer allow to be made any alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, either at the inception of this Lease or subsequently during the Term, except as permitted pursuant to Section 8.04 below, without obtaining the prior written consent of Landlord. Landlord shall not unreasonably withhold or delay its consent to any alterations, additions or improvements to the interior of the Premises proposed by Tenant, except to the extent such alterations, additions or improvements (i) affect the structural elements of the Building; (ii) affect the electrical, mechanical or plumbing systems of the Building; (ii) are visible from outside the Building or (iii) affect the improvements to the Premises constructed by Landlord. Tenant shall deliver to Landlord full and complete plans and specifications of all such alterations, additions or improvements, and no such work shall be commenced by Tenant until Landlord has given its written approval thereof. Landlord does not expressly or implicitly covenant or warrant that any plans or specifications submitted by Tenant are safe or that the same comply with any applicable laws, lawful ordinances, etc. Further, Tenant shall indemnify and hold Landlord harmless from any loss, cost or expense, including attorneys’ fees and costs, incurred by Landlord as a result of any defects in design, materials or workmanship resulting from Tenant’s alterations, additions or improvements to the Premises. All repairs, alterations, additions, and restoration by Tenant hereinafter required or permitted shall be done in a good and workmanlike manner and in compliance with all applicable laws and lawful ordinances, by-laws, regulations and orders of any federal, state, county, municipal or other public authority and of the insurers of the Building. Tenant shall not permit liens of any kind to be imposed upon the Premises or Building and Tenant shall discharge of record any such liens or post adequate security or bond within five (5) days after written notice thereof. Tenant shall reimburse Landlord for Landlord’s reasonable charges for Verus Lease v06 -20- February 2, 2005 (8:51 pm) reviewing and approving or disapproving plans and specifications for any alterations proposed by Tenant, and as a deposit against such obligation Tenant shall submit to Landlord with each request to make any alteration, additions or improvements to the Premises a deposit of Five Hundred Dollars ($500). Landlord shall refund all or any part thereof, of such deposit not actually expended or attach incurred by Landlord for reviewing and approving or disapproving Tenant’s plans as permitted herein. Tenant shall also reimburse Landlord for the costs of any fixtures or equipment thereto, without first obtaining increased insurance premiums incurred by Landlord to include such alterations in the Landlord’s written approvalall risk insurance coverage requirements set forth in Section 5.01; provided, however, that Landlord shall be required to include the Tenant’s alterations under Landlord’s all risk insurance only to the extent such insurance is actually obtained by Landlord and such alterations are insurable under Landlord’s insurance. If such Tenant alterations are not or cannot be included in the coverage of Landlord’s insurance, Tenant shall insure the alterations under Tenant’s all risk insurance policy or policies as set forth in Section 5.01. Tenant will provide Landlord with three detailed drawings shall require that any contractors used by Tenant carry a comprehensive liability insurance policy covering bodily injury in the amounts of Tenants desired Alterations for approval prior to any Alterations being startedTwo Million Dollars ($2,000,000) per person and Two Million Dollars ($2,000,000) per occurrence and covering property damage in the amount of Two Million Dollars ($2,000,000) per occurrence. When approvedTenant shall obtain, Landlord will return one copy on behalf of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, and at Tenant’s sole cost and expense, provided that before proceeding with any architect alteration the cost of which exceeds Five Thousand Dollars ($5,000) a completion and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cablinglien indemnity bond, or other networkssurety, made in or upon the Premises either by Tenant or Landlord, reasonably satisfactory to Landlord for such alteration. Landlord may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be require proof of such a character as not insurance prior to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs commencement of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums work on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premises.

Alterations. With the exception of the Tenant Improvements, Tenant shall not permit alterations in or to the Leased Premises unless and until Landlord has approved the plans therefor in writing; provided, however, that Tenant shall have the right to make alterations to the Leased Premises, without obtaining Landlord’s prior written consent provided that (a) such alterations do not exceed Twenty Thousand and No/100 Dollars ($20,000.00) in cost in any one instance and Two Hundred Thousand and No/100 Dollars ($200,000.00) in cost in the aggregate during the Lease Term; (b) such alterations are non-structural and non-mechanical in nature; (c) such alterations do not require a permit; (d) Tenant will not provides Landlord with prior written notice of its intention to make or suffer to be made any such alterations, additions or improvements stating in excess reasonable detail the nature, extent and estimated cost of $5,000.00 excluding such alterations, together with the initial Tenant Improvements plans and specifications for the same, to the extent applicable, and (collectively “Alterations”e) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining at Landlord’s written approval. option, Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of must remove such alterations and restore the drawings to Tenant with Landlords signature of approval. Any Alterations to or Leased Premises upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be . 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 character as not to lessen the value part of the Premises realty and the property of Landlord, and shall not be removed by Tenant. Notwithstanding anything contained herein to the contrary, Tenant shall have no obligation hereunder to remove any of the Tenant Improvements or to otherwise remove any other alterations or improvements which have been made by Tenant with the express written consent of Landlord, unless, at the time of granting such consent, Landlord has expressly required the removal of any such proposed alterations or improvements as may be located thereona condition to granting such consent. Any Alterations Tenant shall ensure that all alterations shall be made promptly in accordance with all applicable laws, regulations and building codes, in a good and workmanlike mannermanner and of quality equal to or better than the original construction of the Building. No person shall be entitled to any lien derived through or under Tenant for any labor or material furnished to the Leased Premises, and nothing in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs this Lease shall be construed to constitute Landlord’s consent to the creation of any such Alterations shall be paid by Tenant, such that lien. If any lien is filed against the Leased Premises be free of liens, for services performed, labor and material supplied or work claimed to have been supplied. Before any Alterations shall be commenceddone for or material claimed to have been furnished to Tenant, Tenant shall pay 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 increase in premiums construction or alteration and any related lien. Tenant agrees that at Landlord’s option, Duke Construction Limited Partnership or a subsidiary or affiliate of Landlord, shall have the right to bid to perform all work on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related any alterations to the construction Leased Premises that require Landlord’s consent, provided that Duke Construction Limited Partnership or such other subsidiary or affiliate of such. Alterations Landlord that Landlord elects to do the work shall have the skills and experience necessary to perform the increased value of the Premiseswork and shall be competitively priced.

Alterations. (a) Tenant will 10.1 Subtenant shall not make or suffer to be made any alterations, installations, additions or improvements in excess or to the Sublease Premises without first having obtained the consent or approval of $5,000.00 excluding Overlandlord and Sublandlord (in each case if and to the initial Tenant Improvements extent required by and under the same standards of the ▇▇▇▇▇▇▇▇▇). Sublandlord hereby consents to the tenant improvements to be constructed by Subtenant in accordance with that certain space plan attached hereto as Exhibit H (collectively the “AlterationsSubtenant Improvements”) to or upon ), Notwithstanding the Premisesforegoing, the Buildingprovisions of Section 10.1(b) (with respect to non-structural, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord decorative alterations) and Section 10.3.1 (with three detailed drawings respect to removal of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, alterations at the end of the term term) shall apply to this Sublease to the extent that Sublandlord is entitled to such rights or bound by such obligations and further, provided that Overlandlord consents to same. Sublandlord agrees that Subtenant shall not be obligated to remove any extension of the Sublandlord’s initial Tenant Improvements or Alterations to the Premises, if any, as of the date hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon at the expiration or earlier termination of this Leasethe Sublease, provided, however, that unless otherwise waived by the Overlandlord in the Overlandlord’s Consent or in a separate written document, Subtenant shall be obligated to remove the Subtenant Improvements and Alterations made by Subtenant, if any, at the expiration or earlier termination of the Sublease and to restore the Sublease Premises to the condition existing as of the Sublease Commencement Date. (b) All Alterations shall, when completed, be of such a character as not to lessen the value 10.2 Subtenant shall observe and perform all of the Premises terms, covenants and conditions of this Sublease and the ▇▇▇▇▇▇▇▇▇ applicable to any alterations, installations, additions or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the PremisesSublease Premises by Subtenant.

Alterations. (a) Tenant will shall not make make, or suffer to be made made, any ----------- alterations, improvements or additions in, on, about or improvements in excess of $5,000.00 excluding to the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, Premises or any part thereof, without the prior written consent of Landlord (which shall not be unreasonably withheld or attach any fixtures or equipment thereto, delayed) and without first obtaining Landlord’s written approvala valid building permit issued by the appropriate governmental authority. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior As a condition to any Alterations being started. When approvedgiving such consent, Landlord will return one copy may require that Tenant agree to remove any such alterations, improvements or additions at the termination of the drawings this Lease, and to Tenant with Landlords signature of approval. Any Alterations to or upon restore the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable their prior written approvalcondition. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Unless Landlord request requires that Tenant remove any such Alterations. Notwithstanding alteration, improvement or addition, any alteration, addition or improvement to the abovePremises, Tenant’s work stationsexcept movable furniture and trade fixtures not affixed to the Premises, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items shall become the property of personal property brought onto Landlord upon termination of the Premises shall not constitute Alterations hereunder Lease and shall remain Tenant’s property upon and be surrendered with the expiration or earlier Premises at the termination of this Lease. . Without limiting the generality of the foregoing, all heating, lighting, electrical (b) All Alterations shallincluding all wiring, when completedconduit, outlets, drops, ▇▇▇▇ ducts, main and subpanels), air conditioning, partitioning, drapery, and carpet installations made by Tenant regardless of how affixed to the Premises, together with all other additions, alterations and improvements that have become an integral part of the Building, shall be and become the property of such a character as the Landlord upon termination of the Lease, and shall not be deemed trade fixtures, and shall remain upon and be surrendered with the Premises at the termination of this Lease. If, during the Term hereof, any alteration, addition or change of any sort to lessen the value all or any portion of the Premises is required by law, regulation, ordinance or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs order of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedpublic agency, Tenant shall pay promptly make the same at its sole cost and expense. If during the Term hereof, any increase in premiums on insurance policies (provided for herein) alteration, addition, or ensure adequate coverage is in place for all risks related change to the construction Outside Area is required by law, regulation, ordinance or order of such. Alterations any public agency, Landlord shall make the same and the increased value cost of the Premisessuch alteration, addition or change shall be a Outside Area Charge and Tenant shall pay said cost to Landlord as provided in Paragraph 12 above.

Alterations. (aA) Tenant will not agrees that neither Tenant nor anyone claiming under Tenant shall make or suffer to be made any installations, alterations, additions or improvements in excess of $5,000.00 excluding (the initial Tenant Improvements (collectively “AlterationsImprovements”) to or upon the Demised Premises, without the Buildingprior written consent of Landlord, except for non-structural alterations to the interior of the Building costing, in the aggregate, One Thousand Dollars ($1,000.00) or less. Landlord’s prior written consent shall not be unreasonably delayed, conditioned, or withheld and Landlord shall act reasonably in approving all plans and specification of Tenant’s Improvements. Notwithstanding any part thereofalteration to which Landlord may hereafter, or attach any fixtures or equipment theretoin its reasonable discretion, without first obtaining consent to, Tenant shall restore the Demised Premises to the same condition as the Demised Premises were in upon commencement of the term unless otherwise requested in writing by Landlord’s written approval. Tenant will provide shall not bring any additional electrical service into the Demised Premises unless it is brought in underground over a route first approved by Landlord with three detailed drawings and unless Tenant restores the surface of Tenants desired Alterations for approval the ground and other disturbed areas to the same condition that existed prior to any Alterations being startedthe installation thereof. When approvedAll installations, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations alterations, additions and improvements made to or upon the Demised Premises, whether made by Landlord or Tenant or any other person (except only signs, Tenant’s or movable trade fixtures installed in the Demised Premises prior to Initials: JPF. SPM. 8 or during the term of this Lease at the sole cost of Tenant or any person claiming under Tenant) shall be made by Tenant, deemed part of the Demised Premises and upon the expiration or other termination of the term of this Lease shall be at Tenantthe Landlord’s sole cost discretion either fully restored in accordance with the above provisions of this paragraph or surrendered with the Demised Premises as a part thereof, in good condition and expenserepair, provided without disturbance, molestation or injury. Movable trade fixtures shall include trade fixtures and other installations not affixed to the realty and trade fixtures and other installations affixed only by nails, bolts, or screws with prior permission of Landlord. (B) Tenant shall procure all necessary permits before making any repairs, installations, alterations, additions, improvements or removals. Landlord shall cooperate with Tenant in obtaining such permits. Tenant agrees that any architect all repairs, installations, alterations, additions, improvements and or contractor selected removals done by Tenant to make or anyone claiming under Tenant shall be done in a good and workmanlike manner, that the same shall be subject done in conformity with all laws, ordinances and regulations of all public authorities and all insurance inspection or rating bureaus having jurisdiction, that the structure of the Demised Premises shall not be endangered or impaired thereby, and that Tenant shall repair any and all damage caused by or resulting from any such repairs, installations, alterations, additions, improvements or removals, including, without limitation, the filling of holes. Tenant shall pay promptly when due all charges for labor and materials in connection with any work done by Tenant or anyone claiming under Tenant to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Demised Premises either by Tenant or Landlord, may at so that the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Demised Premises shall not constitute Alterations hereunder and at all times are free of liens. Tenant shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike mannersave Landlord harmless from, and in compliance with all applicable permitsindemnify Landlord against, building any and zoning lawsclaims for injury, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs loss or damage to persons or property caused by or resulting from the doing of any such Alterations repairs, installations, alterations, additions, improvements and removals. If any mechanic’s lien or other liens, charges or orders shall be paid by filed against the whole or any part of Demised Premises as the result of the acts or omissions of Tenant or anyone claiming under Tenant or any claim against Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies cause the same to be canceled and discharged of record, or fully bonded by bonding company satisfactory to Landlord, within thirty (provided for herein30) or ensure adequate coverage is in place for all risks related to the construction days after notice of such. Alterations and the increased value of the Premisesfiling thereof.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, additions additions, or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premisesimprovements, including, but not limited to, the Building, or any part thereof, or attach attachment of any fixtures or equipment theretoin, on, or to the Premises or any part thereof or the making of any improvements as required by Article 7 without first obtaining the prior written consent of Landlord’s written approval, which will not be unreasonably withheld or delayed. Any alteration, addition or improvement to be done by Tenant as part of Tenant's initial occupancy shall be specified in Exhibit B. Any alteration, addition, or improvement in, on, or to the Premises including carpeting, but excepting movable furniture and personal property of Tenant removable without material damage to the property or the Premises, shall be and remain the property of Tenant during the Term but shall, unless Landlord elects otherwise, become a part of the realty and belong to Landlord without compensation to Tenant upon the expiration or sooner termination of the Term and title shall pass to Landlord under this Lease as by a bill of sale. When applying for such consent, Tenant shall, if requested by Landlord, furnish complete plans and specifications for such alterations, additions and improvements. All alterations, additions or improvements proposed by Tenant shall be constructed in accordance with all governmental laws, ordinances, rules and regulations and Tenant shall, prior to construction, provide such assurances to Landlord, including but not limited to, waivers of lien, as Landlord shall require to protect Landlord against any loss from any mechanic's, materialmen's or other liens. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior shall pay in addition to any Alterations being startedsums due pursuant to Article 4 above any increase in real estate taxes attributable to any such alteration, addition, or improvement for so long, during the Term, as such increase is ascertainable. When approved, Landlord will return one copy Subject to the terms of the drawings to Tenant with Landlords signature of approval. Any Alterations to or Addendum, upon the Premises expiration or sooner termination of the Term as herein provided, Tenant shall be made upon demand by TenantLandlord, at Tenant’s 's sole cost and expense, provided that any architect forthwith and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant with all due diligence remove any such Alterations. Notwithstanding the abovealterations, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration additions or earlier termination of this Lease. (b) All Alterations shall, when completed, improvements which are designated by Landlord to be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike mannerremoved, and in compliance with all applicable permits, building and zoning laws, Tenant shall forthwith and with all other lawsdue diligence, ordinancesat its sole cost and expense, orders, rules, regulations repair and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that restore the Premises be free of liensto their original condition, for services performed, labor reasonable wear and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations tear and the increased value of the Premisesloss by casualty covered by Article 23 excepted.

Alterations. (a) Tenant will not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 1,000, excluding the initial Tenant Improvements Improvements, (collectively “"Alterations”") to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s 's written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approvalwhich shall not be unreasonably withheld or delayed. Any Alterations to or upon the Premises shall be made by Tenant, Tenant at Tenant’s 's sole cost and expense, provided that expense and any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s 's reasonable prior written approval. All such Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s 's property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, Tenant unless Landlord request requests that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s 's work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches stations and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease's property. (b) All Any Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be then located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, manner and in compliance with all applicable permits, permits and authorizations and building and zoning laws, laws and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such so that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. such Alterations and the increased value of the Premises.

Alterations. (a) Tenant will shall not make or suffer permit to be made any alterations, additions or improvements in excess of $5,000.00 excluding in, upon or to the initial Tenant Improvements (collectively “Alterations”) to or upon the Leased Premises, the Building, or any part thereof, or attach any fixtures or equipment theretoof the Leased Premises, without first obtaining the prior written consent of Landlord’s written approval. In the event such consent is obtained, all such alterations, additions or improvements shall be performed at the expense of Tenant and in a good, workmanlike manner, free from faults and defects and in accordance with all applicable laws and building codes and plans and specifications approved by Landlord. Tenant will provide shall not allow any construction liens to attach to the Leased Premises or Building in connection with any such alteration, and the failure of Tenant to have any such lien released or bonded over within ten (10) days after written notice from Landlord shall constitute a default under this Lease. In addition, Tenant shall indemnify, defend and hold Landlord harmless from any and all costs and expenses incurred by Landlord in connection with three detailed drawings such construction liens, including, without limitation, attorneys fees and costs of Tenants desired Alterations for approval prior to any Alterations being startedlitigation. When approvedAll alterations, Landlord will return one copy additions or improvements (except trade fixtures) so made and installed by Tenant shall become part of the drawings to Tenant with Landlords signature realty, shall become the property of approval. Any Alterations to or upon Landlord and shall remain for the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option benefit of Landlord, become Landlord’s property and, Landlord at the end of the term or any extension hereofother expiration of this Lease in as good condition as they were when installed, shall remain on the Premises without compensation to Tenantreasonable wear and tear excepted; provided, unless Landlord request however, that Tenant remove any such Alterations. Notwithstanding alteration, addition or improvement remaining at the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and end of the term or other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completedshall upon demand made by Landlord, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid removed by Tenant, such that the Premises be free of liensat Tenant’s expense, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay repair any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related damage caused by such removal, restoring the Leased Premises to its condition prior to the construction making of such. Alterations and the increased value of the Premisessuch alteration, addition or improvement.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, additions or improvements in excess to the Premises (including, but not limited to, roof and wall penetrations) without the prior written consent of $5,000.00 excluding the initial Landlord. Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment theretomay, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option consent of Landlord, become Landlord’s property and, but at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data its own cost and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly expense and in a good workmanlike manner, erect such shelves, bins, machinery and trade fixtures as it may deem advisable, without altering the basic character or structure of the Premises or improvements and without overloading or damaging the Premises or improvements, and in compliance each case complying with all applicable permits, building and zoning laws, and with all other governmental laws, ordinances, orders, rules, regulations and requirements of all applicable federalother requirements. Tenant shall not make any alterations, state and municipal governmentsadditions or improvements to the Premises which will contravene Landlord's policies insuring against loss or damage by fire or other hazards, departmentsincluding but not limited to commercial general liability, commissions, boards and officesor which will prevent Landlord from securing such policies in companies acceptable to Landlord. The costs of If any such Alterations shall be paid by Tenantalterations, such that additions or improvements cause the rate of fire or other insurance on the Premises by companies acceptable to Landlord to be free increased beyond the minimum rate from time to time applicable to the Premises for permitted uses thereof, Landlord shall so notify Tenant and if Tenant shall fail to correct same within ten days of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenceddemand made therefor, Tenant shall pay as additional rent the amount of any such increase in premiums on insurance policies promptly upon demand by Landlord. (provided for hereinb) Any and all alterations, additions, improvements, partitions and fixtures erected by Tenant shall be the property of Landlord and shall remain at the Premises upon termination of the Lease or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value upon earlier vacating of the Premises. All shelves, bins, machinery and trade fixtures installed by Tenant may be removed by Tenant prior to the termination of this Lease provided such removal may be accomplished without damage to the Premises or to the primary structure or structural qualities of the Building and other improvements situated on the Premises. Tenant shall repair any damage to the Premises, or to the Building as a result of any alteration, addition, improvement, or repair to the Premises, or the removal of personal property or trade fixtures by Tenant, its employees, agents, invitees, or contractors to the Premises unless such requirement is in writing by Landlord at the time of termination of the Lease. Should Tenant fail to conduct any such repair within ten business days of written notice from Landlord, Landlord may, at its option, perform same, and Tenant shall remit payment to Landlord for the actual cost and expense incurred by Landlord in effecting such repair immediately upon demand.

Alterations. (a) Tenant will USER shall not make or suffer to be made any permanent alterations, additions or improvements in excess (painting, building walls or structures, constructing improvements that would damage the Authorized Area upon removal of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”such improvements, installation of landscaping, etc.) to the Authorized Area or upon maintain signs or banners without, in each case, obtaining the Premisesconsent of COUNTY. If any Alterations, the Buildingadditions, or any part thereof, improvements in or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy the Authorized Area are made necessary by reason of the drawings to Tenant with Landlords signature use of approval. Any Alterations to or upon the Premises shall be made Authorized Area by Tenant, at Tenant’s sole cost and expenseUSER and, provided that any architect COUNTY grants its prior permission to USER regarding such alterations, additions or improvements, USER agrees that it will make all such alterations, additions, and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made improvements in or upon to the Premises either by Tenant or Landlord, may Authorized Area at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, its own expense and in compliance with all applicable permits, building and zoning laws, and with all other lawscodes, ordinances, ordersand governmental regulations pertaining to such work, rulesuse, regulations or occupancy and in accordance with the requirements of COUNTY and its Facilities Department. In accordance with indemnification provision set out herein, USER agrees that it will hold COUNTY harmless against all applicable federalexpenses, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performedclaims, labor and material supplied damages to either property or claimed to have been supplied. Before person that may or might arise because any Alterations shall be commencedrepairs, Tenant shall pay any increase in premiums on insurance policies (provided for herein) alterations, additions, or ensure adequate coverage is in place for all risks related improvements are made, except to the construction extent which results from COUNTY’s negligence or willful misconduct. USER agrees to restore, at USER's sole expense, the Authorized Area to the same condition as received, reasonable wear and tear excepted, upon the termination or expiration of suchthis Agreement; provided, however, COUNTY may, in its sole discretion, choose to retain any alterations, additions, or improvements and not require USER to remove them. Alterations Furthermore, USER agrees to work cooperatively with COUNTY's Facilities Director in relation to any alterations, additions, improvements and repairs to the increased value of the PremisesAuthorized Area.

Alterations. 5.1 Except (a) for those alterations, additions and improvements specifically provided for in the Work Letter attached as Exhibit C to this Lease, and (b) to the extent that any alterations, additions and improvements to be made at any one time cost less than $5,000, in the aggregate, provided that Tenant will complies with applicable laws and such alterations, additions and improvements do not negatively affect the structural integrity of the Building, Tenant shall not make or suffer to be made any alterations, additions additions, or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premisesimprovements, including, but not limited to, the Building, or any part thereof, or attach attachment of any fixtures or equipment theretoin, on, or to the Premises or any part thereof or the making of any improvements as required by Article 6, without first obtaining the prior written consent of Landlord’s , which consent shall not be unreasonably withheld; provided, however, any change pursuant to subpart (b) above shall nevertheless require a written approval. Tenant will provide Landlord with three detailed drawings notice and disclosure of Tenants desired Alterations for approval prior such changes to any Alterations being startedLandlord. When approvedapplying for a required consent, Tenant shall, if requested by Landlord, furnish complete plans and specifications for such alterations, additions and improvements. 5.2 In the event Landlord will return one copy consents to the making of any such alteration, addition or improvement by Tenant, the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises same shall be made by Tenantusing Landlord's contractor, if Landlord's contractor is the lowest bid, at Tenant’s 's sole cost and expense. 5.3 All alterations, provided that any architect and additions or contractor selected improvements proposed by Tenant to make the same shall be subject constructed in accordance with all governmental laws, ordinances, rules and regulations and Tenant shall, prior to construction, provide all such assurances to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phonebut not limited to, computerwaivers of lien and surety company performance bonds as Landlord shall require to assure payment of the costs thereof and to protect Landlord and the Building and appurtenant land against any loss from any mechanic's, cablingmaterialmen's or other liens. 5.4 All alterations, additions, and improvements in, on, or other networks, made in or upon to the Premises either made or installed by Tenant, including any carpeting installed by Tenant, shall be the property of Tenant or Landlordduring the Term but, may at the option of Landlordexcepting furniture, furnishings, movable partitions and other trade fixtures, shall immediately become Landlord’s property and, at the end a part of the term or any extension hereof, shall remain on the Premises realty and belong to Landlord without compensation to Tenant. 5.5 Tenant shall pay in addition to any sums due pursuant to Article 4, unless Landlord request that Tenant remove any increase in ad valorem real estate taxes attributable to any such Alterations. alteration, addition or improvement for so long, during the Term, as such increase is ascertainable; at Landlord's election said sums shall be paid in the same way as sums due under Article 4. 5.6 Notwithstanding anything to the abovecontrary in this Lease, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises Tenant shall not constitute Alterations hereunder have any responsibility, or directly or indirectly bear any cost or expense, in respect of the federal Clean Air Act (or similar federal, state or local law) or any retrofitting or modification of the heating, ventilating and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value air conditioning system of the Premises or such improvements Building as may be located thereon. Any Alterations to freon or other regulated chemicals or systems. 5.7 Notwithstanding anything to the contrary in this Lease, Landlord shall be made promptly and in a good workmanlike manner, and in solely responsible for compliance with the Americans with Disabilities Act for (x) all applicable permits, building work performed by Landlord in connection with this Lease in the Premises (including existing tenant improvements and zoning laws, those constructed pursuant to this Lease) and with (y) all other lawsportions of the Building and Project, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid without cost to or reimbursement by Tenant, such that . Tenant shall solely be responsible for compliance 24 with the Americans with Disabilities Act for all tenant improvements within the Premises be free of liens, for services performed, labor and material supplied not constructed or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to installed by the construction of such. Alterations and the increased value owner of the PremisesBuilding.

Alterations. (a) Tenant will not shall make no changes in or suffer to be made the demised premises of any nature without Owner's prior written consent. Subject to the prior written consent of Owner, and to the provisions of this article, Tenant at Tenant's expense, may make alterations, installations, additions or improvements which are non-structural and which do not affect utility services or plumbing and electrical lines, in excess or to the interior of $5,000.00 excluding the initial demised premises using contractors or mechanics first approved by Owner. Tenant Improvements shall, at its expense, before making any alterations, additions, installations or improvements obtain all permits, approval and certificates required by any governmental or quasi-governmental bodies and (collectively “Alterations”upon completion) certificates of final approvals thereof and shall deliver promptly duplicates of all such permits, approvals and certificates to or upon Owner. Tenant agrees to carry and will cause Tenant's contractors and sub7contractors to carry such ▇▇▇▇▇▇▇'▇ compensation, general liability, personal and property damage insurance as Owner may require. If any mechanic's lien is filed against the Premises, the Buildingdemised premises, or any part thereofthe building of which the same forms as part, for work claimed to have been done for, or attach any fixtures or equipment theretomaterials furnished to, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expensewhether or not done pursuant to this article, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approvaldischarged by Tenant within thirty days thereafter, at Tenant's expense, by filing the bond required by law or otherwise. All Alterations which are permanent fixtures and all paneling, partitions, railings and like installations, installed in characterthe premises at any time, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlordby Owner on Tenant's behalf, may at the option of Landlordshall, upon installation, become Landlord’s the property andof Owner and shall remain upon and be surrendered with the demised premises unless Owner, by notice to Tenant no later than twenty days prior to the date fixed as the termination of this lease, elects to relinquish Owner's right thereto and to have them removed by Tenant, in which event the same shall be removed from the demised premises by Tenant prior to the expiration of the lease, at Tenant's expense. Nothing in this Article shall be construed to give Owner title to or to prevent Tenant's removal of trade fixtures, moveable office furniture and equipment, but upon removal of any such from the premises or upon removal of other installations as may be required by Owner, Tenant shall immediately and at its expense, repair and restore the premises to the condition existing prior to installation and repair any damage to the demised premises or the building due to such removal. All property permitted or required to be removed, by Tenant at the end of the term remaining in the premises, or any extension hereof, shall remain on the Premises without compensation to upon Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, 's vacating or removal prior thereto after Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations 's removal shall be made promptly deemed abandoned and in a good workmanlike mannermay, and in compliance with all applicable permitsat the election of Owner, building and zoning lawseither be retained as Owner's property or removed from the premises by Owner, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by at Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premises's expense.

Alterations. (a) Tenant will not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 1,000, excluding the initial Tenant Improvements Improvements, (collectively “"Alterations”") to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s 's written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approvalwhich shall not be unreasonably withheld or delayed. Any Alterations to or upon the Premises shall be made by Tenant, Tenant at Tenant’s 's sole cost and expense, provided that expense and any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s 's reasonable prior written approval. All such Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s 's property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, Tenant unless Landlord request requests that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s 's work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches stations and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease's property. (b) All Any Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such so that the Premises be are free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. such Alterations and the increased value of the Premises.

Alterations. (aA) Tenant will not agrees that neither Tenant nor anyone claiming under Tenant shall make or suffer to be made any installations, alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Demised Premises, except only the Building, or any part thereof, or attach any fixtures or equipment theretoinstallation of fixture necessary for the conduct of its business, without first obtaining the prior written consent of Landlord and except for non-structural alterations to the interior of the Building costing, in the aggregate, One Thousand Dollars ($1,000.00) or less. Notwithstanding any alteration to which Landlord may hereafter, in its sole discretion, consent, Tenant shall restore the Demised Premises to the same condition as the Demised Premises were in upon commencement of the term unless otherwise requested in writing by Landlord’s written approval. Tenant will provide shall not bring any additional electrical service into the Demised Premises unless it is brought in underground over a route first approved by Landlord with three detailed drawings and unless Tenant restores the surface of Tenants desired Alterations for approval the ground and other disturbed areas to the reasonably same condition that existed prior to any Alterations being startedthe installation thereof. When approvedAll installations, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations alterations, additions and improvements made to or upon the Demised Premises, whether made by Landlord or Tenant or any other person (except only sign and movable trade fixtures installed in the Demised Premises prior to or during the term of this Lease at the sole cost of Tenant or any person claiming under Tenant shall be made by Tenant, deemed part of the Demised Premises and upon the expiration or other termination of the term of this Lease shall be at Tenantthe Landlord’s sole cost discretion either fully restored in accordance with the above provisions of this paragraph or surrendered with the Demised Premises as a part thereof without disturbance, molestation or injury. Movable trade fixtures shall include trade fixtures and expenseother installations not affixed to the realty and trade fixtures and other installations affixed only by nails, provided bolts or screws with the prior permission of Landlord. (B) Tenant shall procure all necessary permits before making any repairs, installations, alterations, additions, improvements or removals. Landlord shall cooperate with Tenant in obtaining such permits. Tenant agrees that any architect all repairs, installations, alterations, additions, improvements and or contractor selected removals done by Tenant to make or anyone claiming under Tenant shall be done in a good and workmanlike manner, that the same shall be subject done in conformity with all laws, ordinances and regulations of all public authorities and all insurance inspection or rating bureaus having jurisdiction, that the structure of the demised premises shall not be endangered or impaired thereby, and that Tenant shall repair any and all damage caused by or resulting from any such repairs, installations, alterations, additions, improvements or removals, including, without limitation, the filling of holes. Tenant shall pay promptly when due all charges labor and materials in connection with any work done by Tenant or anyone claiming under Tenant to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Demised Premises either by Tenant or Landlord, may at so that the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Demised Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with at all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises times be free of liens. Tenant shall hold Landlord harmless from, and indemnify Landlord against, any and all claims for services performedinjury, labor loss or damage to persons or property caused by or resulting from the doing of any such repairs, installations, alterations, additions, improvements and material supplied removals. Landlord agrees with regard to work, that it does under the terms of the Lease, that Landlord shall save Tenant harmless from, and indemnify Tenant against, any and all claims for injury, loss or claimed damage to have been suppliedpersons or property caused by or resulting from the doing of any such repairs, installations, alterations, additions, improvements and removals resulting from work done by Landlord hereafter. Before If any Alterations mechanic’s lien or other liens, charges or orders shall be commencedfiled against the whole or any part of the Demised Premises as the result of the acts or omissions of Tenant or anyone claiming under Tenant or any claim against Tenant, Tenant shall pay any increase in premiums on insurance policies cause the same to be canceled and discharged of record, or fully bonded by bonding company satisfactory to Landlord, within ten (provided for herein10) or ensure adequate coverage is in place for all risks related to the construction days after notice of such. Alterations and the increased value of the Premisesfiling thereof.

Alterations. (a) Tenant will The Lessee shall not have the right to make any alterations additions, or suffer improvements to be made the leased Lot unless prior to commencement of any such alterations, additions or improvements in excess of $5,000.00 excluding improvements, Lessee has received the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy consent of the drawings Lessor. Before written consent is granted by Lessor, Lessee shall deliver to Tenant with Landlords signature of approvalLessor a complete written plan for such alterations additions or improvements. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease.If consent is given: (bA) All Alterations shall, when completed, be of such a character as not to lessen No change or alteration shall impair the structural soundness or diminish the value of the Premises leased property. (B) All tree removal on said premises requires written authorization from Lessor after a plan has been received from Lessee. (C) All boats, trailers and personal property must be removed or such improvements as tied down by the move date of each lease year to the satisfaction of Lessor. Any personal property not tied down after October 31st may be located thereondisposed of by Lessor at Lessee’s expense. This includes fences, grills, refrigerators or any other item. (D) Any Alterations and all work preformed in connection with an alteration, addition or improvement must be done in a workmanlike manner and shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, any building and zoning laws, and with all and/or any other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, or local municipalities or appropriate departments, commissions, boards and officesofficers thereof. (E) Any alteration, addition or improvement made by the Lessee shall become and remain the property of Lessee unless removal of said property would materially damage or impair the leased premises and in such event said property shall become the property of the Lessor. The costs of In the event Lessee fails to obtain prior written consent for alterations, additions or improvements, any such Alterations articles shall be paid by Tenant, such that become the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value property of the PremisesLessor and shall remain on the subject Lot at the end of the Lease season. Failure to obtain prior written consent for any alteration, addition or improvement may result in lease termination.

Alterations. (a) Tenant will not make or suffer to be made any alterations, additions additions, or improvements in excess of $5,000.00 excluding to the initial Tenant Improvements (collectively “Alterations”) to or upon the Premisespremises without Landlord's prior written consent; however, the BuildingLandlord's prior written consent will not be necessary for any alteration, addition, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost improvement which: (a) costs less than Five Thousand Dollars ($5,000.00) including labor and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease.materials; (b) All Alterations shalldoes not change the general character of the premises, when completed, be of such a character as not to lessen or reduce the fair market value of the Premises premises below its fair market value prior to the alteration, addition, or such improvements as may be located thereon. Any Alterations shall be improvement; (c) is made promptly and with due diligence, in a good and workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other the laws, ordinances, orders, rules, regulations regulations, certificates of occupancy, or other governmental requirements described in paragraph 9; (d) is promptly and requirements fully paid for by Tenant; and (e) is made under the supervision of an architect or engineer reasonably satisfactory to Landlord and in accordance with plans and specifications and cost estimates approved by Landlord. Landlord may designate a supervising architect to assure compliance with the provisions of this paragraph, and if it does, Tenant will pay the supervising architect's charges. Subject to Tenant's rights in paragraph 13, all applicable federalalterations, state additions, fixtures, and municipal governmentsimprovements, departmentswhether temporary or permanent in character, commissions, boards and offices. The costs of any such Alterations shall be paid made in or upon the premises by Tenant, such will immediately become Landlord's property and at the end of the term of this Lease will remain on the premises without compensation to Tenant. By notice given to Tenant no less than ninety (90) days prior to the end of this Lease, Landlord may require that any alterations, additions, fixtures, and improvements made in or upon the Premises premises be free of liens, for services performed, labor and material supplied or claimed to have been suppliedremoved by Tenant. Before any Alterations shall be commencedIn that event, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related will remove the alterations, additions, fixtures, and improvements at Tenant's sole cost and will restore the premises to the construction of such. Alterations condition in which they were before the alterations, additions, improvements, and the increased value of the Premisesadditions were made, reasonable wear and tear excepted.

Alterations. (a) Tenant will shall deliver to Landlord full and complete plans and specifications of all such alterations, additions or improvements, and no such work shall be commenced by Tenant until Landlord has given its written approval thereof. Landlord does not make expressly or suffer to be made implicitly covenant or warrant that any plans or specifications submitted by Tenant are safe or that the same comply with any applicable laws, ordinances, etc. Further, Tenant shall indemnify and hold harmless Landlord from any loss, cost or expense, including attorneys’ fees and costs, incurred by Landlord as a result of any defects in design, materials or workmanship resulting from ▇▇▇▇▇▇’s alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in characterother alterations, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, additions and improvements shall remain on the Premises without compensation to Tenant, unless Landlord request that property of Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier until termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations at which time they shall be made promptly and become the property of Landlord. All altera tions, additions, improvements, repairs and restoration by Tenant hereinafter required or permitted shall be done in a good and workmanlike manner, incorporating materials of quality equal to or better than those replaced, with finishes comparable to and compatible with adjacent finishes within the Premises and the Building and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rulesbylaws, regulations and requirements orders of all applicable any federal, state state, county, municipal or other public authority and municipal governmentsof the insurers of the Building. In addition, departmentsall of Tenant’s alterations, commissions, boards additions and offices. The costs improvements shall be constructed in such a manner so as to (i) not unreasonably disturb or otherwise interfere with the use and occupancy of any such Alterations shall be paid other tenant of the Building, Phase or Project, (ii) protect by Tenant, such that the Premises be free of liens, for services performed, labor appropriate means and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for measures all risks related to the construction of such. Alterations and the increased value components of the Premises, Building, Phase and Project from soiling or damage associated with Tenant’s work, and (iii) not impose any additional expense or delay upon Landlord in the constructio n of improvements to, or maintenance or operation of, the Building, Phase and/or Project. Tenant shall, reimburse Landlord for reviewing and approving or disapproving plans and specifications for any alterations proposed by ▇▇▇▇▇▇. Tenant shall require that any contractors used by Tenant carry a commercial liability insurance policy covering bodily injury in the amounts of Two Million Dollars ($2,000,000.00) per person and Two Million Dollars ($2,000,000.00) per occurrence, and covering property damage in the amount of Two Million Dollars ($2,000,000.00). Landlord may increase the amount of insurance coverage required pursuant to this Section to reflect inflation, industry cost and recovery experience over time. Landlord may require proof of such insurance prior to commencement of any work on the Premises.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding to the initial Tenant Improvements (collectively “Alterations”) to demised premises without Landlord's prior written consent. All alterations, decorations, installations, additions or improvements upon the Premisesdemised premises made by either party, including without limitation all paneling, decorations, partitions, railings, floors, galleries and the Buildinglike, or any part thereofshall, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide unless Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises elects otherwise (which election shall be made by Tenantwritten notice to Tenant not less than thirty (30) days prior to the expiration or other termination of this Lease) become the property of Landlord, and shall remain upon, and be surrendered with, said premises as a part thereof at Tenant’s sole the end of the term. At the expiration of the -13- term hereof, Tenant shall be entitled to remove all removable trade fixtures at its own cost and expense, provided that said fixtures have not become affixed to the demised premises and further provided Tenant restores the demised premises to its original condition. In the event Landlord shall elect to have all or any architect and such alterations, decorations, installations, additions or contractor selected improvements removed by Tenant to make the same as set forth above, then such alterations, decorations, installations, additions or improvements removed by Tenant as set forth above, then such alterations, decorations, installations removed by Tenant as set forth above, then such alterations, decorations, installations, additions or improvements as landlord shall select, shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either removed by Tenant or Landlord, may at Tenant's expense and Tenant shall restore the option of Landlord, become Landlord’s property anddemised premises to its original condition, at its own cost and expense, at or prior to the end expiration of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Leaseterm. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premises.

Alterations. (aArticle 8) Tenant shall make no alteration, addition or improvement to the Premises without the prior written approval of Landlord. Landlord shall not unreasonably withhold, condition or delay its approval of nonstructural interior alterations to the Premises, provided that such alterations do not adversely affect any of the Building systems. Notwithstanding the foregoing, Landlord’s prior written approval is not required for any (i) decorative work, such as painting, wall covering, carpeting and picture hanging or (ii) other alteration not requiring the approval of, and/or submission of plans to, any governmental agency (including the Department of Buildings of the City of New York), provided that such alteration does not adversely affect (other than to a de minimis extent) the proper functioning of any of the Building systems outside of the Premises; and provided, further, that all such work shall be performed in accordance with all applicable provisions of Article 8 (except the requirement of Landlord’s approval of work or the plans and specifications for such work; Tenant, nevertheless, is required to provide Landlord with a reasonably detailed written description of such work, at least ten (10) days prior to the start thereof). All alterations shall be performed in accordance with the foregoing and all of the conditions set forth in Article 8. RESTORATION: (Article 8C(ii)) Tenant will not make or suffer shall have no obligation to be made restore the Premises, except for any alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements which are not standard for normal office installations (collectively “Specialty Alterations”) to or upon the Premises), the Buildinge.g., or any part thereofreinforced flooring for high density filing, or attach any fixtures or equipment theretovaults and internal stairways, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises which shall be made removed by TenantTenant and any damage repaired, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant prior to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end expiration of the term or any extension hereofof the Lease; provided, however, that Landlord shall remain on the Premises without compensation be required to Tenant, unless Landlord request designate each such Specialty Alteration that Tenant must remove at the time Landlord approves any such Specialty Alteration; and provided, further, that Tenant’s request for consent to such alteration specifies (in bold faced type and capital letters) that Landlord must so designate. Tenant shall not be required to remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly executive lavatories installed by Tenant and in no event will any Supplemental A/C Unit (as defined in Article 31C) be deemed a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the PremisesSpecialty Alteration.

Alterations. (a) Tenant will not may make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding to the initial Tenant Improvements Premises, including any Tenant's Work identified on attached Exhibit C (collectively the “Alterations”), with the prior written consent of Landlord, which, with respect to Alterations not affecting the structural components of the Premises or utility systems therein, shall not be unreasonably withheld, conditioned, or delayed. Landlord shall have thirty (30) days in which to respond to Tenant's request for any Alterations so long as such request includes the name of Tenant's contractors and reasonably detailed plans and specifications therefor. The term “Alterations” shall not include the installation of shelves, movable partitions, Tenant's equipment, and trade fixtures that may be performed without damaging existing improvements or upon the structural integrity of the Premises, the Building, or any part thereofthe Property, and Landlord's consent shall not be required for Tenant's installation or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approvalremoval of those items. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, perform all work at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, 's expense and in compliance with all applicable permitslaws and shall complete all Alterations in accordance with plans and specifications approved by Landlord, building and zoning lawsusing contractors approved by Landlord, and in a manner so as not to unreasonably interfere with other tenants. Tenant shall pay, when due, or furnish a bond for payment (as set forth in Section 20) all other lawsclaims for labor or materials furnished to or for Tenant at or for use in the Premises, ordinances, orders, rules, regulations and requirements which claims are or may be secured by any mechanics' or materialmens' liens against the Premises or the Property or any interest therein. Landlord shall be deemed the owner of all applicable federalAlterations except for those which Landlord requires to be removed at the end of the Lease. Tenant shall remove all Alterations at the end of the Lease term unless Landlord conditioned its consent upon Tenant leaving a specified Alteration at the Premises, state and municipal governments, departments, commissions, boards and officesin which case Tenant shall not remove such Alteration. The costs of Tenant shall immediately repair any such Alterations shall be paid by Tenant, such that damage to the Premises be free caused by removal of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the PremisesAlterations.

Alterations. The Lessee shall not make any alterations in or additions to the Premises without the Lessor's advance written consent in each and every instance, not to be unreasonably withheld. All alterations or additions shall be made pursuant to the following conditions: (a) Tenant Before commencement of any work or delivery of any materials onto the Premises or into the Building, the Lessee shall furnish the Lessor with plans and specifications, names and addresses of contractors, copies of contracts, necessary permits and indemnification in form and amount satisfactory to Lessor and waivers of lien against any and all claims, costs, damages, liabilities and expenses which may arise in connection with the alterations or additions, together with certificates of insurance from all contractors performing labor or furnishing materials insuring the Lessor against any and all liabilities which may arise out of or be connected in any way with said additions or alterations. In addition, Lessee shall provide an "All Physical Loss" Builders Risk insurance policy with respect to all alterations and additions in an amount equal to l00% of the replacement cost of the alterations and additions. Lessor shall be named an insured as its interest may appear. Whether the Lessee furnishes the Lessor the foregoing or not, the Lessee hereby agrees to defend, indemnify and hold the Lessor harmless from any and all liabilities of every kind and description which may arise out of or be connected in any way with said alterations or additions. (b) Alterations and additions shall comply with all insurance requirements and with all ordinances and regulations of the City of Chicago or any department or agency thereof and with the requirements and statutes and regulations of the State of Illinois or of any department or agency thereof, and shall be installed in a good, workmanlike manner and only new, high-grade materials shall be used. Lessee shall permit the Lessor to supervise construction operations in connection with alterations or additions if the Lessor requests to do so. (c) The Lessee shall pay all the costs of such alterations and additions plus a reasonable amount to Lessor for Lessor's overhead with respect to supervision necessary to satisfy Lessor that no damage will not make result to the Building. Such charge shall not, however, relieve Lessee of any responsibility or suffer liability for any such damage. Lessee shall also pay the cost of decorating the Premises occasioned by such alterations and additions. Each payment upon said costs shall be only upon receipt of all such contractor's and subcontractor's sworn statements, full or partial waivers of lien, certificates and other documentation, if any, as Lessor or any title insurance company shall request in order to be made fully protect the building and the Premises against all possible claims in the nature of mechanic's liens arising out of the performance of said work and to enable said title insurance company to insure the title to the Premises and the building against such claims. Without limitation of the foregoing, upon completing any alterations or additions, the Lessee shall furnish the Lessor with contractors' affidavits and full and final waivers of lien and receipted bills covering all labor and materials expended and used, together with all such of the other documentation described above as Lessor shall require. (d) All alterations, additions additions, hardware, non-trade fixtures and all improvements, temporary or improvements permanent, in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, including all affixed lighting fixtures, heating, ventilating and air conditioning equipment, and all pipes, ducts, conduits, wiring, paneling, partitions, railing, galleries and the Buildinglike, whether placed there by the Lessee or any part thereofby the Lessor, or attach any fixtures or equipment theretoshall, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approvedunless the Lessor requests their removal, Landlord will return one copy of become the drawings to Tenant with Landlords signature of approval. Any Alterations to or Lessor's property and shall remain upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shallLease by lapse of time or otherwise without compensation or allowance or credit to the Lessee. If, when completedupon the Lessor's request, be the Lessee does not remove said additions, hardware, non-trade fixtures and improvements, the Lessor may remove the same and the Lessee shall pay the cost of such a character as not removal to lessen the value Lessor upon demand. In any event, Lessee shall repair or pay on demand all costs of repair of, any damage to the Premises or the Building done during the course of such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premisesremoval.

Alterations. (a) Tenant covenants and agrees that he will not paint, make or suffer to be made any alterations, improvements or additions or improvements in excess to the exterior of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Buildingdemised premises, or of a structural nature, during the term of this lease or any part thereof, or attach any fixtures or equipment thereto, extension thereof without first obtaining Landlord’s the written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy consent of the drawings Landlord first had and obtained. The Tenant shall have the right to Tenant with Landlords signature make minor alterations and improvements to the interior of approval. Any Alterations to or upon the Premises demised premises which are not of a structural nature, provided such alterations shall be made at the expense of Tenant with the prior approval of and under the supervision of the Landlord. All alterations, improvements, and additions made by Tenantthe Tenant including air-conditioning, at Tenant’s sole cost all electric wiring, electric fixtures show window reflectors, screen doors, cabinets, awnings, awning frames and expense, provided that any architect floor coverings shall immediately become the property of Landlord and or contractor selected shall not be removed by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option termination of Landlord, become Landlord’s property and, at the end of the term this lease or any extension renewal hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding shall, prior to the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shalllease, when completedhave given written notice to Tenant to remove the same, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedwhich event, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related remove such alterations, improvements, and additions and restore the premises to the construction of such. Alterations same good order and conditions in which it was at the increased value time of the Premisescommencement of this lease. Should Tenant fail so to do, Landlord may do so, collecting, at Landlord's option, the cost and expense thereof from the Tenant as additional rent. If leasehold improvements of Lessee are assessed by the government and due to that assessment an amount of tax is imposed to Lessee, it is understood that it will be the sole responsibility of the Tenant of paying such taxes and in no event such taxes will be transferable to Landlord.

Alterations. (a) Subsequent to the completion of the Leasehold Improvements as set forth in Exhibit “C”, if any, Tenant will shall not make or suffer to be made any alterations, additions additions, or improvements in excess of $5,000.00 excluding in, on, or to the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, Premises or any part thereofthereof without the prior written consent of Landlord; and any such alterations, additions, or attach any fixtures improvements in, on or equipment theretoto said Premises, without first obtaining except for Tenant’s movable personal property, including but not limited to trade fixtures, furniture and equipment, shall immediately become Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approvedproperty and, Landlord will return one copy at the end of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon term hereof, shall remain on the Premises without compensation to Tenant. In the event Landlord consents to the making of any such alterations, additions, or improvements by Tenant, the same shall be made by Tenant, at Tenant’s sole cost and expense, provided that in accordance with plans and specifications approved by Landlord, and any architect and contractor or contractor person selected by Tenant to make the same same, and all subcontractors, must first be approved in writing by Landlord , or, at Landlord’s option, the alteration, addition or improvement shall be subject to Landlordmade by Landlord for Tenant’s reasonable prior written approvalaccount and Tenant shall reimburse Landlord for the cost thereof upon demand. All Alterations which are permanent in character, including wiring for phone, computer, cabling, Upon the expiration or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end sooner termination of the term or any extension hereofherein provided, Tenant shall remain on the Premises without compensation to Tenantupon demand by Landlord, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, at Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data sole cost and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, expense forthwith and with all other lawsdue diligence remove any or all alterations, ordinancesadditions, orders, rules, regulations and requirements or improvements made by or for the account of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that designated by Landlord to be removed, excluding the Leasehold Improvement made prior to the Original Commencement Date of the Lease and Tenant shall forthwith and with all due diligence, at its sole cost and expense, repair and restore the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related their condition as it existed immediately subsequent to the construction completion of such. Alterations and the increased value of the Premisesthese Leasehold Improvements.

Alterations. (a) Tenant will not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment theretoshall not, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option consent of Landlord, become Landlord’s property and, at make any alterations or additions to the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such AlterationsPremises. Notwithstanding the aboveforegoing, Tenant’s work stationsso long as Tenant provides Landlord prior written notice thereof, trade fixturesTenant may, furniturewithout the consent of Landlord, equipmentmake interior non-structural alterations which do not effect the structure of the Building or the Building systems provided that such alterations do not individually exceed Twenty-Five Thousand Dollars ($25,000.00) in costs, telecommunicationsor in the aggregate exceed Two Hundred Thousand Dollars ($200,000.00) in costs. Furthermore, data Landlord acknowledges and network equipment and switches and other items of personal property brought onto agrees that it shall not unreasonable withhold its consent to structural alterations to the Premises shall provided that such structural alterations (i) facilitate the business operations in the Premises; (ii) do not constitute Alterations hereunder materially and shall remain Tenant’s property upon adversely affect the expiration or earlier termination of this Lease. utility systems serving the Premises; (biii) All Alterations shall, when completed, be of such a character as do not to lessen adversely effect the value of the Premises or such improvements as may diminish the general utility or change the general character of the Premises and (iv) do not exceed $50,000.00 in costs. No alteration whatsoever shall be located thereonundertaken until and unless Tenant shall have procured all permits, licenses and other authorizations required for the lawful and proper undertaking thereof. Any Alterations such alteration shall be made promptly and in a good and workmanlike manner, manner and in compliance with all applicable permitsgovernmental requirements pertaining thereto. Before commencing any such alteration, building Tenant shall obtain at its expense such liability insurance and zoning lawsworkers' compensation insurance as Landlord may reasonable require. Tenant shall and does hereby indemnify and hold harmless Landlord from and against any loss or damage, including injury to person or property, and with all other lawsfrom and against any lien or claim, ordinances, orders, rules, regulations and requirements which may arise out of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs the making of any such Alterations alteration. Any such alteration, when completed, shall be paid by Tenant, of such that a nature as not to reduce or otherwise adversely affect the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premises, and so as not to diminish the general utility or change the general character or exterior appearance of the Premises. All such structural alterations and all other alterations which, by their nature, cannot be removed without material damage to the Premises shall automatically be, become, and remain the property of Landlord upon the expiration or termination of this Lease, unless Landlord requires Tenant to remove the same and to restore the Premises to its original condition. Landlord shall have the right to require Tenant to remove all alterations, and to repair and restore any damage caused by or resulting from such removal, at Tenant's expense, upon the expiration or termination of the Lease Term.

Alterations. (a) Tenant will shall not make or suffer allow to be made any material alterations, additions or improvements to the Premises (defined as alterations, additions or improvements costing in excess of $5,000.00 excluding 5,000.00), or alterations, additions or improvements which affect the initial Tenant Improvements (collectively “Alterations”) to structural or upon the Premises, mechanical systems of the Building, either at the inception of the Lease or any part thereof, or attach any fixtures or equipment theretosubsequently during the Term, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall deliver to Landlord the contractor's name, references and state license number, as well as full and complete plans and specifications of all such alterations, additions or improvements, and any subsequent modifications or additions to such plans and specifications, and no proposed work shall be commenced or continued by Tenant until Landlord has received and given its written approval of each of the foregoing. Landlord shall either approve or disapprove any proposed alteration, addition or improvement on or before fifteen (15) days following receipt of all of the foregoing items. Landlord does not expressly or implicitly covenant or warrant that any plans or specifications submitted by Tenant are accurate, safe or sufficient or that the same comply with any applicable laws, ordinances, building codes, or the like. Further, Tenant shall indemnify and hold Landlord and the Building harmless from any loss, cost or expense, including attorneys' fees and costs, incurred by Landlord as a result of any defects in design, materials or workmanship resulting from Tenant's alterations, additions or improvements to the Premises. All alterations, additions or improvements shall remain the property of Tenant until termination of the Lease, at which time they shall, unless otherwise elected by Landlord by written notice to Tenant, be and become the property of Landlord’s property and. Landlord shall, at the end time Tenant seeks Landlord's approval of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the abovealterations, Tenant’s work stationsadditions or improvements, trade fixturesnotify Tenant whether Landlord will, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon at the expiration or earlier termination of this Lease. (b) , require Tenant to remove any partitions, counters, railings and/or other improvements installed by Tenant during the Term. Tenant shall repair all damage resulting from such removal or, at Landlord's option, shall pay to Landlord all costs arising from such removal. All Alterations shallrepairs, when completedalterations, be of such a character as not to lessen the value of the Premises additions and restorations by Tenant hereinafter required or such improvements as may be located thereon. Any Alterations permitted shall be made promptly and done in a good and workmanlike manner, manner and in compliance with all applicable permitslaws and ordinances, building and zoning codes, by-laws, and with all other laws, ordinances, orders, rules, regulations and requirements orders of all applicable any federal, state state, county, municipal or other public authority and municipal governments, departments, commissions, boards and officesof the insurers of the Premises. The costs of any such Alterations shall be paid If required by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedLandlord, Tenant shall pay secure at Tenant's own cost and expense a completion and lien indemnity bond or other adequate security in form and substance reasonably satisfactory to Landlord. Tenant shall reimburse Landlord for Landlord's reasonable charges (including any increase in premiums on insurance policies (provided professional fees incurred by Landlord and a reasonable administrative fee as established by Landlord from time to time) for herein) reviewing and approving or ensure adequate coverage is in place disapproving plans and specifications for all risks related to the construction of such. Alterations and the increased value of the Premisesany proposed alterations.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, additions additions, partitions, or other improvements to the Premises without the prior written consent of Landlord. Tenant, at its own cost and expense, may erect shelves, bins, machinery and trade fixtures as it desires as well as alterations, additions, partitions, communication towers or other improvements which have been specifically consented to in excess writing by Landlord, provided that (i) such items do not alter the basic character of $5,000.00 excluding the initial Tenant Improvements Premises or the building and/or improvements of which the Premises are a part, (collectively “Alterations”ii) such items do not overload or damage the same, (iii) such items may be removed without injury to or upon the Premises, and (iv) the Buildingconstruction, erection or installation thereof complies with all applicable governmental laws, codes, ordinances, regulations, or any part thereofother applicable authorities, including, without limitation, the Americans with Disabilities Act of 1990 (the "ADA"), and with Landlord's details, specifications and other requirements, (v) any architectural, engineering, construction management, permits, inspections or other cost or fee required to assure compliance with conditions set forth in this Paragraph 6 shall be paid by Tenant promptly upon demand. All alterations, additions, partitions, or attach any fixtures or equipment theretoother improvements erected by Tenant shall be and remain the property of Tenant during the term of this Lease; provided however, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings at the termination of Tenants desired Alterations for approval prior to any Alterations being started. When approvedthis Lease, Landlord will return one copy of shall have the drawings option, exercisable in Landlord's sole discretion, to require Tenant with Landlords signature of approval. Any Alterations either to or upon the Premises shall be made by Tenantremove, at Tenant’s 's sole cost and expense, provided that any architect and all or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in characterpart of each alterations, including wiring for phoneadditions, computer, cablingpartitions, or other networksimprovements, made in or upon at which time Tenant shall promptly restore the Premises either to its original condition, or to keep in place the same at which time such alterations, additions, improvements, and partitions shall become the property of Landlord. If requested by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation time prior to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease, Landlord shall, in its sole discretion, give or withhold its consent to the future removal by Tenant of any particular alteration, addition, partition or other improvement then existing or planned by Tenant; provided, however, Landlord shall not unreasonably withhold its consent to Tenant's future removal of any specialized equipment installed in the Premises by Tenant Such consent must be in writing to be binding upon Landlord. Landlord hereby consents to Tenant's removal of those items listed on Exhibit D attached hereto and incorporated herein by this reference. (Note: The requesting and granting of such consent shall not preclude Tenant from subsequently electing to leave any such items in place or, under such circumstances, Landlord from requiring that such items be removed. ) (bNote: Tenant's obligation to restore the Premises to its original condition shall apply following the removal of a particular alteration, addition, partition or other improvement pursuant to Landlord's consent.) All Alterations shallshelves, when completedbins, machinery and trade fixtures installed by Tenant shall be removed on or before the earlier to occur of such the date of termination of this Lease or vacating the Premises, at which time Tenant shall restore the Premises to their original condition. All alterations, installations, removals and restoration shall be performed in a character good and workmanlike manner so as not to lessen damage or alter the value primary structure or structural qualities of the buildings and other improvements situated on the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that which the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premisesare a part.

Alterations. (a) Excepting Landlord's Work, Tenant will shall not make or suffer allow to be made any alterations, additions or improvements in excess to the Premises ("Alterations"), either at the inception of $5,000.00 excluding this Lease or subsequently during the initial Tenant Improvements (collectively “Alterations”) Term, without obtaining the prior written consent of Landlord. No Alterations shall be permitted to the outside dimensions of the Premises or upon the Premises, the Building, existing bearing walls and columns, exterior walls, roof, structural ceiling or foundations, nor shall Tenant install any part thereofelectrical equipment that would overload the lines in the Premises or interfere with the electrical usage of other tenants, or attach any fixtures or equipment thereto, without first obtaining unless approved in writing by Landlord’s written approval. Tenant will provide shall deliver to Landlord with three detailed drawings full and complete plans and specifications of Tenants desired Alterations for approval all requested Alterations, and, any subsequent modifications or additions to such plans and specifications, prior to any Alterations being started. When approvedundertaking same, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises and as-built plans when completed, and no proposed work shall be made commenced or continued by Tenant until Landlord has given its written approval thereof. By approving any request for Alterations submitted by Tenant, at Tenant’s sole cost and expense, provided Landlord does not (i) expressly or implicitly covenant or warrant that any architect and plans or contractor selected by Tenant to make specifications are accurate, safe or sufficient or that the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in charactercomply with any applicable laws, including wiring for phoneordinances, computer, cablingbuilding codes, or other networksthe like, made in or upon (ii) consent to the Premises either by Tenant or Landlord, may at the option imposition of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain lien on the Premises without compensation to Tenant, unless Landlord request that Tenant remove or the Building for any work performed or materials delivered in connection with any such Alterations. Notwithstanding Tenant shall be solely responsible for compliance with applicable laws, ordinances, building codes, and/or the abovelike, Tenant’s work stationsand for obtaining all necessary permits and governmental approvals and for construction of said improvements in compliance with same. Further, trade fixturesTenant shall indemnify, furniture, equipment, telecommunications, data defend and network equipment hold harmless Landlord and switches and other items of personal property brought onto the Premises from any loss, cost or expense, including legal fees, incurred by Landlord as a result of any defects in design, materials or workmanship resulting from such Alterations. All Alterations shall not constitute become the property of Landlord, unless Landlord directs that such Alterations hereunder and shall remain Tenant’s property upon be removed by Tenant at the expiration or earlier termination of this Lease. (b) All . In such case, Tenant, at Tenant's sole expense, shall remove the Alterations shall, when completed, be of and repair all damage resulting from such removal and shall restore the affected areas to a character as not to lessen condition reasonably compatible with the value remainder of the Premises or as reasonably determined by Landlord, or, at Landlord's option, shall pay to Landlord all reasonable and necessary costs arising from such improvements as may be located thereonremoval and restoration. Any Alterations All Alterations, and all removal of same, shall be made promptly and done in a good and workmanlike manner, and manner in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rulesbuilding codes, regulations and requirements orders of all applicable any federal, state state, county, municipal or other public authority and municipal governments, departments, commissions, boards and officesof the insurers of the Building. The costs of any such Alterations shall be paid If required by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedLandlord, Tenant shall pay secure at Tenant's own cost and expense a completion and lien indemnity bond satisfactory to Landlord for said work. Tenant shall reimburse Landlord for Landlord's reasonable charges including any increase professional fees, incurred by Landlord and a review fee of fifteen percent (15%) of the cost of construction of such Alterations for expenses incurred by Landlord or Landlord's designated property management firm for the Project, in premiums on insurance policies (provided reviewing and approving or disapproving plans and specifications for herein) or ensure adequate coverage is in place for all risks related to any Alterations proposed by Tenant and/or coordinating and overseeing the construction of suchsuch Alterations. Alterations Landlord shall be entitled to approve and/or designate the contractors/subcontractors to be used to construct Alterations. Tenant shall indemnify, defend and hold harmless Landlord and Landlord's agents, contractors and employees from and against any liability or damages, and will take all measures necessary to eliminate any negative impact on the increased value operation of the Building, resulting from any non-union contractor or subcontractor being used for the Alterations. Tenant shall require that any contractors used by Tenant comply with all requirements for insurance set forth in Article VIII and carry a comprehensive liability insurance policy naming Landlord and any mortgagee designated by Landlord as additional insureds, covering bodily injury in such amounts as set forth in Section 8.01. Tenant shall provide proof of such insurance prior to commencement of any work on the Premises.

Alterations. (a) Tenant will shall not make any repairs, alterations or suffer additions to be made any alterations, additions the demised premises or improvements in excess tile building of $5,000.00 excluding which the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Buildingdemises premises are a part nor detach, or affix any part thereofarticles thereto nor make any repairs, alterations or additions to the electrical service and heating, cooling and air conditioning, plumbing or sprinkler system without the written consent of the landlord. If alterations become necessary because of the application of laws or ordinances or other directions, rules or regulations of any regulatory authority having jurisdiction over the business carried on by Tenant, or attach because of any fixtures act or equipment theretodefault on the part of Tenant, without or because Tenant has overloaded any electrical or other facility. Tenant shall make such alterations at its own cost and expense after first obtaining Landlord’s written approvalapproval of plans and specifications and furnishing such indemnifications against liens, costs and damage as Landlord may reasonably require. All alterations, additions, improvements and fixtures, other than trade fixtures, which may be made or Installed by Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenantdemised premises and which in any manner are attached to the floors, walls or ceiling, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same termination of this Lease shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon become the Premises either by Tenant or Landlord, may at the option property of Landlord, become Landlord’s property andunless Landlord requests their removal, at and shall remain upon and be surrendered with the demised, premises as a part thereof, without damage or injury, all without compensation or credit to Tenant. If Landlord requests Tenant, in writing, to do so, Tenant shall, on or before the end of the term or any extension hereofterm, shall remain on remove all such additions, installations and fixtures placed in the Premises without compensation to Tenant, unless Landlord request that demised premises by Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment SO designated by landlord and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction reasonable cost of suchrepairing damage occasioned by the removal. Alterations and the increased value of the PremisesTenant shall insure its leasehold improvements.

Alterations. (a) Tenant will shall not make make, or suffer to be made made, any alterations, improvements or additions in, on, about or improvements in excess of $5,000.00 excluding to the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, Premises or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s the prior written approvalconsent of Landlord (which consent shall not be unreasonably withheld) and without a valid building permit issued by the appropriate governmental authority. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior As a condition to any Alterations being started. When approvedgiving such consent, Landlord will return one copy may require that Tenant agree to remove any such alterations, improvements or additions at the termination of the drawings this Lease, and to Tenant with Landlords signature of approval. Any Alterations to or upon restore the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable their prior written approvalcondition. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Unless Landlord request requires that Tenant remove any such Alterations. Notwithstanding alteration, improvement or addition, any alteration, addition or improvement to the abovePremises, Tenant’s work stationsexcept movable furniture and trade fixtures not affixed to the Premises, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items shall become the property of personal property brought onto Landlord upon termination of the Premises shall not constitute Alterations hereunder Lease and shall remain Tenant’s property upon and be surrendered with the expiration Premises at If, during the term hereof, any alteration, addition or earlier termination change of this Lease. (b) All Alterations shall, when completed, be of such a character as not any sort to lessen the value all or any portion of the Premises is required by law, regulation, ordinance or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs order of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedpublic agency, Tenant shall pay promptly make the same at its sole cost and expense. If during the term hereof, any increase in premiums on insurance policies (provided for herein) alteration, addition, or ensure adequate coverage is in place for all risks related change to the construction Common Area is required by law, regulation, ordinance or order of such. Alterations any public agency, Landlord shall make the same and the increased value cost of the Premisessuch alteration, addition or change shall be a Common Area Charge and Tenant shall pay Tenant's Pro Rata Share of said cost to Landlord as provided in Paragraph 12 above.

Alterations. (a) Tenant will shall not make or suffer allow to be made any alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, or alterations, either at the Building, inception of the Lease or any part thereof, or attach any fixtures or equipment theretosubsequently during the Term, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall deliver to Landlord the contractor's name, references and state license number, and a certificate of insurance naming Landlord and Project as additional insureds, as well as full and complete plans and specifications of all such alterations, additions or improvements, and any subsequent modifications or additions to such plans and specifications, and no proposed work shall be commenced or continued by Tenant until Landlord has received and given its written approval of each of the foregoing. Landlord shall either approve or disapprove any proposed alteration, addition or improvement on or before thirty (30) days following receipt of all of the foregoing items. Landlord does not expressly or implicitly covenant or warrant that any plans or specifications submitted by Tenant are accurate, safe or sufficient or that the same comply with any applicable laws, ordinances, building codes, or the like. Further, Tenant shall indemnify and hold Landlord and the Building harmless from any loss, cost or expense, including attorneys' fees and costs, incurred by Landlord as a result of any defects in design, materials or workmanship resulting from Tenant's alterations, additions or improvements to the Premises. All alterations, additions or improvements shall remain the property of Tenant until termination of the Lease, at which time they shall, unless otherwise elected by Landlord, by written notice to Tenant, be and become the property of Landlord’s . All manufacturing and processing equipment installed by Tenant shall remain the property andof Tenant, and shall be removed at the end of the term Term. Landlord may, as a condition to approval of any such alterations, additions or improvements, require Tenant to remove any extension hereofpartitions, counters, railings and/or other improvements installed by Tenant during the Term, and Tenant shall repair all damage resulting from such removal or, at Landlord's option, shall remain on the Premises without compensation pay to TenantLandlord all costs arising from such removal. All repairs, unless Landlord request that alterations, additions and restorations by Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration hereinafter required or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations permitted shall be made promptly and done in a good and workmanlike manner, manner and in compliance with all applicable permitslaws and ordinances, building and zoning codes, by-laws, and with all other laws, ordinances, orders, rules, regulations and requirements orders of all applicable any federal, state state, county, municipal or other public authority and municipal governments, departments, commissions, boards and officesof the insurers of the Premises. The costs of any such Alterations shall be paid If required by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedLandlord, Tenant shall pay secure at Tenant's own cost and expense a completion and lien indemnity bond or other adequate security, including without limitation an indemnity agreement from Tenant's parent in form and substance reasonably satisfactory to Landlord. Tenant shall reimburse Landlord for Landlord's reasonable charges (including any increase in premiums on insurance policies (provided professional fees incurred by Landlord and a reasonable administrative fee as established by Landlord from time to time) for herein) reviewing and approving or ensure adequate coverage is in place disapproving plans and specifications for all risks related to the construction of such. Alterations and the increased value of the Premisesany proposed alterations.

Alterations. (a) Tenant will not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 1,000, excluding the initial Tenant Improvements Improvements, (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approvalwhich shall not be unreasonably withheld or delayed. Any Alterations to or upon the Premises shall be made by Tenant, Tenant at Tenant’s sole cost and expense, provided that expense and any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All such Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, Tenant unless Landlord request requests that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches stations and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Leaseproperty. (b) All Any Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and promptly, in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such so that the Premises be free of liens, liens for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. such Alterations and the increased value of the Premises.

Alterations. Tenant shall not make, or allow to be made, any alterations or physical additions in, about or to the Premises without obtaining the prior written consent of Landlord, which consent shall not be unreasonably withheld with respect to proposed alterations and additions which: (a) Tenant comply with all applicable laws, ordinances, rules and regulations; (b) are in Landlord's opinion compatible with the Project and its mechanical, plumbing, electrical, heating/ventilation/air conditioning systems; an (c) will not make interfere with the use and occupancy of any other portion of the Building or suffer Project by any other tenant or its invitees. Specifically, but without limiting the generality of the foregoing, Landlord shall have the right of written consent for all plans and specifications for the proposed alterations or additions, construction means and methods, all appropriate permits and licenses, any contractor or subcontractor to be employed on the work of alteration or additions, and the time for performance of such work. Tenant shall also supply to Landlord any documents and information reasonably requested by Landlord in connection with Landlord's consideration of a request for approval hereunder. Tenant shall reimburse Landlord for all costs which Landlord may incur in connection with granting approval to Tenant for any such alterations and additions, including any costs or expense which Landlord may incur in electing to have outside architects and engineers review said plans and specifications. All such alterations, physical additions or improvements shall remain the property of Tenant until termination of this Lease, at which time they shall be and become the property of Landlord; provided, however, that at the time Landlord consents to any such alteration or addition Landlord may, at Landlord's option, require that Tenant, at Tenant's expense, remove any or all alterations, additions, improvements and partitions made by Tenant and restore the Premises by the termination of this Lease, whether by lapse of time, or otherwise, to their condition existing prior to the construction of any such alterations, additions, partitions or leasehold improvements. All such removals and restorations shall be accomplished in a good and workmanlike manner so as not to cause any damage to the Premises or Project whatsoever. If Tenant fails to so remove such alterations, additions, improvements and partitions or Tenant's trade fixtures or furniture, Landlord may keep and use them or remove any of them and cause them to be stored or sold in accordance with applicable law, at Tenant's sole expense. In addition to and wholly apart from Tenant's obligation to pay Tenant's Proportionate Share of Basic Operating Cost, Tenant shall be responsible for and shall pay prior to delinquency any taxes or governmental service fees, possessory interest taxes, fees or charges in lieu of any such taxes, capital levies, or other charges imposed upon, levied with respect to or assessed against its personal property, on the value of the alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon within the Premises, and on Tenant's interest pursuant to this Lease. To the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided extent that any architect and such taxes are not separately assessed or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation billed to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related the amount thereof as invoiced to the construction of such. Alterations and the increased value of the PremisesTenant by Landlord.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding to the initial Tenant Improvements (collectively “Alterations”) to or upon the PremisesPremises including, the Buildingbut not limited to, or any part thereof, or attach any fixtures or equipment theretoroof and wall penetrations, without first obtaining the prior written consent of Landlord’s written approval. Tenant will provide Landlord with three detailed drawings may, without the consent of Tenants desired Alterations for approval prior to any Alterations being started. When approvedLandlord, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, but at Tenant’s its sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly expense and in a good workmanlike manner, make cosmetic and decorative improvements to the Premises and/or erect interior improvements such as shelves, bins, machinery and trade fixtures as it may deem advisable, without altering the basic character of the Premises or improvements and without overloading or damaging the Premises or improvements, and in compliance each case complying with all applicable permits, building and zoning laws, and with all other governmental laws, ordinances, orders, rules, regulations and requirements of all applicable federalother requirements. Tenant shall not make any alterations, state and municipal governmentsadditions or improvements to the Premises which will contravene Landlord's policies insuring against loss or damage by fire or other hazards, departmentsincluding but not limited to public liability, commissions, boards and officesor which will prevent Landlord from securing such policies from companies acceptable to Landlord. The costs of If any such Alterations shall be paid by Tenantalterations, such that additions or improvements cause the rate of fire or other insurance on the Premises by companies acceptable to Landlord to be free of liens, increased beyond the minimum rate from time to time applicable to the Premises for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedpermitted uses thereof, Tenant shall pay as Additional Rent the amount of any such increase in premiums promptly upon demand by Landlord. All alterations, additions, improvements and partitions erected by Tenant shall be and remain on insurance policies (provided for herein) the property of Tenant during the term of this Lease, and Tenant shall, unless Landlord otherwise elects as hereinafter provided, remove all alterations, additions, improvements and partitions erected by Tenant by the date of termination of this Lease or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value upon earlier vacating of the Premises.; provided, however, that if Landlord so elects prior to termination of this Lease or upon earlier vacating of the Premises, such alterations, additions, improvements and partitions shall become the property of Landlord as of the date of termination of this Lease or upon earlier vacating of the Premises and shall be delivered up to the Landlord with the Premises. All shelves, bins, machinery and trade fixtures installed by Tenant may be removed by Tenant prior to the termination of this

Alterations. The Lessee shall not make any alterations in or additions to the Premises without the Lessor's advance written consent in each and every instance, not to be unreasonably withheld. All alterations or additions shall be made pursuant to the following conditions: (a) Tenant will not make Before commencement of any work or suffer to be made delivery of any alterations, additions materials onto the Premises or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, into the Building, the Lessee shall furnish the Lessor with plans and specifications, names and addresses of contractors, copies of contracts, necessary permits and indemnification in form and amount satisfactory to Lessor and waivers of lien against any and all claims, costs, damages, liabilities and expenses which may arise in connection with the alterations or additions, together with certificates of insurance from all contractors performing labor or furnishing materials insuring the Lessor against any part thereofand all liabilities which may arise out of or be connected in any way with said additions or alterations. In addition, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will Lessee shall provide Landlord an "All Physical Loss" Builders Risk insurance policy with three detailed drawings of Tenants desired Alterations for approval prior respect to any Alterations being started. When approved, Landlord will return one copy all alterations and additions in an amount equal to l00% of the drawings to Tenant with Landlords signature replacement cost of approvalthe alterations and additions. Any Alterations to or upon the Premises Lessor shall be made by Tenantnamed an insured as its interest may appear. Whether the Lessee furnishes the Lessor the foregoing or not, at Tenant’s sole cost the Lessee hereby agrees to defend, indemnify and expense, provided that hold the Lessor harmless from any architect and all liabilities of every kind and description which may arise out of or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent connected in character, including wiring for phone, computer, cabling, any way with said alterations or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Leaseadditions. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations and additions shall be made promptly and in a good workmanlike manner, and in compliance comply with all applicable permits, building and zoning laws, insurance requirements and with all other lawsordinances and regulations of the City of Chicago or any department or agency thereof and with the requirements and statutes and regulations of the State of Illinois or of any department or agency thereof, ordinancesand shall be installed in a good, ordersworkmanlike manner and only new, ruleshigh-grade materials shall be used. Lessee shall permit the Lessor to supervise construction operations in connection with alterations or additions if the Lessor requests to do so. (c) The Lessee shall pay all the costs of such alterations and additions plus a reasonable amount to Lessor for Lessor's overhead with respect to supervision necessary to satisfy Lessor that no damage will result to the Building. Such charge shall not, regulations however, relieve Lessee of any responsibility or liability for any such damage. Lessee shall also pay the cost of decorating the Premises occasioned by such alterations and requirements additions. Each payment upon said costs shall be only upon receipt of all applicable federalsuch contractor's and subcontractor's sworn statements, state full or partial waivers of lien, certificates and municipal governmentsother documentation, departmentsif any, commissions, boards as Lessor or any title insurance company shall request in order to fully protect the building and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free against all possible claims in the nature of liensmechanic's liens arising out of the performance of said work and to enable said title insurance company to insure the title to the Premises and the building against such claims. Without limitation of the foregoing, for services performedupon completing any alterations or additions, the Lessee shall furnish the Lessor with contractors' affidavits and full and final waivers of lien and receipted bills covering all labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedmaterials expended and used, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for together with all risks related to the construction of such. Alterations and the increased value such of the Premisesother documentation described above as Lessor shall require.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant(including, at Tenant’s sole cost but not limited to, roof and expense, provided that any architect and or contractor selected by Tenant to make wall penetrations) without the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option consent of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises which consent shall not constitute Alterations hereunder be unreasonably withheld. Tenant may, without the consent of Landlord, but at its own cost and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly expense and in a good workmanlike manner, erect such shelves, bins, machinery and trade fixtures as it may deem advisable, without altering the basic character or structure of the Premises or improvements and without overloading or damaging the Premises or improvements, and in compliance each case complying with all applicable permits, building and zoning laws, and with all other governmental laws, ordinances, orders, rules, regulations and requirements of all applicable federalother requirements. Tenant shall not make any alterations, state and municipal governmentsadditions or improvements to the Premises which will contravene Landlord's policies insuring against loss or damage by fire or other hazards, departmentsincluding but not limited to commercial general liability, commissions, boards and officesor which will prevent Landlord from securing such policies in companies acceptable to Landlord. The costs of If any such Alterations shall be paid by Tenantalterations, such that additions or improvements cause the rate of fire or other insurance on the Premises by companies acceptable to Landlord to be free of liens, increased beyond the minimum rate from time to time applicable to the Premises for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedpermitted uses thereof, Tenant shall pay as additional rent the amount of any such increase in premiums on insurance policies promptly upon demand by Landlord. (provided for hereinb) Any and all alterations, additions, improvements, partitions and fixtures erected by Tenant shall be the property of Landlord and shall remain at the Premises upon termination of the Lease or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value upon earlier vacating of the Premises. All shelves, bins, machinery and trade fixtures installed by Tenant may be removed by Tenant prior to the termination of this Lease provided such removal may be accomplished without damage to the Premises or to the primary structure or structural qualities of the Building and other improvements situated on the Premises. Tenant shall repair any damage to the Premises, or to the Building as a result of any alteration, addition, improvement, or repair to the Premises, or the removal of personal property or trade fixtures by Tenant, its employees, agents, invitees, or contractors. Should Tenant fail to conduct any such repair within ten days of written notice from Landlord, Landlord may, at its option, perform same, and Tenant shall remit payment to Landlord for the actual cost and expense incurred by Landlord in effecting such repair immediately upon demand.

Alterations. (a) Tenant will not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. such Alterations and the increased value of the Premises.

Alterations. (a) Tenant will A. Lessee shall not make any alterations or suffer additions to be made any alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements Premises (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining LandlordLessor’s written approvalconsent. Tenant will provide Landlord To obtain such consent, Lessee shall comply with three detailed drawings each and every provision of Tenants desired Alterations for approval the Work Letter attached hereto as Exhibit D and incorporated herein by this reference and any other agreements between Lessor and Lessee and/or other parties pertaining to the improvement, alteration, or maintenance of the Premises. B. Any permitted alterations shall remain on and be surrendered with the Premises on expiration or termination of the term of this Lease or any extension thereof, except that (1) Lessor may elect at least one hundred and eighty (180) days prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end expiration of the term or any extension hereofthereof to require Lessee to remove any or all alterations that Lessee or its predecessor in interest has made to the Premises; or (2) Lessor may immediately demand the removal of such alterations if this Lease is terminated prior to the end of the term of the Lease or any extension thereof or if Lessee abandons the Premises. In either event, Lessee at its sole cost shall remain on restore the Premises without compensation to Tenantempty warehouse space or the condition specified by Lessor before the last day of the then existing term. With respect to any improvement that involved the installation of bolts or other insertions into the concrete floor of the Premises, unless Landlord request if Lessor requires the removal of the improvements associated with said bolts or insertions, Lessee agrees that Tenant it must return the concrete slab to a flat, useable surface by removing each anchor bolt or insertion so that its top is below the top of the concrete slab, filling the spralled areas and any holes and leveling surface with epoxy grout to make the resulting concrete slab level throughout and thereafter cleaning and sealing the concrete slab with a product of a quality equal to or superior to All Crete” or ▇▇▇▇▇▇▇▇ Concrete Seal. If Lessee fails to remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data of its alterations designated by Lessor and network equipment and switches and other items of personal property brought onto to so restore the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not Lessor incurs costs to lessen the value of restore the Premises or to remove additions or alterations made by Lessee, Lessee shall reimburse Lessor for all such improvements costs incurred and shall also pay Lessor the current amount of Base Monthly Rent prorated for each day after the expiration of the then-current term that Lessor must occupy the Premises for the purpose of removing Lessee’s Alterations or making repairs. ▇. ▇▇▇▇▇▇’▇ consent shall not be required for any single improvement of a cosmetic nature costing less than $100,000 in any twelve month period. D. If Lessee makes any Alterations to the Premises as may be located thereon. Any provided in this Paragraph 10, the Alterations shall not be made promptly commenced until five (5) business days after Lessor has received written notice from Lessee stating the date the installation of the Alterations are to commence so that Lessor may post and in a good workmanlike mannerrecord an appropriate notice(s) of non-responsibility. E. Lessee’s right to make Alterations, and the consent of Lessor given as required by this Paragraph 10 and the Work Letter, shall be deemed conditioned upon Lessee complying in compliance the making of such Alterations with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards local laws and officesordinances governing the manner in which such Alterations are made. The costs Lessee shall complete of any such work according to applicable building codes and other applicable governmental regulations in a worker-like and expeditious manner. F. Lessee shall pay all costs for any and all Alterations done by it or caused to be done by it on the Premises as permitted by this Lease. Lessor shall be paid have no obligation or responsibility to make any alterations or improvements to the Premises except as specifically provided in this Lease. Lessee shall keep the Premises free and clear of all mechanics liens resulting from any Alterations done by Tenantor for Lessee. Lessee shall have the right to contest the correctness or the validity of any such lien if, such upon demand by Lessor, Lessee promptly procures (in no event later than 20 days from the date of the recordation of the lien) and records a lien release bond issued by a corporation authorized to issue surety bonds in California in an amount equal to one and one-half times the amount of the claim of lien. The bond shall meet the requirements of Civil Code Sections 8150 and 8152 and shall provide for the payment of any sum that the Premises claimant may recover on the claim (together with costs of suit, if it recovers in the action). G. As a condition for giving its consent for any non-cosmetic Alterations costing in excess of $500,000 for any improvement or construction projects within any twelve (12) month period, Lessor may require that Lessee either: (1) create an escrow account with a professional escrow company for the payment of all contractors and equipment suppliers and make a deposit into that account of the full amount of the anticipated cost of said Alterations; or (2) obtain a completion bond in the full amount of the cost of the Alterations. Following any deposit into an escrow account, Lessee may only withdraw such said funds from the escrow account in accordance with the terms of the escrow agreement entered into between Lessor and Lessee and the escrow company, provided that said agreement provides that no funds will be free released to Lessee unless and until all costs of liens, for services performed, labor and material supplied or claimed to the subject Alterations project have been suppliedpaid. Before If Lessee is required to and elects to obtain a completion bond, the form of the bond and its amount must be reasonably approved in advance by Lessor. H. If at any time a mechanics or materialman’s lien is recorded against the Building and Lessee fails to procure and record a lien release bond issued by a corporation authorized to issue surety bonds in California in an amount equal to one and one-half times the amount of the claim of lien which bond meets the requirements set forth in Subparagraph F above, Lessee may not make any further non-cosmetic Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction Premises, or purchase any additional equipment which purchase would expose the Building to a lien resulting from the purchase and installation of suchequipment in an amount in excess of $50,000.00 in any twelve month period without first obtaining the prior approval of Lessor. Alterations and Lessor may, as a condition for giving its approval, require that Lessee meet the increased value of the Premisesconditions set forth in subparagraph G above (i.e., creating an escrow account or obtaining a completion bond).

Alterations. (a) 8.01 Tenant will shall make no alteration, addition or improvement in the Premises, without the prior written consent of Landlord which consent shall not make be unreasonably withheld, conditioned or suffer to be made any delayed, and then only by contractors or mechanics and in such manner and time, and with such materials, as reasonably approved by Landlord. All alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, including air-conditioning equipment and duct work, except movable office furniture (including movable partitions) and trade equipment installed at the Buildingexpense of Tenant, shall, unless Landlord elects otherwise in writing, become the property of Landlord, and shall be surrendered with the Premises, at the expiration or sooner termination of the term of this Lease. Any such alterations, additions and improvements which Landlord shall designate at the time Landlord grants its consent to the installation of same shall be removed by Tenant and any part thereofdamage repaired, or attach any fixtures or equipment theretoat Tenant's expense, without first obtaining prior to the expiration of this Lease. Notwithstanding anything contained herein to the contrary, Tenant shall not be required to obtain Landlord’s prior written approval. Tenant will provide Landlord with three detailed drawings consent or approval for any nonstructural, purely decorative, interior improvements to the Premises (including painting, carpeting or the installation of Tenants desired Alterations for approval prior wall coverings) provided, however that said improvements do not consist of changes or modifications to any Alterations being started. When approvedBuilding plumbing, electrical, air conditioning or other Building wide systems. 8.02 Anything hereinabove to the contrary notwithstanding, Landlord will return one copy not unreasonably withhold or delay approval of written requests of Tenant to make nonstructural interior alterations (which are not purely decorative as described in Article 8.01 above), additions and improvements (herein referred to as "Alterations") in the Premises, provided that such Alterations do not affect utility services or plumbing and electrical lines or other systems of the Building and do not affect and are not visible from any portion of the Building outside of the Premises. All Alterations shall be performed in accordance with the following conditions: (i) Prior to the commencement of any Alterations costing more than $15,000.00, Tenant shall first submit to Landlord for its approval detailed dimensioned coordinated plans and specifications, including layout, architectural, mechanical, electrical, plumbing and structural drawings for each proposed Alteration. Landlord shall be given, in writing, a good description of all other Alterations. (ii) All Alterations in and to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenantperformed in a good and workmanlike manner and in accordance with the Building’s rules and regulations governing Tenant Alterations. Prior to the commencement of any such Alterations, Tenant shall, at Tenant’s its sole cost and expense, provided that obtain and exhibit to Landlord any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent governmental permit required in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any connection with such Alterations. Notwithstanding In order to compensate Landlord for its general conditions and the above, costs incurred by Landlord in connection with Tenant’s work stationsperformance of Alterations in and/or to the Premises (including, trade fixtureswithout limitation, furniturethe costs actually incurred by Landlord and paid to independent third parties in connection with the coordination of Alterations which may affect systems or services of the Building or portions of the Building outside of the Premises), equipmentTenant shall pay to Landlord a fee equal to five (5%) percent of the cost of such Alterations, telecommunicationshowever, data notwithstanding anything contained herein to the contrary, the aforementioned fee shall not exceed the sum of $1,500.00 for any such single plan for Alterations. Such fee shall be paid by Tenant as Additional Rent hereunder within ten (10) days following receipt of an invoice therefor. (iii) All Alterations shall be done in compliance with all other applicable provisions of this Lease and network equipment with all applicable laws, ordinances, directions, rules and switches regulations of governmental authorities having jurisdiction, including, without limitation, the Americans with Disabilities Act of 1990 and New York City Local Law No. 57/87 and similar present or future laws, and regulations issued pursuant thereto, and also New York City Local Law No. 76 and similar present or future laws, and regulations issued pursuant thereto, on abatement, storage, transportation and disposal of asbestos and other items hazardous materials, which work, if required, shall be effected at Tenant's sole cost and expense, by contractors and consultants approved by Landlord and in strict compliance with the aforesaid rules and regulations and with Landlord's rules and regulations thereon. Any changes required by Tenant’s p[articular manner of personal property brought onto use of the Premises (as opposed to general office use) shall be paid for by Tenant. (iv) All work shall be performed by duly licensed and insured professionals whose presence at the Premises or the Building will not constitute Alterations hereunder result in any labor unrest, dispute, slowdown, strike or disharmony whatsoever by labor rendering or scheduled to render services at or within, or delivering goods or materials to the Building, in which event Tenant shall immediately and permanently cease its use of the professional(s) whose presence at the Premises or the Building was the basis for such unrest, slowdown or strike. Notwithstanding anything contained herein to the contrary, if the use by Tenant of any contractor, subcontractor, vendor, supplier or any other party causes or threatens to cause or create any work stoppage, picketing, labor disruption, dispute or disharmony of any nature whatsoever, Tenant shall remain immediately discontinue the use of such party and take such other remedial measures as may be necessary in order to restore labor harmony. (v) Tenant shall keep the Building and the Premises free and clear of all liens for any work or material claimed to have been furnished to Tenant or to the Premises. (vi) Prior to the commencement of any work by or for Tenant’s property upon , Tenant shall furnish to Landlord certificates evidencing the expiration existence of the following insurance: (a) Workmen's compensation insurance covering all persons employed for such work and with respect to whom death or earlier termination of this Leasebodily injury claims could be asserted against Landlord, Tenant or the Premises. (b) All Alterations shallBroad form general liability insurance written on an occurrence basis naming Tenant as an insured and naming Landlord and its designees as additional insureds, when completed, be with limits of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and less than $3,000,000 combined single limit for personal injury in a good workmanlike manner, and in compliance with all applicable permits, building and zoning lawsany one occurrence, and with limits of not less than $500,000 for property damage (the foregoing limits may be revised from time to time by Landlord to such higher limits as Landlord from time to time reasonably requires). Tenant, at its sole cost and expense, shall cause all other lawssuch insurance to be maintained at all time when the work to be performed for or by Tenant is in progress. All such insurance shall be obtained from a company authorized to do business in New York and shall provide that it cannot be canceled without thirty (30) days prior written notice to Landlord. All polices, ordinancesor certificates therefor, ordersissued by the insurer and bearing notations evidencing the payment of premiums, rulesshall be delivered to Landlord. Blanket coverage shall be acceptable, regulations and provided that coverage meeting the requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by this paragraph is assigned to Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of 's location at the Premises. (vii) In granting its consent to any Alteration, Landlord may impose such conditions as to guarantee of completion (including, without limitation, requiring Tenant to temporarily post additional security or a bond to insure the completion of such Alterations, payment, restoration or otherwise), as Landlord may reasonably require. (viii) All work to be performed by Tenant shall be done in a manner which will not interfere with or disturb other tenants and occupants of the Building.

Alterations. (a) 11.1 Tenant will shall not make or suffer to be made any alterations or improvements to or of the premises or any part thereof without the written consent of Landlord being first had and obtained. Any alterations, additions, or improvements to or of the premises, including without limitation any partitions (floor to ceiling), and all wall to wall installed carpeting, shall at once become a part of the realty and belong to Landlord. Movable furniture, equipment and trade fixtures shall remain the property of Tenant. 11.2 If Landlord consents to the making of any alterations, additions or improvements in excess of $5,000.00 excluding to the initial Tenant Improvements (collectively “Alterations”) to or upon the Premisespremises by Tenant, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises same shall be made by Tenant, Tenant at Tenant’s 's sole cost and expense, provided that expense and any architect and contractor or contractor selected person elected by Tenant to make the same shall must first be subject to approved of in writing by Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon Upon the expiration or earlier sooner termination of this Lease. (b) All Alterations shallthe term, when completedTenant, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly upon demand by Landlord, at Tenant's sole cost and in a good workmanlike mannerexpense, and in compliance with all applicable permits, building and zoning laws, forthwith and with all other lawsdue diligence shall remove any alterations, ordinancesadditions or improvements made to the premises by Handi- Kup Company, ordersor ▇▇▇▇▇ River Paper Co., rules, regulations Inc. or their successors and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction operation of suchtheir business; including, but not limited to, plastic bead storage tanks, enclosed surface mounted oil storage tanks, outside heat exchangers and cooling towers, roof mounted pollution control equipment related to boiler emissions, railroad loading dock, and other external facilities specific to Tenant's operations. Alterations In addition, Tenant, forthwith and with all due diligence, at its sole cost and expense, shall repair any damage to the increased value of the Premisespremises caused by such removal, and shall return said premises to Landlord in good condition and repair, reasonable wear and tear excepted.

Alterations. Tenant shall not make (or permit to be made) any alteration to the Premises (including, without limitation, the attachment of any fixture or equipment) unless such alteration (a) Tenant will equals or exceeds the Building Standard and utilizes only new and first-grade materials, (b) is in conformity with all Legal Requirements, and is made after obtaining any required permits and licenses, (c) is made with the prior written consent of Landlord not make or suffer to be unreasonably withheld, conditioned or delayed, (d) is made pursuant to plans and specifications approved in writing in advance by Landlord, (e) is made after Tenant has provided to Landlord such reasonable indemnification and/or bonds requested by Landlord, including, without limitation, a performance and completion bond in such form and amount as may be satisfactory to Landlord to protect against claims and liens for labor performed and materials furnished, and to insure the completion of any alteration, (f) is carried out by persons approved in writing by Landlord who, if required by Landlord, deliver to Landlord before commencement of their work proof of such insurance coverage as Landlord may require, with Landlord named as an additional insured, and (g) is done only at such time and in such manner as to not disturb the Landlord or other tenants in the Building. All such alterations, improvements and additions (including all articles attached to the floor, wall or improvements in excess ceiling of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises) shall become the property of Landlord and shall, at Landlord's election, be (i) surrendered with the BuildingPremises as part thereof at the termination or expiration of the Term, without any payment, reimbursement or compensation therefor, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made (ii) removed by Tenant, at Tenant’s sole cost and 's expense, provided that any architect and or contractor selected with all damage caused by such removal repaired by Tenant. Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to remove Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, 's trade fixtures, furnitureoffice supplies, equipmentmovable office furniture and equipment not attached to the Building, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon provided such removal is made prior to the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises Term, no uncured Event of Default has occurred and Tenant promptly repairs all damage caused by such removal. Tenant shall indemnify, defend and hold harmless Landlord from and against all liens, claims, damages, losses, liabilities and expenses, including attorneys' fees, which may arise out of, or be connected in any way with, any such improvements as may be located thereonchange, addition or improvement. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs Within twenty (20) days following the imposition of any lien resulting from any such Alterations shall be paid by Tenantchange, such that the Premises be free of liens, for services performed, labor and material supplied addition or claimed to have been supplied. Before any Alterations shall be commencedimprovement, Tenant shall pay any increase in premiums on insurance policies (provided for herein) cause such lien to be released of record by payment of money or ensure adequate coverage is in place for all risks related to the construction posting of such. Alterations and the increased value of the Premisesa proper bond.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, additions or improvements in excess to the Premises (including but not limited to roof and wall penetrations) without the prior written consent of $5,000.00 excluding the initial Landlord. Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment theretomay, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option consent of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data but as its own cost and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly expense and in a good workmanlike mannermanner erect such shelves, bins, machinery and trade fixtures as it may deem advisable, without altering the basic character of the building or improvements and without overloading or damaging such building or improvements, and in compliance each case complying with all applicable permits, building and zoning laws, and with all other governmental laws, ordinances, orders, rules, regulations and requirements of all applicable federalother requirements. All alterations, state additions, improvements and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations partitions erected by Tenant shall be paid and remain the property of Tenant during the Term of this Lease and Tenant shall, unless Landlord otherwise elects as hereinafter provided, remove all alterations, additions, improvements and partitions that are not trade fixtures erected by Tenant, such that Tenant and restore the Premises be free to their original condition by the date of liens, for services performed, labor and material supplied termination of this Lease or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value upon earlier vacating of the Premises, provided, however, that if Landlord so elects prior to termination of this Lease or upon earlier vacating of the Premises, such alterations, additions, improvements and partitions shall become the property of Landlord as of the date of termination of this Lease or upon earlier vacating of the Premises and shall be delivered up to the Landlord with the Premises. All shelves, bins, machinery and trade fixtures installed by Tenant may be removed by Tenant prior to the termination of this Lease if Tenant so elects, and shall be removed by the date of termination of this Lease or upon earlier vacating of the Premises if required by Landlord; upon any such removal Tenant shall restore the Premises to their original condition. All such removals and restoration shall be accomplished in good workmanlike manner so as not to damage the primary structure or structural qualities of the buildings and other improvements situated on the Premises.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, additions additions, or improvements, including, but not limited to, the attachment of any fixtures or equipment in, on, or to the Premises or any part thereof or the making of any improvements in excess of $5,000.00 excluding non-structural as required by Article 7 without the prior written consent of Landlord, which may be withheld in Landlord's Reasonable discretion. Any alteration, additions or improvements to be done by Tenant as part of Tenant's initial occupancy shall be specified in Exhibit B. Any alteration, addition, or improvement in, on or to the Premises including carpeting, but excepting movable furniture and personal property of Tenant Improvements (collectively “Alterations”) removable without material damage to the properly or upon the Premises, shall be and remain the Buildingproperty of Tenant during the Term but shall, unless Landlord elects otherwise, become a part of the realty and belong to Landlord without compensation to Tenant upon the expiration or sooner termination of the Term and title shall pass to Landlord under this Lease as by a bill of sale. When applying for such consent, Tenant shall, if requested by Landlord, furnish complete plans and specifications for such alterations, additions and improvements. In the event landlord consents to the making of any such alteration, addition, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made improvement by Tenant, at ▇▇▇▇▇▇'s sole cost and expense. All alterations, additions or improvements proposed by Tenant shall be constructed in accordance with all government laws, ordinances, rules and regulations 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', materialmen's or other liens. Tenant shall pay in addition to any sums due pursuant to Article 4 above any increase in real estate taxes attributable to any such alteration, addition, or improvement for so long, during the Term, as such increase is ascertainable. Upon the expiration or sooner termination of the Term as herein provided, Tenant shall upon demand by Landlord, at Tenant’s 's sole cost and expense, provided that any architect forthwith and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant with all due diligence remove any such Alterations. Notwithstanding the abovealterations, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration additions or earlier termination of this Lease. (b) All Alterations shall, when completed, improvements which are designated by Landlord to be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike mannerremoved, and in compliance with all applicable permits, building and zoning laws, Tenant shall forthwith and with all other lawsdue diligence, ordinancesat its sole cost and expense, ordersrepair and restore Premises to their original condition, rules, regulations reasonable wear and requirements of all applicable federal, state tear and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid loss by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premisescasualty covered by Article 23 excepted.

Alterations. (a) Tenant will not make or suffer to be made any All alterations, additions or improvements in excess additions, improvements, and partitions erected by Lessee shall be and remain the property of $5,000.00 excluding lessee during the initial Tenant Improvements (collectively “Alterations”) to term of this Lease and shall become the property of Lessor as of the date of termination of this Lease, or upon earlier vacating of the Premises, and title shall pass to Lessor under this Lease as by a bill of sale. Provided Lessee is not in default or otherwise i▇▇▇▇ted to Lessor, all shelves, bins, equipment and trade fixtures installed by Lessee may be removed by the BuildingLessee prior to the termination of this Lease, if the Lessee so elects, and shall be removed by the date of termination of the Lease or upon earlier vacating of the Premises if required by Lessor. Upon any such removal Lessee shall restore the Premises to its original condition, ordinary wear and tear excepted. All such removals and restorations shall be accomplished in a good workman like manner so as not to damage the primary structure, ▇▇▇▇ ▇▇ structural qualities of the building and other improvements within which the Premises are situated. In no event shall Lessor be required to (i) compensate Lessee for alterations, additions, improvements or partitions erected by Lessee on or within the Premises, or any part thereof(ii) compensate Lessee for shelves, bins, equipment and trade fixtures installed by Lessee on or attach any fixtures within the Premises and which are not removed by Lessee at Lease termination or equipment theretoearly vacation or the Premises by Lessee. THIRTY-EIGHTH: Expansion Option. Providing Lessee has been a Lessee in good standing under this lease for a minimum of three (3) lease years, without first obtaining Landlord’s written approvalif Lessee needs to expand its lease space to 18,850 square feet or more, Lessor shall make its best reasonable effort to accommodate this expansion either in the Building in which the premises are located or another building owned by Lessor at the Miramar Park of Commerce at a mutually acceptable rental rate. Tenant will provide Landlord Provided there are no defaults under this lease or the Lease with three detailed drawings of Tenants desired Alterations Lessor for approval prior to any Alterations being started. When approvedthe expansion space, Landlord will return one copy Lessor and Lessee agree this Lease shall terminate on such date as Lessee takes possession of the drawings expansion space. Lessee shall incur no penalty for said cancellation. It is mutually understood by Lessee and Lessor that Lessee's financial condition may affect Lessor's ability to Tenant with Landlords signature accommodate Lessee's expansion and Lessee's subleasing space, assuming the lease obligations from another lessee, and/or leasing space from any entity other than Lessor shall not qualify as an expansion for the purposes of approvalthis Paragraph. Any Alterations to or upon the Premises shall be made by TenantTHIRTY-NINTH: Emergency Generator. Lessee may install, at Tenant’s its sole cost and expense, provided that up to a 250 kw, generator with a skid-mounted (or sub-mounted) fuel tank in the truckyard of the Premises. In the event it is required by code, Lessee also may install, at its sole cost and expense, a generator pad to support the generator. All costs associated with the operation, installation (including but not limited to the cost of installing automatic transfer switch, fencing and bollards) and maintenance of the generator and generator pad shall be paid for solely by Lessee, including but not limited to any architect modifications or additions to the landscaping, irrigation and/or paving. The generator, installation method and or contractor selected by Tenant to make the same location and all accommodations and other work related thereto shall be subject to Landlord’s reasonable Lessor's prior written approval, said approval not to be unreasonably withheld or delayed and said approval to take into account the aesthetics of such equipment. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of During the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completedLessee agrees to take all reasonable actions to minimize the visibility, be of such a character as not aesthetic impact and disturbance to lessen the value other users of the Premises or such improvements as may Miramar Park of Commerce caused by the generator. Reasonable actions shall include, but not be located thereonlimited to maintaining good condition of the generator. Any Alterations Lessee shall be made promptly and in a good workmanlike mannersolely responsible, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liensat Lessor's request, for services performed, labor removing the generator at the expiration of this Lease and material supplied or claimed making any necessary and reasonable repairs and restorations so as to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase leave the property in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premisesgood condition.

Alterations. (aA) Tenant will not may, without the prior consent of the Landlord, make or suffer to be made any alterations, improvements or additions in, on, about or improvements to the Premises or any part thereof that do not impair the structural soundness of the Building. Tenant shall have the right to remove at any time any alteration, improvement, addition, trade fixture, personal property, fixtures, equipment or other items which Tenant uses in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) or affixes to or upon the Premises, subject to the Buildingobligation to repair any damage caused by such removal. Prior to the Commencement Date of the Lease, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will shall provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy a list of the drawings alterations, improvements and additions that Tenant proposes to make in, on, about and to the Premises, designating which additions, improvements and additions Tenant with Landlords signature does not intend to remove at the termination or expiration of approvalthe Lease. Any Alterations Notwithstanding anything to the contrary above, Tenant shall not have the right to remove such alterations, improvements and additions at the termination or upon expiration of the Lease. (B) If, during the term hereof, any alteration, addition or change of any sort through all or any portion of the Premises shall be made is required by law, regulation, ordinance or order of any public agency, Tenant, at Tenant’s its sole cost and expense, provided that any architect and or contractor selected by Tenant to shall promptly make the same same. If, during the term hereof, any alteration, addition or change to the Common Area or to the Building is required by law, regulation, ordinance, or order of any public agency, the cost of such alteration, addition, or change shall be subject a Common Area Charge and Tenant shall pay its share of said costs to Landlord’s reasonable prior written approvalLandlord as provided in Section 11 above. All Alterations which Tenant's obligations under this Subsection 12(b) are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon limited to the Premises either by Tenant or Landlord, may at extent that such costs shall be paid over the option life of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and provided in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the PremisesSection 5 above.

Alterations. (a) Other than the construction specified in paragraph 6.2 and non-structural alterations costing less than $5,000, Tenant will shall not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding to the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, Premises or any part thereof, or attach including the attachment of any fixtures or equipment theretoequipment, without first obtaining Landlord’s prior written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being startedconsent, which consent shall not be unreasonably withheld. When approvedapplying for such consent, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to shall furnish complete plans and specifications for such alterations, additions or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approvalimprovements. All Alterations which are alterations, additions, fixtures and improvements, whether temporary or permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant Landlord or LandlordTenant, may shall at once become part of the option of Landlord, become Landlord’s property realty and belong to Landlord and, at the end of the term or any extension hereof, shall remain on the Premises without compensation of any kind to Tenant except as herein provided in this Lease. Movable furniture and equipment shall remain the property of Tenant. Notwithstanding any other provision contained in this Lease, unless Landlord request Tenant agrees that Tenant it shall, upon Landlord’s written request, at its sole cost and expense, promptly remove any such Alterations. Notwithstanding the abovealterations, Tenant’s work stationsadditions, trade fixtures, furniturecommunication system or other cabling, equipment, telecommunications, data or improvements designated by Landlord to be removed and network equipment and switches and other items of personal property brought onto repair any damage to the Premises resulting from such removal. Such removal shall not constitute Alterations hereunder and shall remain Tenant’s property upon be made prior to the expiration or earlier 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. (b) All Alterations shall, when completed, be 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 character as not to lessen licensed general contractor who, if the value cost of the Premises or such improvements work exceeds $10,000, shall provide a full payment and performance bond naming both Landlord and Tenant as may be located thereoninsured. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related not be required to remove the initial Tenant Improvements installed pursuant to the construction of such. Alterations and the increased value of the PremisesWork Letter.

Alterations. (a) Except as permitted under Section 12, supra, Tenant agrees that it will not make any alterations (whether structural or suffer otherwise), improvements, additions, repairs, or changes to be made any the interior or exterior of the Premises during the Term of this Lease without in each instance obtaining Landlord's prior written consent. Together with each request for consent, Tenant shall present to Landlord reasonably detailed plans and specifications for such proposed alterations, additions improvements, additions, repairs or improvements in excess changes; provided, however, approval of $5,000.00 excluding the initial such plans and specifications by Landlord shall not constitute any assumption of responsibility by Landlord for their accuracy of sufficiency, and Tenant Improvements (collectively “Alterations”) to or upon the Premisesshall be solely responsible for such items. All alterations, the Buildingimprovements, additions, repairs, or any part thereofchanges shall be done either by or under the direction of Landlord, but at the expense of Tenant. All alterations, improvements, additions, repairs, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be changes made by Tenant, at Tenant’s sole cost and expenseshall, provided that any architect and or contractor selected by unless Landlord gives notice to Tenant to make remove the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in charactersame, including wiring for phone, computer, cabling, or other networks, made in or remain upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of the Term of this Lease. Lease and shall become the Property of Landlord immediately upon installation thereof. The same shall remain the property of Landlord (bwithout any obligation of Landlord to pay compensation therefor) All Alterations shall, when completed, be of such a character as not unless Landlord gives Tenant written notice to lessen the value remove any or all of the Premises or aforesaid, in which event Tenant shall remove at Tenant's expense such improvements of the same as may be located thereon. Any Alterations shall be made promptly and specified in a good workmanlike mannerLandlord's notice to Tenant, and Tenant shall promptly restore the Premises to the same good order and condition as it was at the commencement of the Term of this Lease except (i) to the extent the Premises is not required to be repaired and/or maintained by Tenant and (ii) damage by fire or other casualty to the extent there is actually paid to Landlord, to repair any damage to the Premises, sufficient net proceeds for policies of insurance which Tenant is obligated to provide and to maintain under the provisions of this Lease. Should Tenant fail to do so, Landlord may do so, collecting, at Landlord's option, the cost and expense thereof from Tenant, as Additional Rent, upon demand. Notwithstanding anything above, in compliance with all applicable permitsSection 17 or elsewhere in this Lease to the contrary, building and zoning lawsLandlord hereby permits Tenant to remove at the end of the lease term, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs as long as Tenant is not then in default or breach of any such Alterations material provision in this Lease, any non-structural improvements, provided that Tenant and/or any Subtenant shall be paid by Tenant, such that in each and every instance of removal reasonably repair and restore the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premisesits functional shell condition.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding to the initial Tenant Improvements (collectively “Alterations”) to or upon premises without the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option consent of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any (such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises consent shall not constitute Alterations hereunder be unreasonably withheld). Tenant may, without the consent of Landlord, but at its own cost and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly expense and in a good workmanlike mannermanner make such minor alterations, additions or improvements or erect, remove or alter such partitions, or erect such shelves, bins, machinery and trade fixtures as it may deem advisable, without altering the basic character of the building or improvements and without overloading or damaging such building or improvements, and in compliance each case complying with all applicable permits, building and zoning laws, and with all other governmental laws, ordinances, ordersregulations, rulesand other requirements. All alterations, regulations additions, improvements and requirements partitions erected by Tenant shall be and remain the property of Tenant, provided, however, that Tenant shall, if Landlord so elects, remove all applicable federalalterations, state additions, improvements, and municipal governmentspartitions erected by Tenant and restore the premises to their original condition by the date of termination of this lease; otherwise such improvements shall become the property of Landlord as of the date of the expiration of the term of this lease (as such term may be extended pursuant to any renewals, departmentsextensions or holdover period) an d shall be delivered up to the Landlord with the premises. All shelves, commissionsbins, boards machinery and offices. The costs trade fixtures installed by Tenant may be removed by Tenant prior to the termination of this lease if Tenant so elects, and shall be removed if required by Landlord; upon any such Alterations removal Tenant shall restore the premises to their original condition. All such removals and restoration shall be paid by Tenant, such that accomplished in a good workmanlike manner so as not to damage the Premises be free of liens, for services performed, labor and material supplied primary structure or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value structural qualities of the Premisesbuildings and other improvements situated on the premises.

Alterations. (a) Tenant will shall not make or suffer to be made any major alterations, additions additions, or improvements to the Premises without the prior written consent of Landlord. Tenant may, without the consent of Landlord, but at Tenant's own cost and expense and in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premisesa good, the Buildingworkmanlike manner, make such minor alterations, additions, or any part thereofimprovements or erect, remove, or attach any alter such partitions, or erect such shelves, bins, machinery, and trade fixtures or equipment theretoas it may deem advisable, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy altering the basic character of the drawings Building or improvements, without affecting the structural or loadbearing elements of the Building or improvements, without overloading or damaging such Building or improvements or any utility systems servicing same, and without interference to the other occupants of the Building or any other of Landlord's tenants, and in each case complying with all applicable governmental laws, ordinances, regulations, and other requirements. At the termination of this Lease, Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenantshall, if Landlord so elects, and at Tenant’s 's sole cost and expense, provided that any architect remove all alterations, additions, improvements, and or contractor selected partitions erected by Tenant and restore the Premises to make the same their original condition; otherwise, such improvements shall be subject delivered to Landlord’s reasonable prior written approvalLandlord with the Premises. All Alterations which are permanent in charactershelves, including wiring for phonebins, computermachinery, cabling, or other networks, made in or upon the Premises either and trade fixtures installed by Tenant or Landlord, may be removed by Tenant at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) , if Tenant so elects, so long as no event of default by Tenant is then in existence, and shall be removed if required by Landlord. All Alterations shallsuch removals and restorations shall be accomplished in a good, when completed, be of such a character workmanlike manner so as not to lessen damage the value primary structure or structural qualities of the Premises or such Building and other improvements as may be located thereonsituated on the Premises. Any Alterations shall be made promptly and fixtures installed in a good workmanlike mannerthe Premises by Tenant other than shelves, bins, machinery, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements similar trade fixtures shall become the property of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the PremisesLandlord when installed.

Alterations. (a) Tenant will not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 1,000.00, excluding the initial Tenant Improvements Improvements, (collectively “"Alterations”") to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s 's written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approvalwhich shall not be unreasonably withheld or delayed. Any Alterations to or upon the Premises shall be made by Tenant, Tenant at Tenant’s 's sole cost and expense, provided that expense and any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s 's reasonable prior written approval. All such Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s 's property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, Tenant unless Landlord request requests that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s 's work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches stations and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease's property. (b) All Any Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be then located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, manner and in compliance with all applicable permits, permits and authorizations and building and zoning laws, laws and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such so that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. such Alterations and the increased value of the Premises.

Alterations. (a) Tenant will shall not make or suffer permit to be made any alterations, additions or improvements in excess of $5,000.00 excluding in, upon or to the initial Tenant Improvements (collectively “Alterations”) to Leased Premises or upon the Premises, the BuildingCommon Areas, or any part thereof, of the Leased Premises or attach any fixtures or equipment theretothe Common Areas, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option consent of Landlord, which cannot be unreasonably withheld, conditioned or delayed. In the event such consent is obtained, all such alterations, additions or improvements shall be performed at the expense of Tenant in a good, workmanlike manner, free from faults and defects and in accordance with all applicable laws and building codes and plans and specifications approved by Landlord. In the event that any alterations, additional or improvements are approved, Tenant shall be responsible for and promptly repair any damage done to the Leased Premises arising out of the approved alterations, additions or improvements. Tenant shall not allow any construction liens to attach to the Leased Premises or the Property in connection with any such alteration, and the failure of Tenant to have any such ▇▇▇▇ released or bonded within twenty-one (21) days after written notice from Landlord shall constitute a default under this Lease. In addition, ▇▇▇▇▇▇ shall indemnify, defend and hold Landlord harmless from any and all costs and expenses incurred by Landlord in connection with such construction liens, including, without limitation, attorneys’ fees and costs of litigation. All alterations, additions or improvements (except trade fixtures) so made and installed by Tenant shall become Landlord’s part of the realty, shall become the property and, of Landlord and shall remain for the benefit of Landlord at the end of the term or any extension hereofother expiration of this Lease in as good condition as they were when installed, shall remain on reasonable wear and tear excepted; provided, however, that, notwithstanding anything to the Premises without compensation to Tenantcontrary contained in Paragraph, unless Landlord request that Tenant remove any such Alterations. Notwithstanding alteration, addition or improvement remaining at the aboveend of the term or other expiration of this Lease shall, upon written demand made by Landlord, be removed by ▇▇▇▇▇▇, at Tenant’s work stationsexpense, trade fixturesand Tenant shall repair any damage caused by such removal, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto restoring the Leased Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon to their condition prior to the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be making of such a character as not to lessen the value of the Premises alteration, addition or such improvements as may be located thereonimprovement. Any Alterations alterations, additions or improvements shall be made promptly and in a good workmanlike mannerby qualified, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such licensed contractors that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase approved in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related writing by Landlord prior to the construction of such. Alterations and the increased value commencement of the Premiseswork and such contractors shall carry appropriate insurance coverage as is reasonably required by Landlord.

Alterations. (a) Tenant will not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 1,000, excluding the initial Tenant Improvements Improvements, (collectively “"Alterations”") to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s 's written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approvalwhich shall not be unreasonably withheld or delayed. Any Alterations to or upon the Premises shall be made by Tenant, Tenant at Tenant’s 's sole cost and expense, provided that expense and any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s 's reasonable prior written approval. All such Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s 's property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, Tenant unless Landlord request requests that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s 's work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches stations and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease's property. (b) All Alterations Any Alternations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be then located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, manner and in compliance with all applicable permits, permits and authorizations and building and zoning laws, laws and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such so that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations Alternations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. such Alterations and the increased value of the Premises.

Alterations. (aA) Tenant will not agrees that neither Tenant nor anyone claiming under Tenant shall make or suffer to be made any installations, alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Demised Premises, except only the Building, or any part thereof, or attach any fixtures or equipment theretoinstallation of fixture necessary for the conduct of its business, without first obtaining the prior consent of Landlord and except for non-structural alterations to the interior of the Building costing, in the aggregate, One Thousand Dollars ($1,000) or less. Notwithstanding any alteration to which Landlord may hereafter, in its sole discretion, consent, Tenant shall restore the Demised Premises to the same condition as the Demised Premises were in upon commencement of the term unless otherwise requested in writing by Landlord’s written approval. Tenant will provide shall not bring any additional electrical service into the Demised Premises unless it is brought in underground over a route first approved by Landlord with three detailed drawings and unless Tenant restores the surface of Tenants desired Alterations for approval the ground and other disturbed areas to the reasonably same condition that existed prior to any Alterations being startedthe installation thereof. When approvedAll installations, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations alterations, additions and improvements made to or upon the Demised Premises, whether made by Landlord or Tenant or any other person (except only sign and movable trade fixtures installed in the Demised Premises prior to or during the term of this Lease at the sole cost of Tenant or any person claiming under Tenant) shall be made deemed part of the Demised Premises and upon the expiration or other termination of the terms of this Lease shall be at the Landlord's sole discretion either fully restored in accordance with the above provisions of this paragraph or surrendered with the Demised Premises as a part thereof, in good condition and repair, without disturbance, molestation or injury. Movable trade fixtures shall include trade fixtures and other installations not affixed to the realty and trade fixtures and other installations affixed only by Tenantnails, at Tenant’s sole cost bolts or screws with prior permission of Landlord. (B) Tenant shall procure all necessary permits before making any repairs, installations, alterations, additions, improvements or removals. Landlord shall cooperate with Tenant in obtaining such permits. Tenant agrees that all repairs, installations, alterations, additions, improvements and expense, provided that any architect and or contractor selected removals done by Tenant to make or anyone claiming under Tenant shall be done in a good and workmanlike manner, that the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent done in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance conformity with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federalpublic authorities and all insurance inspection or rating bureaus having jurisdiction, state that the structure of the demised premises shall not be endangered or impaired thereby, and municipal governmentsthat Tenant shall repair any and all damage caused by or resulting from any such repairs, departmentsinstallations, commissionsalterations, boards additions, improvements or removals, including, without limitation, the filling of holes. Tenant shall pay promptly when due all charges for labor and officesmaterials in connection with any work done by Tenant or anyone claiming under Tenant to or upon the Demised Premises so that the Demised Premises shall at all times are free of liens. The costs Tenant shall save Landlord harmless from, and indemnify Landlord against, any and all claims for injury, loss or damage to persons or property caused by or resulting from the doing of any such Alterations repairs, installations, alterations, additions, improvements and removals. If any mechanic's lien or other liens, charges or orders shall be paid by filed against the whole or any part of Demised Premises as the result of the acts or omissions of Tenant or anyone claiming under Tenant or any claim against Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies cause the same to be canceled and discharged of record, or fully bonded by bonding company satisfactory to Landlord, within ten (provided for herein10) or ensure adequate coverage is in place for all risks related to the construction days after notice of such. Alterations and the increased value of the Premisesfiling thereof.

Alterations. (a) Tenant will not Lessee shall make or suffer to be made any alterationsno additions, additions changes, alterations or improvements to any Site comprising a part of the Premises that are structural, involve any Excavations at any Site or have a cost in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto[***]225, without first obtaining LandlordLessor’s prior written approvalconsent, which consent may not be unreasonably withheld, conditioned or delayed if such additions, changes, alterations or improvements do not adversely affect the use or utility of the Premises. Tenant will provide Landlord with three detailed drawings Any non-structural additions, changes, alterations or improvements to a single Site that have a cost of Tenants desired Alterations for approval less than [***]226 and do not involve Excavations, do not require Lessor’s prior written consent. Any alterations or additions to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to buildings or upon the Premises permanent improvements authorized by Lessor shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good good, workmanlike manner, in compliance with all applicable laws, rules and regulations, and in compliance with all applicable permitsinsurance policies required to be maintained by Lessee under this Lease, building and, unless Lessor otherwise elects at its option, shall upon installation become the property of Lessor and zoning lawsLessee shall have no right or interest therein except to continue to use and occupy the same during the remainder of the Term of this Lease. If Lessee shall make additions, changes, alterations or improvements to the Premises in excess of [***]227 without Lessor’s prior written consent or otherwise in violation of the provisions hereof, then at the request of Lessor, Lessee shall at its own cost and expense remove from the Premises all additions, changes, alterations or improvements not reasonably acceptable to Lessor, and with Lessee shall repair all damage caused by such installation and removal, other lawsthan minor and de minimus items. Any actual, ordinances, orders, rules, regulations and requirements reasonable costs incurred by Lessor in removing or disposing of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations fixtures or repairing damage shall be paid by Tenantadditional rent hereunder. As used herein, such that the Premises be free term “Excavations” does not include (x) removal of liensconcrete or asphalt for paving or repaving of parking areas, for services performed(y) installation of signs or lighting fixtures or (z) repair or maintenance work to buried water, labor and material supplied sewer or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premisesother utility lines.

Alterations. (a) 9.1 Tenant will shall not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding or to the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, Premises or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s 's prior written approvalconsent. Landlord's approval shall not be unreasonably withheld or delayed but may be subject to such conditions as Landlord may reasonably require. Tenant shall not be required to restore any alterations, additions or improvements made by Tenant during the Term, unless such restoration is required by Landlord at the time of such alteration, addition or improvement. In addition, Tenant may make such alterations, additions or improvements without Landlord's consent, but with notice to Landlord, if the total per-project cost of such alterations, additions or improvements is $200,000.00 or less, and such alterations, additions or improvements will not affect the structural elements of the Premises, detract from the fair rental or market value of the Premises or increase the costs of the remediation contemplated in Article 1A hereof. Tenant will provide Landlord comply with three detailed drawings of Tenants desired Alterations for approval prior all applicable codes, laws, ordinances, rules or regulations in connection with any alterations, additions or improvements. All alterations, additions or improvements in or to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, Tenant at Tenant’s 's sole cost and expense, provided that shall be made expeditiously once work is begun and shall be completed in a good and workmanlike manner using first class materials. No part of the Premises shall be demolished unless Landlord has received an acceptable surety bond assuring reconstruction. Tenant shall, at its expense, provide builder's risk insurance naming Landlord as an insured during the period of any architect construction work. 9.2 All alterations, additions or improvements requiring Landlord's consent shall be as follows: (a) Tenant shall submit to Landlord, for Landlord's written approval, complete plan and specifications for all work to be done by Tenant. Such plans and specifications shall be prepared by licensed architect(s) and engineer(s) approved by Landlord, such approval not to be unreasonably withheld or contractor selected delayed, shall comply with all applicable codes, ordinances, rules and regulations, shall be in a form sufficient to secure the approval of all government authorities with jurisdiction over the Premises, and shall be otherwise satisfactory to Landlord in Landlord's reasonable discretion. Landlord's failure to respond to a request for plan approval within thirty (30) days shall be deemed approval of such plans. (b) Tenant shall, through Tenant's licensed contractor, perform the work substantially in accordance with the plans and specifications approved in writing by Tenant to make Landlord. All material changes in the same plans and specifications approved by Landlord shall be subject to Landlord’s reasonable 's prior written approval. Any such change shall be based upon revised plans and specifications prepared by the licensed architect(s) and engineer(s) approved by Landlord, such approval not to be unreasonably withheld or delayed. (c) Tenant shall pay the entire cost of all work (including the cost of all utilities, permits, fees, taxes, and property and liability insurance premiums in connection therewith) required to make the alterations, additions or improvements. Under no circumstances shall Landlord be liable to Tenant for any damage, loss, cost or expense incurred by Tenant on account of any plans and specifications, contractors or subcontractors, design of any work, construction of any work, or delay in completion of any work. 9.3 All Alterations which are improvements, alterations, additions and fixtures (other than trade fixtures), whether temporary or permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon to the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereofTenant, shall remain on the property of Tenant until the expiration or earlier termination of this Lease, whereupon they shall become part of the Premises without compensation to Tenantand Landlord's property. All movable furniture, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stationsequipment, trade fixtures, computers, office machines and other personal property of Tenant shall remain the property of Tenant. Upon the expiration or earlier termination of this Lease, Tenant shall, at Tenant's expense, remove all such movable furniture, equipment, telecommunicationstrade fixtures, data and network equipment and switches computers, office machines and other items of personal property brought onto from the Premises and repair all damage caused by such removal; provided, however, that Tenant shall not constitute Alterations hereunder and be obligated to make any repairs to wall or floor coverings or otherwise make repairs if Landlord intends to otherwise demolish or renovate the Premises so that for all practical purposes, the repairs would be in vain. This Section 9.3 shall remain Tenant’s property upon survive the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premises.

Alterations. Tenant shall not make alterations and additions to the Premises except in accordance with plans and specifications therefor first approved by Landlord, which approval shall be requested in writing and shall not be unreasonably withheld or delayed, provided, however, no such approval shall be required for alterations or additions costing less than fifteen thousand dollars ($15,000) individually or seventy-five thousand dollars ($75,000) in the aggregate in any calendar year. Landlord shall not be deemed unreasonable for withholding approval of any alterations or additions that (a) Tenant will not make might adversely affect any structural or suffer to be made any alterations, additions or improvements in excess exterior element of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereofarea or element outside of the Premises, or attach any fixtures (b) will require unusual expense to readapt the Premises to normal office or equipment theretolaboratory use on expiration or earlier termination of the Term, without unless Tenant first obtaining Landlord’s written approval. Tenant provides assurances acceptable to Landlord that such readaptation will provide Landlord with three detailed drawings of Tenants desired Alterations for approval be made prior to any Alterations being startedsuch expiration or termination without expense to Landlord. When approved, Landlord will return one copy All alterations and additions other than Tenant's moveable equipment shall become part of the drawings Building and shall become the property of Landlord upon expiration or earlier termination of the Term unless (i) Tenant shall remove the same prior to such expiration or earlier termination and replace,-repair and restore any such alterations or additions, or (ii) Landlord shall notify Tenant with Landlords signature of approvalin writing that the same must be removed. Any Alterations to or upon the Premises Such notice by Landlord shall be made given no later than in response to Tenant's written request for Landlord's approval of the alterations or additions prior to their installation, and in such event Tenant shall remove such alterations or additions and any damage caused by Tenant, removal shall be repaired by Tenant at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or 's expense upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premises.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding Improvements to the initial Tenant Improvements (collectively “Alterations”) to or upon premises without the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option consent of Landlord, become Landlord’s property and, but at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data its own cost and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly expense and in a good workmanlike mannermanner make such minor alterations, additions or improvements or erect, remove or alter such partitions, or erect such shelves, bins, machinery and trade fixtures as it may deem advisable, without altering the basic character of the building or Improvements and without overloading or damaging such building or Improvements, and in compliance each case complying with all applicable permits, building and zoning laws, and with all other governmental laws, ordinances, orders, rules, regulations and requirements other requirements. All alterations, additions, improvements and partitions erected by Tenant shall be and remain the property of Tenant during the term of this lease and Tenant shall unless Landlord otherwise elects as hereinafter provided, remove all applicable federalalterations, state additions, improvements and municipal governmentspartitions erected by Tenant and restore the premises to their original condition by the date of termination of this lease; provided, departmentshowever, commissionsthat if Landlord so elects prior to termination of this lease, boards such alterations, additions, improvements and officespartitions shall become the property of Landlord as of the date of termination of this lease, such alterations, additions, improvements and partitions shall become the property of Landlord as of the date of termination of this lease and shall be delivered up to the landlord with the premises. The costs All shelves, bins, machinery and trade fixtures installed by Tenant may be removed by Tenant prior to the termination of this lease if Tenant so elects, and shall be removed by Tenant at Tenant's expense if required by Landlord upon the expiration or termination of this lease; upon any such Alterations removal Tenant shall restore the premises to their original condition. All such removals and restoration shall be paid by Tenant, such that accomplished in a good workmanlike manner so as not to damage the Premises be free of liens, for services performed, labor and material supplied primary structure or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value structural qualities of the Premisesbuildings and other improvements situated on the premises.

Alterations. (a) Tenant will not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding 30,000 (collectively, the initial Tenant Improvements (collectively “"Alterations”") to or upon the Premises, the BuildingBuildings, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s 's written approval, which shall not be unreasonably withheld or delayed. Any contractor selected by Tenant will provide Landlord with three detailed drawings to make the Alterations in excess of Tenants desired Alterations for approval $30,000 shall be subject to Landlord's reasonable prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of written approval. Any Alterations to or upon the Premises shall be made by Tenant, Tenant at Tenant’s 's sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All such Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s 's property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, Tenant unless Landlord request requests that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations's trade equipment, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches work stations and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease's property. (b) All Any Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such so that the Premises be are free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. such Alterations and the increased value of the Premises.

Alterations. (a) Except for the work provided for in Exhibit B which is governed by the terms of Exhibit B, Tenant will shall not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon of the Premises, the Building, Premises or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approvedconsent, Landlord will return one copy of the drawings to Tenant with Landlords signature of approvalwhich consent shall not be unreasonably withheld. Any Alterations alterations, additions or improvements (except the improvements covered by Exhibit B, which shall be governed by the provisions of Exhibit B) to or upon the Premises consented to by Landlord shall be made by Landlord for Tenant’s account, and Tenant shall reimburse Landlord as additional rent for all costs incurred by Landlord under this Section (including reasonable charges for construction administration) within thirty (30) days after receipt of Landlord’s statement therefore. All additions, alterations or improvements to the Premises, including, without limitation, all carpeting, partitions and fixtures of any kind, shall become at once a part of the realty and belong to Landlord, except for any telephone control boxes and other telephone equipment (other than wiring), unattached and movable personal property and trade fixtures placed on the Premises by the Tenant. Prior to the expiration or sooner termination of the Term hereof, Tenant shall remove its trade fixtures and unattached and movable personal property and Tenant promptly shall repair, at Tenant’s its sole cost and expense, provided that any architect and or contractor selected by Tenant damage to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either or the Building caused by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterationsremoval. Notwithstanding the aboveany other provisions contained in this Lease, Tenant▇▇▇▇▇▇ agrees that upon ▇▇▇▇▇▇▇▇’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon written request made at least thirty (30) days prior to the expiration or earlier termination of this Lease. , Tenant, at its sole cost and expense, shall remove promptly any alterations, additions, improvements, personal property designated by Landlord to be removed (bexcept for Tenant Standard Improvements) All Alterations shall, when completed, be of such a character as not and repair any damage to lessen the value of the Premises or the Building resulting from such improvements as may removal. Tenant’s obligation to remove any alterations, additions, improvements, fixtures and/or personal property and to repair any damage resulting from such removal shall survive the expiration or termination of this Lease. If Tenant fails to remove any alterations, additions, improvements, fixtures and/or personal property designated by Landlord to be located thereon. Any Alterations removed, or if Tenant is in default hereunder, Landlord shall have the right but not the obligation to remove, store and sell the same at Tenant’s expense, and if Tenant is in default hereunder, Landlord shall be made promptly and in entitled to apply any proceeds of the sale to Tenant’s obligations hereunder. Should Landlord sell Tenant’s alterations, additions, improvements, fixtures or personal property pursuant to the foregoing sentence, Landlord shall have no obligation to sell the same at public auction or to conduct a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and officespublic sale. The costs of any such Alterations shall be paid by Tenant, such that To the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedextent allowable, Tenant shall pay hereby waives any increase in premiums on insurance policies (provided for herein) and all statutes and ordinances relating the disposition of abandoned or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premisesunclaimed property.

Alterations. (a) Except as otherwise required herein or as otherwise set forth herein as Tenant’s Work, Tenant will shall not make or suffer to be made any alterations, additions or improvements in excess to the exterior or structural portions #PageNum# of $5,000.00 excluding the initial Tenant Improvements Premises (collectively “Alterations”) to or upon the Premisesincluding, without limitation, the Buildingroof) (herein referred to collectively as "Alteration") without the prior written consent of Landlord and the Association (to the extent it has jurisdiction), or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approvalwhich consent Landlord and the Association shall not unreasonably withhold. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy may install in the interior of the drawings to Tenant with Landlords signature Premises without the consent of approval. Any Alterations to Landlord, unattached, movable trade fixtures and furniture which may be installed without drilling, cutting or upon otherwise defacing the Premises including but not limited to partitions, cubicles, and other items which are not fixtures (herein referred to as "Removable Trade Fixtures"). Other than for Tenant’s Work, Tenant shall submit to Landlord for its review and approval, complete plans and specifications for any proposed Alteration at the time approval is sought, and if necessary, resubmit the same from time to time, within fifteen (15) days after receipt of written notice of disapproval thereof from Landlord or the Association, until the same are approved by Landlord and the Association if applicable. In the event the Association or Landlord fails to grant its approval (or disapproval) of Tenant’s plans and specifications within ten (10) days of Tenant’s submission (and/or resubmission) of the same, then Landlord and/or the Association, as the case may be, shall be made deemed to have approved the same. In connection with any Alteration of the Premises by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance comply with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state state, county and municipal governmentslocal laws and ordinances (including, departmentswithout limitation, commissionsthe ADA), boards and offices. The costs all rules and regulations of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of governmental authority having jurisdiction over the Premises.

Alterations. (a) Tenant will Lessee shall not make make, or suffer to be made made, any alternations, additions, or improvements to the Leased Premises without the prior written consent of Lessor, which shall not be unreasonably withheld. Lessor shall generally consent to alterations, additions, or improvements which do not adversely affect the value of the Leased Premises and which do not affect the structure or operation thereof. Lessee covenants and agrees that all repair or other work done by Lessee to the Leased Premises shall be performed in a good and workmanlike manner, using first quality materials, and in full compliance with plans and specifications approved by Lessor and all laws, rules, orders, ordinances, directions, regulations, and requirements of law or Lessors' insurance companies. Lessee shall pay all costs for such alterations, additions, and improvements including any alterations, additions additions, or improvements in excess to the Leased Premises required by any governmental agency during the Term hereof. Lessee shall keep the Leased Premises free from any and all liens arising out of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premisesany work performed, the Buildingmaterials furnished, or obligations incurred by Lessee. Lessee hereby indemnifies Lessor against liens, costs, damages, and expenses with respect to any part thereofsuch Lessee alteration, addition, or attach any fixtures improvement. Unless otherwise agreed to in writing, all alterations, additions, and improvements to the Leased Premises by Lessor or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy Lessee shall become part of the drawings Leased Premises and belong to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property Lessor and, at the end of the term or any extension Term hereof, shall remain on the Leased Premises without compensation of any kind to TenantLessee, unless Landlord request except that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of fixtures or personal property brought onto the Premises shall not constitute Alterations hereunder which are installed and paid for by Lessee shall remain Tenant’s the property upon of Lessee and may be removed by Lessee during the expiration or earlier termination Term hereof, provided Lessee repairs any damage to the remaining improvements of this Lease. (b) All Alterations shall, when completed, be the Leased Premises caused by the removal of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premisesfixtures.

Alterations. (a) Except as permitted under Section 12, supra, Tenant agrees that it will not make any alterations (whether structural or suffer to be made any alterationsotherwise), additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premisesimprovements, the Buildingadditions, repairs, or any part thereof, changes to the interior or attach any fixtures or equipment thereto, exterior of the Premises during the Term of this Lease without first in each instance obtaining Landlord’s prior written approvalconsent. Together with each request for consent, Tenant will provide shall present to Landlord with three reasonably detailed drawings plans and specifications for such proposed alterations, improvements, additions, repairs or changes; provided, however, approval of Tenants desired Alterations such plans and specifications by Landlord shall not constitute any assumption of responsibility by Landlord for approval prior to any Alterations being started. When approvedtheir accuracy of sufficiency, Landlord will return one copy of the drawings to and Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be solely responsible for such items. All alterations, improvements, additions, repairs, or changes shall be done either by or under the direction of Landlord, but at the expense of Tenant. All alterations, improvements, additions, repairs, or changes made by Tenant, at Tenant’s sole cost and expenseshall, provided that any architect and or contractor selected by unless Landlord gives notice to Tenant to make remove the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in charactersame, including wiring for phone, computer, cabling, or other networks, made in or remain upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of the Term of this Lease. Lease and shall become the Property of Landlord immediately upon installation thereof. The same shall remain the property of Landlord (bwithout any obligation of Landlord to pay compensation therefor) All Alterations shall, when completed, be of such a character as not unless Landlord gives Tenant written notice to lessen the value remove any or all of the Premises or aforesaid, in which event Tenant shall remove at Tenant’s expense such improvements of the same as may be located thereon. Any Alterations shall be made promptly and specified in a good workmanlike mannerLandlord’s notice to Tenant, and Tenant shall promptly restore the Premises to the same good order and condition as it was at the commencement of the Term of this Lease except (i) to the extent the Premises is not required to be repaired and/or maintained by Tenant and (ii) damage by fire or other casualty to the extent there is actually paid to Landlord, to repair any damage to the Premises, sufficient net proceeds for policies of insurance which Tenant is obligated to provide and to maintain under the provisions of this Lease. Should Tenant fail to do so, Landlord may do so, collecting, at Landlord’s option, the cost and expense thereof from Tenant, as Additional Rent, upon demand. Notwithstanding anything above, in compliance with all applicable permitsSection 17 or elsewhere in this Lease to the contrary, building and zoning lawsLandlord hereby permits Tenant to remove at the end of the lease term, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs as long as Tenant is not then in default or breach of any such Alterations material provision in this Lease, any non-structural improvements, provided that Tenant and/or any Subtenant shall be paid by Tenant, such that in each and every instance of removal reasonably repair and restore the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premisesits functional shell condition.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, additions additions, or improvements in excess of $5,000.00 excluding in, on, or to the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, Premises or any part thereofthereof without the prior consent of Landlord; provided, however, that Tenant shall be permitted to make interior, non-structural alterations o the Premises without Landlord’s consent provided such alterations do not affect the Building’s MEP systems, life safety systems, HVAC system or structural integrity and do not cost more than $20,000 in any twelve (12) month period.. Any such alterations, additions, or attach any fixtures improvements in, on, or equipment theretoto said Premises, without first obtaining except for Tenant’s movable furniture and equipment, shall immediately become Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approvedproperty and, Landlord will return one copy at the end of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon term hereof, shall remain on the Premises without compensation to Tenant. In the event Landlord consents to the making of any such alteration, addition, or improvement by Tenant, the same shall be made by Tenant, at Tenant’s sole cost and expense, provided that in accordance with all applicable laws, ordinances, and regulations and all requirements of Landlord’s and Tenant’s insurance policies, and in accordance with plans and specifications approved by Landlord and any architect and contractor or contractor person selected by Tenant to make the same shall and all subcontractors must first be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent approved in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may writing at the option time of installation by Landlord, become Landlord’s property and, at . Upon the end expiration or sooner termination of the term or any extension hereofherein provided, shall remain on the Premises without compensation to Tenant shall, at Tenant’s sole cost and expense, unless Landlord request that Tenant forthwith and with all due diligence, remove any such Alterations. Notwithstanding or all alterations, additions, or improvements made by or for the aboveaccount of Tenant which were designated by Landlord at the time of installation in writing as alterations, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items additions or improvements that must be removed by Tenant as of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this the Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedOtherwise, Tenant shall pay have no obligation to remove any increase in premiums on insurance policies (provided for herein) such alterations, additions or ensure adequate coverage is in place for all risks related improvements. In addition, notwithstanding anything herein to the construction of such. Alterations and contrary, in the increased value event the Tenant is permitted to remove an improvement within the Premises, or in the event the permitted alteration to the Premises includes demolition, the Tenant shall not be required to replace any such improvement or to construct any improvements upon the termination of the PremisesLease unless the Landlord required the same at the time the Landlord granted its consent to such alterations.

Alterations. (a) Tenant will shall not make make, or suffer cause, or permit the making of any repairs, alterations, additions, or improvements in or to the Premises that exceed $25,000 in cost, affect any of the Building systems (other than portions of such Building systems solely serving the Premises) or are visible from the outside of the Building without obtaining Landlord's prior written consent thereto in each instance, which consent, except as set forth below, may be made granted or withheld in Landlord's sole discretion. In the event any such work shall cost in excess of Twenty-Five Thousand ($25,000.00) Dollars, such work shall not be commenced until Tenant shall submit to the Landlord plans and specifications relating to any such repairs, alterations, additions or improvements, and all such work shall be performed in accordance with the provisions of this lease. Landlord shall not unreasonably withhold, condition or delay its consent to any non-structural alteration, addition or improvement to the interior of the Premises that does not affect any of the Building systems (other than portions of such Building systems solely serving the Premises, such as interior ductwork). Any approval by Landlord as aforesaid may be upon condition that Tenant furnish the Landlord such evidence of Tenant's financial ability to assure completion thereof and payment therefor, as Landlord may reasonably require. All such repairs, alterations, additions or improvements to Landlord's property , when installed or attached to the Premises, shall belong to and become the property of the Landlord. All such repairs, alterations, additions or improvements to Tenant's property (including, but not limited to the Above Standard Improvements), when installed or attached to the Premises, shall belong to Tenant. Notwithstanding whether any alterations, additions or improvements in excess of $5,000.00 excluding are Landlord's property or Tenant's property during the initial Tenant Improvements (collectively “Alterations”) Term, except to or upon the Premisesextent otherwise provided herein, such alterations, additions and improvements shall be surrendered with the Building, or any Premises and as part thereof, upon the expiration or attach any fixtures or equipment theretosooner termination of this lease, without first obtaining compensation to Tenant at which point, if same are Tenant's property, they shall automatically become Landlord’s 's property. Notwithstanding the above, Landlord shall have the right to indicate in a written approval. notice to Tenant will provide delivered together with its consent (assuming that Landlord with three detailed drawings of Tenants desired Alterations for approval prior otherwise consents thereto), or, if Landlord's consent is not required, in response to any Alterations being started. When approvedinquiry from Tenant, that, if Tenant proceeds to make the consented to alteration, addition, or improvements, Landlord will return one copy require the removal of the drawings to Tenant with Landlords signature of approval. Any Alterations to such alteration, addition or improvement upon the Premises expiration or termination of this Lease. If Landlord shall be made by Tenantdeliver such notice and Tenant shall proceed to make such alteration, addition or improvement, Tenant shall, at Tenant’s 's sole cost and expense, provided that any architect and or contractor selected by Tenant to make the remove same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such AlterationsTerm. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises If Landlord's consent shall not constitute Alterations hereunder be required or shall not be obtained for any alteration, addition or improvement and Tenant does not request a determination by Landlord of whether any alteration, addition or improvement will have to be removed at the end of the Term, Landlord shall remain have the right to request the removal of such alteration, addition, or improvement no less than 90 days before the end of the Term, in which event Tenant shall remove same, at Tenant’s property upon 's sole cost and expense, by the expiration or earlier termination end of this Leasethe Term. (b) All Alterations shallAny work performed by Tenant, when completedirrespective of cost, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly subject to the Landlord's inspection after completion to determine whether all such repairs, alterations, improvements and/or additions are constructed and performed in a first-class good and workmanlike manner and in a good workmanlike manner, and in compliance accordance with all applicable permitsgovernmental and fire underwriting requirements. The approval or consent of the Landlord shall not relieve Tenant of its obligation that all such repairs, building alterations, improvements and/or additions be constructed and zoning laws, performed in a first-class good and workmanlike manner and in accordance with all other lawsapplicable governmental and fire underwriting requirements, ordinancesnor constitute a waiver of any rights of Landlord if Tenant fails to perform its obligations. Tenant, ordersat its sole cost and expense, rulesshall procure all necessary governmental approvals, regulations permits or certificates in connection with all work performed by Tenant in, on or at the Premises and requirements shall deliver copies of all applicable federalsuch approvals, state permits or certificates to the Landlord. All work performed by Tenant must be performed by reputable contractors compatible with Landlord's contractors. With respect solely to any structural work or work which affects the Buildings systems, all contractors shall be approved in advance by Landlord. (c) During the course of any and municipal governmentsall repairs, departmentsalterations, commissionsadditions or improvements which the Tenant shall either be required to perform or which the Tenant shall elect to perform Tenant, boards at its sole cost and officesexpense, shall at all times obtain and maintain or cause to be obtained and maintained, workmen's compensation insurance and any other insurance which shall then be required by law, together with public liability insurance as set forth in Paragraph 7 hereof, to insure against any additional hazards created in connection with the performance of any of the aforesaid work. The costs Prior to the commencement of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedwork, Tenant shall pay any increase in premiums on deliver to Landlord copies of all policies or certificates of insurance with respect to all policies (provided for herein) or ensure adequate coverage is in place for all risks related required pursuant to the construction of such. Alterations and the increased value of the Premisesthis Paragraph 12(c).

Alterations. (a) Tenant will Lessee shall not make any improvements, alterations, additions, or suffer changes to the Premises without obtaining the prior written consent of Lessor. If Lessee desires to make any improvements, alterations, additions or changes to the Premises, Lessee shall furnish Lessor with plans and specifications for same, together with a written bid from a licensed contractors reasonably acceptable to Lessor. All costs of construction shall be made borne by Lessee. Notwithstanding the foregoing, Lessee shall not make any improvements, alterations, additions or changes of any nature to the exterior or roof of the Premises. All alterations, additions or improvements installed in excess the Premises at any time, either by Lessee or by Lessor on behalf of $5,000.00 excluding Lessee, shall become the initial Tenant Improvements property of Lessor shall become the property of Lessor and shall remain upon and be surrendered with the Premises unless Lessor, by notice to Lessee not later than twenty (collectively “Alterations”20) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval days prior to any Alterations being started. When approvedthe termination of this Lease, Landlord will return one copy of the drawings elects to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made have them removed by TenantLessee, at Tenant’s sole cost and expensein which event, provided that any architect and or contractor selected by Tenant to make the same shall be subject removed from the Premises by Lessee forthwith at Lessee's expense. Nothing contained herein shall be construed to Landlord’s reasonable prevent Lessee's removal of trade fixtures, but upon removal of any such trade fixtures from the Premises, or upon removal of other installations as may be required by Lessor, Lessee shall immediately, and at is expense, repair and restore the Premises to the condition existing prior written approvalto installation and repair any damage to the Premises due to such removal. All Alterations which are permanent in character, including wiring for phone, computer, cabling, property permitted or other networks, made in or upon the Premises either required to be removed by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, Lessee at the end of the term or any extension hereof, shall remain on remaining in the Premises without compensation to Tenantafter Lessees removal shall be deemed abandoned and may, unless Landlord request that Tenant remove any such Alterations. Notwithstanding at the aboveelection of Lessor, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal either be retained as Lessor's property brought onto or may be removed from the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Leaseby Lessor at Lessee's expense. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premises.

Alterations. (a) Tenant will shall not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 excluding to the initial Tenant Improvements (collectively “Alterations”) to or upon premises without the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option consent of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any and such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises consent shall not constitute Alterations hereunder be unreasonably withheld. Tenant may, without the consent of Landlord, but at its own cost and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly expense and in a good workmanlike mannermanner make such minor alterations, additions or improvements or erect, remove or alter such partitions, or erect such shelves, bins, machinery and trade fixtures as it may deem advisable, without altering the basic character of the building or improvements and without overloading or damaging such building or improvements, and in compliance each case complying with all applicable permits, building and zoning laws, and with all other governmental laws, ordinances, ordersregulations, rulesand other requirements. All alterations, regulations additions, improvements and requirements partitions erected by Tenant shall be and remain the property of Tenant, provided, however, that Tenant shall, if Landlord so elects, remove all applicable federalalterations, state additions, improvements, and municipal governmentspartitions erected by Tenant and restore the premises to their original condition by the date of termination of this lease; otherwise such improvements shall become the property of Landlord as of the date of the expiration of the term of this lease (as such term may be extended pursuant to any renewals, departmentsextensions or holdover period) and shall be delivered up to the Landlord with the premises. All shelves, commissionsbins, boards machinery and offices. The costs trade fixtures installed by Tenant may be removed by Tenant prior to the termination of this lease if Tenant so elects, and shall be removed if required by Landlord; upon any such Alterations removal Tenant shall restore the premises to their original condition. All such removals and restoration shall be paid by Tenant, such that accomplished in a good workmanlike manner 80 as not to damage the Premises be free of liens, for services performed, labor and material supplied primary structure or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value structural qualities of the Premises.buildings and other improvements situated on the premises,

Alterations. (a) Tenant will Lessee shall not make or suffer to be made any non-structural interior alterations, additions or improvements in excess or to the Leased Premises without the prior written consent of $5,000.00 excluding Lessor in each instance, which consent shall not be unreasonably withheld or delayed. Lessee shall not take any structural or exterior alterations, additions or improvements to the initial Tenant Improvements Leased Premises without the prior written consent of Lessor. Should Lessor fail to respond within fifteen (collectively “Alterations”15) to or upon the Premises, the Building, or working days after Lessor's receipt of any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations request from Lessee for approval prior Lessor's consent to any Alterations being started. When approvedproposed alterations, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to additions or upon the Premises improvements, Lessor's consent shall be deemed to have been granted. All permitted alterations, additions and improvements made by TenantLessee shall be performed (i) in a good and workmanlike manner, (ii) in accordance with all applicable legal and insurance requirements, (iii) only after receipt by Lessee and presentation to Lessor of all necessary permits and licenses, and (iv) at Tenant’s Lessee's sole cost expense. Except for Lessee's removable trade fixtures, and expense, provided that any architect and or contractor selected all improvement made by Tenant to make in the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in characterprocessing and storage areas, including wiring for phoneall improvements, computerrepairs, cablingalterations and additions and all other non-trade fixtures, whether installed before or other networks, made in or upon after the Premises either by Tenant or Landlord, may at the option execution of Landlord, become Landlord’s property and, at the end of the term or any extension hereofthis Lease, shall remain on upon the Leased Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon at the expiration or earlier sooner termination of this Lease and become the property of Lessor without payment therefor by Lessor, unless prior to the termination of this Lease. (b) All Alterations shall, when completedLessor shall have given written notice to Lessee to remove the same, be of in which event Lessee, at its expense, will remove such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly alterations, improvements, additions and/or fixtures and in a good workmanlike manner, repair and in compliance with restore any and all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related damage to the construction of such. Alterations and Leased Premises caused by the increased value of the Premisesinstallation and/or removal thereof.

Alterations. Tenant shall not make any change, addition or improvement to the interior or exterior of the Premises (including, without limitation, the attachment of any fixture or equipment, other than pictures and similar decorations) or Common Areas, unless such change, addition or improvement (a) equals or exceeds the then-current standard for the Building and utilizes only new and first-grade materials, (b) is in conformity with all applicable governmental laws, ordinances, rules and regulations, and is made after obtaining any required permits and licenses, (c) is made pursuant to plans and specifica-tions approved in writing in advance by Landlord (except for any non-structural alterations to the interior of the Premises costing less than $1,000 in a calendar year and completed in a good and w▇▇▇▇▇▇ like manner which shall not require Landlord's prior approval), and (d) if required by Landlord, is made after Tenant will not has provided to Landlord such indemnification or bonds, including, without limitation, a performance and completion bond, in such form and amount as may be reasonably satisfactory to Land-lord, to protect against claims and liens for labor performed and materials furnished, and to insure the completion of any change, addition or improvement. Tenant shall promptly pay the entire cost of any such change, addition or improvement, and the same shall immediately become the property of Landlord. Landlord shall have the right, in Landlord's sole discretion, from time to time and without liability or other payment owed to Tenant in connection therewith, to (t) make changes to the Common Areas, including, without limitation, changes in the location, size, shape and number of driveways, entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas, walkways and utility raceways; (u) close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available; (v) designate other space within or suffer outside of the Building to be made any alterations, additions part of the Common Areas; (w) add additional improvements to the Common Areas; (x) change the address or improvements in excess other designation of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon Building and/or the Premises; (y) use the Common Areas while engaged in making additional improvements, repairs or alterations to the Building, or any part portion thereof; and (z) do and perform such other acts and make such other changes in, to or attach any fixtures or with respect to the Common Areas as Landlord may, in the exercise of sound business judgment, deem to be appropriate. Landlord hereby authorizes Tenant to install “walltalker” wall treatments (white board material), white boards, cork boards, projection screens and other wall-mounted project management and multi-media materials and equipment thereto, without first obtaining Landlord’s written approvalon one (1) wall per office and one (1) wall in the large open room in Suite 2020. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being startedshall clean and maintain these wall treatments in good working order and condition. When approved, Landlord will return one copy Upon termination of the drawings Lease, if Landlord requests Tenant to remove these wall treatments then Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s its sole cost and expenseexpense shall do so, provided which work shall include removing, stripping, repairing, sheet-rocking, spackling, dry wall, patch work, mudding and taping the walls so that any architect and or contractor selected by they are ready for paint, but Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon be responsible for re-painting the expiration or earlier termination of this Leasewalls. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premises.

Alterations. (a) Tenant will not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 1,000, excluding the initial Tenant Improvements (collectively collectively, “Alterations”) ), to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval, which approval shall not be unreasonably withheld, conditioned or delayed. Tenant will provide Landlord with three detailed drawings In this connection, promptly following the request of Tenants desired Alterations for approval prior to any Alterations being started. When approvedTenant, Landlord will return one copy shall review any plans and specifications for any such Alterations and, as and to the extent so approved by Landlord, cooperate with Tenant in the construction, installation and/or completion of such Alterations. Subject to the drawings to Tenant with Landlords signature of approval. Any foregoing, any Alterations to or upon the Premises shall be made by Tenant, Tenant at Tenant’s sole cost and expense, provided that expense and any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval, which shall not be unreasonably withheld, conditioned or delayed. All such Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, Tenant unless Landlord request requests that Tenant remove any such AlterationsAlterations at the time written approval therefor is granted. Notwithstanding the aboveforegoing, Tenant’s work stations, other items of movable furnishings, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Leaseproperty. (b) All Any Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such so that the Premises be are free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant Tenant, at its option, shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. such Alterations and the increased value of the Premises.

Alterations. (a) Tenant will not make or suffer to be made any alterations, additions or improvements in excess of $5,000.00 1,000, excluding the initial Tenant Improvements Improvements, (collectively “"Alterations”") to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s 's written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval62 which shall not be unreasonably withheld or delayed. Any Alterations to or upon the Premises shall be made by Tenant, Tenant at Tenant’s 's sole cost and expense, provided that expense and any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s 's reasonable prior written approval. All such Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s 's property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, Tenant unless Landlord request requests that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s 's work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches stations and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease's property. (b) All Any Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such so that the Premises be are free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. such Alterations and the increased value of the Premises.

Alterations. Tenant shall have no right to make changes, alterations or additions (acollectively, "Alterations") Tenant to the Building which will require changes to the foundation, roof, exterior walls or utility systems at the Building without prior written consent of Landlord, which Landlord agrees it will not make or suffer to withhold unreasonably; provided, however, in no event shall any Alterations be made any alterationswhich, additions after completion, would: (i) reduce the value of the Building as it existed prior to the time that said Alterations are made; or improvements in excess (ii) adversely affect the structural integrity of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any and all Alterations to or upon the Premises made by Tenant shall be made by Tenant, at Tenant’s 's sole cost and expense. Prior to the commencement of construction, provided that Tenant shall deliver promptly to Landlord detailed cost estimates for any architect proposed Alterations, as well as all available drawings, plans and other information regarding such Alterations (such estimates, drawings, plans and other information are collectively referred to herein as the "Alteration Information"). Landlord's review and/or approval of any Alteration Information shall in no event constitute any representation or contractor selected warranty of Landlord regarding (x) the compliance of any Alteration Information with any governmental or legal requirements, (y) the presence or absence of any defects in any Alteration Information, or (z) the safety or quality of any of the Alterations constructed in accordance with any plans or other Alteration Information. Landlord's review and/or approval of any of the Alteration Information shall not preclude recovery by Landlord against Tenant to make based upon the Alterations, the Alteration Information, or any defects therein. In making any and all Alterations, Tenant also shall comply with all of the following conditions: (a) No Alterations shall be undertaken until Tenant shall have (i) procured and paid for, so far as the same shall may be subject required, all necessary permits and authorizations of all governmental authorities having jurisdiction over such Alterations, and (ii) delivered to Landlord at least fifteen (15) days prior to commencing any such Alterations written evidence reasonably acceptable to Landlord of all such permits and authorizations. Landlord shall, to the extent necessary (but at no cost, expense, or risk of loss to Landlord’s reasonable prior ), join in the application for such permits or authorizations whenever necessary, promptly upon written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option request of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Any and all structural Alterations shall, when completed, be of such a character as not to lessen the value of the Building shall be performed under the supervision of an architect and/or structural engineer. (c) Tenant shall notify Landlord at least fifteen (15) days prior to commencing any Alterations so as to permit, and Tenant shall permit, Landlord access to the Demised Premises or in order to post and keep posted thereon such improvements notice(s) as may be located thereon. provided or required by applicable law to disclaim responsibility for any construction on the Demised Premises. (d) Any and all Alterations shall be made conducted and completed promptly and (subject to the terms of Article XVII), in a good and workmanlike manner, and in compliance with all applicable laws, municipal ordinances, building codes and permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federalgovernmental authorities having jurisdiction over the Demised Premises, state and municipal governmentsof the local Board of Fire Underwriters, departmentsif any; and, commissions, boards and offices. The costs within thirty (30) days after completion of any such and all Alterations, Tenant shall obtain and, upon Landlord's request, deliver to Landlord a copy of the amended certificate of occupancy for the Demised Premises, if required under applicable law or by governmental authority. Any and all Alterations shall be made and conducted so as not to disrupt Tenant's business; provided however that major alterations which require closing of the business on a temporary basis may be made so long as otherwise in compliance with the provisions of this Lease. (e) The cost of any and all Alterations shall be promptly paid by Tenant, such Tenant so that the Demised Premises at all times shall be free of liens, any and all liens for services performed, labor and material and/or materials supplied or claimed to have been supplied. Before for any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the PremisesAlterations.

Alterations. Tenant shall make no alterations or changes, structural or otherwise, except for non-structural alterations which are cosmetic in nature (ai.e., consisting of painting and carpeting) to any part of the Premises, either exterior or interior, without Landlord's written consent (such consent not to be unreasonably delayed, withheld in the case of Landlord's improvements made in accordance with Article 26 below). In the event of any such approved changes, Tenant will not make shall have all work done at its own expense. Request for such consent shall be accompanied by plans stating in detail precisely what is to be done. Tenant shall comply with the building codes, regulations and laws now or suffer hereafter to be made or enforced in the municipality, county and/or state, which pertain to such work. Any additions, improvements, alterations and/or installations made by Tenant (except only office furniture, business and trade fixtures or any alterationsequipment including but not limited to, additions or improvements Network Operations Equipment (as defined in excess Paragraph 12) and related communication and equipment and wiring) shall become and remain a part of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or Building and be and remain Landlord's property upon the termination of Tenant's occupancy of said Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, at Tenant’s sole cost and expense, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that shall advise Tenant remove at the time of Landlord's consent to any such Alterationsaddition or alteration, that such addition or alteration, etc. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property will be required to be removed by Tenant upon the expiration or earlier termination of this Lease. , Tenant shall not be required to remove any such alteration or addition. Tenant shall save Landlord harmless from and against all expenses, liens, claims or damages to either property or person which may or might arise by reason of the making of any such additions, improvements, alterations and/or installations. Landlord reserves the right to change, increase or reduce, from time to time, the number, composition, dimensions or location of any parking areas, signs, the Building name, service areas, walkways, roadways or other common areas or make alterations or additions to the Building, in its sole discretion provided, however, that if such changes (bi) All Alterations shallmaterially and adversely affect Tenant's use of the Premises, when completedor the parking or common areas, or (ii) materially reduce the Building's level of common area finishes and services, Landlord shall not make such changes without Tenant's prior approval, which shall not be unreasonably withheld, conditioned or delayed. Landlord's approval of Tenant's plans and specifications under this Article 9 or any other provisions of this Lease is solely for the purpose of ascertaining whether Tenant's proposed alterations will have an adverse impact on the structural components or Common Facilities of the Building and to insure the aesthetic and architectural harmony of the Tenant's proposed alterations with the remainder of the Building. No approval of plans by Landlord shall be deemed to be a representation or warranty by Landlord that such a character as not to lessen plans or the value of work provided for therein will comply with applicable codes, laws or regulations or be in conformance with any insurance or other requirements which affect the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike mannerthe Building, and in compliance Tenant shall have the sole responsibility of complying with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and such requirements notwithstanding Landlord's approval of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premises's plans.

Alterations. (a) 6.1 Except for those, if any. specifically provided for in Exhibit B to this Lease, Tenant will shall not make or suffer to be made any alterations, additions additions, or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premisesimprovements, including, but not limited to, the Building, or any part thereof, or attach attachment of any fixtures or equipment theretoin, on, or to the Premises or any part thereof or the making of any improvements as required by Article 7, without first obtaining the prior written consent of Landlord, which consent shall not be unreasonably withheld. When applying for such consent, Tenant shall, if requested by Landlord, furnish complete plans and specifications for such alterations, additions and improvements. Landlord’s written approvalconsent shall not be required with respect to alterations which (i) are not structural in nature, (ii) are not visible from the exterior of the Building, (iii) do not affect or require modification of the Building’s electrical, mechanical, plumbing, HVAC or other systems, and (iv) in aggregate do not cost more than $5.00 per rentable square foot of that portion of the Premises affected by the alterations in question. In connection with Landlord’s consent to any such alterations, additions or improvements, at the time of Tenant’s request for consent, Landlord shall indicate to Tenant whether or not Tenant will provide be required to remove same pursuant to Section 26.2. 6.2 In the event Landlord with three detailed drawings consents to the making of Tenants desired Alterations for approval prior to any Alterations being started. When approvedsuch alteration, Landlord will return one copy of addition or improvement by Tenant, the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises same shall be made by Tenantusing Landlord’s contractor, contractor previously approved by Landlord or other contractor reasonably approved by Landlord, in either event at Tenant’s sole cost and expense. For any alteration, provided that any architect addition or improvement requiring Landlord’s consent, Landlord may charge Tenant a construction management fee not to exceed two and one-half percent (2.5%) of the cost of such work to review plans, coordinate and monitor construction of such proposed work, such amounts being due twenty (20) days after Landlord’s demand. 6.3 All alterations, additions or contractor selected improvements proposed by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent constructed in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance accordance with all applicable permits, building and zoning laws, and with all other government laws, ordinances, ordersrules and regulations, rulesusing Building standard materials where applicable, regulations and requirements Tenant shall, prior to construction, provide the additional insurance required under Article 11 in such case, and also all such assurances to Landlord as Landlord shall reasonably require to assure payment of all applicable federalthe costs thereof, state including but not limited to, notices of non-responsibility and municipal governmentswaivers of lien, departmentsand to protect Landlord and the Building and appurtenant land against any loss from any mechanic’s, commissionsmaterialmen’s or other liens. Tenant shall pay in addition to any sums due pursuant to Article 4, boards and offices. The costs of any increase in real estate taxes attributable to any such Alterations alteration, addition or improvement for so long, during the Term, as such increase is ascertainable; at Landlord’s election said sums shall be paid by Tenant, such that in the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premisessame way as sums due under Article 4.

Alterations. Tenant shall have no right to make changes, alterations or additions (acollectively, "Alterations") Tenant to the Building which will require changes to the foundation, roof, exterior walls or utility systems at the Building without prior written consent of Landlord, which Landlord agrees it will not make or suffer to withhold unreasonably; provided, however, in no event shall any Alterations be made any alterationswhich, additions after completion, would: (i) reduce the value of the Building as it existed prior to the time that said Alterations are made; or improvements in excess (ii) adversely affect the structural integrity of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any and all Alterations to or upon the Premises made by Tenant shall be made by Tenant, at Tenant’s 's sole cost and expense. Prior to the commencement of construction, provided that Tenant shall deliver promptly to Landlord detailed cost estimates for any architect proposed Alterations, as well as all available drawings, plans and other information regarding such Alterations (such estimates, drawings, plans and other information are collectively referred to herein as the “Alteration Information”). Landlord’s review and/or approval of any Alteration Information shall in no event constitute any representation or contractor selected warranty of Landlord regarding (x) the compliance of any Alteration Information with any governmental or legal requirements, (y) the presence or absence of any defects in any Alteration Information, or (z) the safety or quality of any of the Alterations constructed in accordance with any plans or other Alteration Information. Landlord’s review and/or approval of any of the Alteration Information shall not preclude recovery by Landlord against Tenant to make based upon the Alterations, the Alteration Information, or any defects therein. In making any and all Alterations, Tenant also shall comply with all of the following conditions: (a) No Alterations shall be undertaken until Tenant shall have (i) procured and paid for, so far as the same shall may be subject required, all necessary permits and authorizations of all governmental authorities having jurisdiction over such Alterations, and (ii) delivered to Landlord at least fifteen (15) days prior to commencing any such Alterations written evidence reasonably acceptable to Landlord of all such permits and authorizations. Landlord shall, to the extent necessary (but at no cost, expense, or risk of loss to Landlord’s reasonable prior ), join in the application for such permits or authorizations whenever necessary, promptly upon written approval. All Alterations which are permanent in character, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option request of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Any and all structural Alterations shall, when completed, be of such a character as not to lessen the value of the Building shall be performed under the supervision of an architect and/or structural engineer. (c) Tenant shall notify Landlord at least fifteen (15) days prior to commencing any Alterations so as to permit, and Tenant shall permit, Landlord access to the Demised Premises or in order to post and keep posted thereon such improvements notice(s) as may be located thereon. provided or required by applicable law to disclaim responsibility for any construction on the Demised Premises. (d) Any and all Alterations shall be made conducted and completed promptly and (subject to the terms of Article XVII), in a good and workmanlike manner, and in compliance with all applicable laws, municipal ordinances, building codes and permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federalgovernmental authorities having jurisdiction over the Demised Premises, state and municipal governmentsof the local Board of Fire Underwriters, departmentsif any; and, commissions, boards and offices. The costs within thirty (30) days after completion of any such and all Alterations, Tenant shall obtain and, upon Landlord’s request, deliver to Landlord a copy of the amended certificate of occupancy for the Demised Premises, if required under applicable law or by governmental authority. Any and all Alterations shall be made and conducted so as not to disrupt Tenant's business; provided however that major alterations which require closing of the business on a temporary basis may be made so long as otherwise in compliance with the provisions of this Lease. (e) The cost of any and all Alterations shall be promptly paid by Tenant, such Tenant so that the Demised Premises at all times shall be free of liens, any and all liens for services performed, labor and material and/or materials supplied or claimed to have been supplied. Before for any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the PremisesAlterations.

Alterations. After obtaining the prior written consent of Lessor, Lessee may make alterations, additions and improvements in the Premises (a) Tenant will not make or suffer to be made any so long as such alterations, additions or improvements are not structural in excess nature and not visible from the exterior of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to or upon the Premises shall be made by Tenant, ) at Tenant’s its sole cost and expense. Lessee agrees to save Lessor harmless from any damage, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approval. All Alterations which are permanent in character, including wiring for phone, computer, cablingloss, or other networksexpense arising therefrom and to comply with all laws, made in or upon the Premises either by Tenant or Landlordordinances, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterationsrules and regulations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier Upon termination of this Lease. , all of the then-existing alterations, additions and improvements made in, to or on the Premises by Lessee or by Lessor as part of the initial improvements (bincluding without limitation all electrical, lighting, plumbing, heating, air conditioning, and communications equipment and systems, doors, windows, partitions, drapery, carpeting, shelving, counters, and other physically attached fixtures unless excluded by written agreement between Lessor and Lessee) All Alterations shallshall remain upon and be surrendered as a part of the Premises; provided however, when completedLessee shall remove those additions, alterations, or improvements (other than the Building standard improvements) as may be specified by Lessor, and repair and restore the Premises to its original condition at Lessee's sole cost and expense prior to expiration of the Term. Lessee may request, and Lessor shall comply with such request within ten (10) days after Lessor's receipt of such a character as not request, at the time it obtains Lessor's approval to lessen make alterations, that Lessor identify in writing any specific item that Lessor requires to be removed at the value termination of this Lease. Notwithstanding the foregoing to the contrary, Lessee shall have no obligation to remove any of the Lessee Improvements made pursuant to EXHIBIT D hereto, unless specifically identified by Lessor in EXHIBIT D hereto. Any structural and other changes, alterations or additions in or to the Building, the Premises or such improvements as the Common Areas which may be located thereon. Any Alterations necessary or required by reason of any law, rule, regulation or order promulgated by competent governmental authority shall be made promptly and in a good workmanlike mannerby Lessor after receipt of valid written notice from such authorized governmental authority requiring such change, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied alteration or claimed to have been supplied. Before any Alterations shall be commenced, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to the construction of such. Alterations and the increased value of the Premisesaddition.

Alterations. (a) Except for any initial improvement of the Demised pursuant to Exhibit "D", which shall be governed by the provisions of said Exhibit "D", Tenant will shall not make make, suffer or suffer permit to be made any alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon of the Premises, the Building, Demised Premises or any part party thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord’s 's written approvalconsent. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior With respect to any Alterations being started. When approvedalteration, Landlord will return one copy addition or improvement which does not affect the structure of the drawings Building, does not affect any of the Building's systems (e.g., mechanical, electrical or plumbing), does not diminish the capacity of such Building systems available to Tenant other portions of the Building, is not visible from the common areas or exterior of the Building, and is in full compliance with Landlords signature all laws, orders, ordinances, directions, requirements, rules and regulations of approvalall governmental authorities. Landlord's consent shall not be unreasonably withheld. Any Alterations such alterations, additions or improvements to or upon the Demised Premises consented to by Landlord shall be made by Landlord or under Landlord's supervision for Tenant's account and Tenant shall reimburse Landlord for all costs thereof (including a reasonable charge for Landlord's overhead), at Tenant’s sole cost and expenseas Rent, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approvalwithin ten (10) days after receipt of a statement. All Alterations which are permanent in charactersuch alterations, including wiring for phoneadditions, computer, cabling, or other networks, made in or upon the Premises either by Tenant or Landlord, may at the option of Landlord, and improvements shall become Landlord’s 's property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless Landlord request that Tenant remove any such Alterations. Notwithstanding the above, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not the Lease Term and shall remain on the Demised Premises without compensation to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid Tenant unless Landlord elects by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed notice to Tenant to have been supplied. Before Tenant remove such alterations, additions and improvements, in which event, 5 42 notwithstanding any Alterations shall be commencedcontrary provisions respecting such alterations, additions and improvements contained in Article 32 hereof, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related promptly restore, at its sole cost and expense, the Demised Premises to its condition prior to the construction installation of such. Alterations such alterations, additions and the increased value of the Premisesimprovements, normal wear and tear excepted.

Alterations. (a) Except for any initial improvement of the Premises pursuant to Exhibit "D", which shall be governed by the provisions of said Exhibit "D", Tenant will shall not make make, suffer or suffer permit to be made any alterations, additions or improvements in excess of $5,000.00 excluding the initial Tenant Improvements (collectively “Alterations”) to or upon of the Premises, the Building, Premises or any part thereof, or attach any fixtures or equipment theretothereto except for Tenant's trade fixtures and equipment, without first obtaining Landlord’s 's written approvalconsent. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior With respect to any Alterations being started. When approvedalteration, Landlord will return one copy addition or improvement which does not affect the structure of the drawings Building, does not affect any of the Building's systems (e.g., mechanical, electrical or plumbing), does not diminish the capacity of such Building systems available to Tenant other portions of the Building, is not visible from the common areas or exterior of the Building, and is in full compliance with Landlords signature all laws, orders, ordinances, directions, requirements, rules and regulations of approvalall governmental authorities, Landlord's consent shall not be unreasonably withheld. Any Alterations such alterations, additions or improvements to or upon the Premises consented to by Landlord shall be made by Landlord or under Landlord's supervision for Tenant's account and Tenant shall reimburse Landlord for all costs thereof (including a reasonable charge for Landlord's overhead), at Tenant’s sole cost and expenseas Rent, provided that any architect and or contractor selected by Tenant to make the same shall be subject to Landlord’s reasonable prior written approvalwithin thirty (30) days after receipt of a statement. All Alterations which are permanent in charactersuch alterations, including wiring for phone, computer, cabling, or other networks, made in or upon the Premises either by Tenant or additions and improvements shall become Landlord, may 's property at the option of Landlord, become Landlord’s property and, at the end expiration or earlier termination of the term or any extension hereof, Lease Term and shall remain on the Premises without compensation to Tenant, Tenant unless Landlord request that elects by notice to Tenant at the time Landlord grants its approval to have Tenant remove such alterations, additions and improvements, in which event, notwithstanding any contrary provisions respecting such Alterations. Notwithstanding the abovealterations, Tenant’s work stations, trade fixtures, furniture, equipment, telecommunications, data additions and network equipment and switches and other items of personal property brought onto the Premises shall not constitute Alterations hereunder and shall remain Tenant’s property upon the expiration or earlier termination of this Lease. (b) All Alterations shall, when completed, be of such a character as not to lessen the value of the Premises or such improvements as may be located thereon. Any Alterations shall be made promptly and contained in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs of any such Alterations shall be paid by Tenant, such that the Premises be free of liens, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedArticle 32 hereof, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related promptly restore, at its sole cost and expense, the Premises to its condition prior to the construction installation of such. Alterations such alterations, additions and the increased value of the Premisesimprovements, normal wear and tear excepted.

Alterations. Except for non-structural alterations costing less than Twenty-Five Thousand Dollars (a) $25,000.00), Tenant will shall not make make, or suffer to be made made, any alterations, improvements or additions in, on, about or improvements in excess of $5,000.00 excluding to the initial Tenant Improvements (collectively “Alterations”) to or upon the Premises, the Building, Premises or any part thereof, or attach any fixtures or equipment thereto, without first obtaining the prior written consent of Landlord’s written approval. Tenant will provide Landlord with three detailed drawings of Tenants desired Alterations for approval prior to any Alterations being started. When approved, Landlord will return one copy of the drawings to Tenant with Landlords signature of approval. Any Alterations to alterations, improvements, or upon the Premises additions shall be made by Tenantlicensed contractors holding valid building permits issued by the appropriate governmental authority. Copies of all plans and permits for any alterations, at Tenant’s sole cost and expense, provided that any architect and improvements or contractor selected by Tenant to make the same additions shall be subject delivered to Landlord’s reasonable Landlord prior written approvalto the commencement of work. All Alterations which are permanent in characterAs a condition to giving such consent, including wiring for phoneLandlord may request that Tenant agree to remove any such alterations, computerimprovements or additions at the termination of this Lease, cabling, or other networks, made in or upon and to restore the Premises either by Tenant or Landlord, may at the option of Landlord, become Landlord’s property and, at the end of the term or any extension hereof, shall remain on the Premises without compensation to Tenant, unless their prior condition. Unless Landlord request requires that Tenant remove any such Alterations. Notwithstanding alterations, improvement or addition, any alteration, addition or improvement to the abovePremises, Tenant’s work stationsexcept movable furniture and trade fixtures not affixed to the Premises, trade fixtures, furniture, equipment, telecommunications, data and network equipment and switches and other items shall become the property of personal property brought onto Landlord upon termination of the Premises shall not constitute Alterations hereunder Lease and shall remain Tenant’s property upon and be surrendered with the expiration or earlier Premises at the termination of this Lease. . Without limiting the generality of the foregoing, all heating, lighting, electrical (b) All Alterations shallincluding all wiring, when completedconduit, outlets, drops, buss ▇▇▇ts, main and subpanels), air conditioning, partitioning, window coverings, and carpet installations made by Tenant regardless of how affixed to the Premises, together with all other additions, alterations and improvements that have become an integral part of the Building, shall be and become the property of such a character as the Landlord upon termination of the Lease, and shall not be deemed trade fixtures, and shall remain upon and be surrendered with the Premises at the termination of this Lease. If, during the Lease Term hereof, any alteration, addition or change of any sort to lessen the value all or any portion of the Premises is required by law, regulation, ordinance or such improvements as may be located thereon. Any Alterations shall be made promptly and in a good workmanlike manner, and in compliance with all applicable permits, building and zoning laws, and with all other laws, ordinances, orders, rules, regulations and requirements of all applicable federal, state and municipal governments, departments, commissions, boards and offices. The costs order of any such Alterations shall be paid by public agency, due to Tenant's use, such that the Premises be free of liensoccupancy, for services performed, labor and material supplied or claimed to have been supplied. Before any Alterations shall be commencedalterations, Tenant shall pay any increase in premiums on insurance policies (provided for herein) or ensure adequate coverage is in place for all risks related to promptly make the construction of such. Alterations same at its sole cost and the increased value of the Premisesexpense.