Common use of CARE AND REPAIR OF DEMISED PREMISES Clause in Contracts

CARE AND REPAIR OF DEMISED PREMISES. Lessee shall, at all times throughout the term of this Lease, including renewals and extension, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. Lessee's obligations hereunder shall include but not be limited to the maintenance, repair and replacement, if necessary, of heating, air conditioning fixtures, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and the replacement of all broken glass. When used in this provision, the term "repairs" shall include replacements or renewals when necessary, and all such repairs made by the Lessee shall be equal in quality and class to the original work. The Lessee shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice. If Lessee fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given Lessee, in accordance with Article 33 of this Lease, Lessor may make such repairs without liability to Lessee for any loss or damage that may accrue to Lessee's merchandise, fixtures or other property or to Lessee's business by reason thereof, and upon completion thereof, Lessee shall pay to Lessor all costs plus 15% for overhead incurred by Lessor in making such repairs upon presentation to Lessee of xxxx therefor. Lessor shall repair, at its expense, the structural portions of the Building, provided however where structural repairs are required to be made by reason of the acts of Lessee, the costs thereof shall be borne by Lessee and payable by Lessee to Lessor upon demand. The Lessor shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor shall not be liable for damages for failure to do so due to causes beyond its control. SIGNS:

CARE AND REPAIR OF DEMISED PREMISES. Lessee shall, at all times throughout the term of this Lease, including renewals and extensionextensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. Lessee's obligations hereunder shall include include, but not be limited to to, the maintenance, repair and replacement, if necessary, of heating, air conditioning fixtures, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and the replacement of all broken glass. When used in this provision, the term "repairs" shall include replacements or renewals when necessary, and all such repairs made by the Lessee shall be equal in quality and class to the original work. The Lessee shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice. If Lessee fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given Lessee, in accordance with Article 33 36 of this Lease, Lessor may make such repairs without liability to Lessee for any nay loss or damage that may accrue to Lessee's merchandise, fixtures or other property or to Lessee's Lessee;s business by reason thereof, and upon completion thereof, Lessee shall pay to Lessor all costs plus fifteen (15% %) for overhead incurred by Lessor in making such repairs upon presentation to Lessee of xxxx therefor. Lessor shall repair, at its expense, the structural portions of the Building, provided however where structural repairs are required to be made by reason of the acts of Lessee, the costs thereof shall be borne by Lessee and payable by Lessee to Lessor upon demand. The Lessor shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor shall not be liable for damages for failure to do so due to causes beyond its control. SIGNS:.

CARE AND REPAIR OF DEMISED PREMISES. Lessee Tenant shall, at all times throughout the term of this Lease, including renewals and extensionextensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. Lessee's Tenant’s obligations hereunder shall include but not be limited to the maintenance, repair and replacement, if necessary, of heating, heating and air conditioning fixtures, equipment, and systemssystems (the “HVAC Equipment”), all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrancesentrances to the Demised Premises, windows, doors and loading docks and dock equipment and the replacement of all broken glass. When used in this provision, the term "“repairs" ” shall include replacements or renewals when necessary, and all such repairs made by the Lessee Tenant shall be equal in quality and class to the original work. Without limiting the generality of the foregoing, Tenant shall obtain and maintain at all times during the term of this Lease a maintenance contract with a responsible, licensed HVAC contractor, on terms reasonably acceptable to Landlord, for the regular maintenance of all HVAC Equipment within or exclusively serving the Demised Premises, and shall be responsible for the performance of all maintenance to be performed thereunder. Tenant shall keep accurate and complete records of the performance of all scheduled maintenance under such contract and shall provide copies thereof to Landlord from time to time upon request by Landlord. The Lessee Tenant shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice. If Lessee Tenant fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease Lease, after notice shall have been given Lessee, Tenant in accordance with Article 33 of this Lease, Lessor Landlord may make such repairs without liability to Lessee Tenant for any loss or damage that may accrue to Lessee's Tenant’s merchandise, fixtures or other property or to Lessee's Tenant’s business by reason thereof, and upon completion thereof, Lessee Tenant shall pay to Lessor Landlord all costs plus 15% for overhead incurred by Lessor Landlord in making such repairs upon presentation to Lessee Tenant of xxxx bxxx therefor; provided, however, that no notice shall be required in the event of any hazardous or emergency condition. Lessor Landlord shall repair, at its expenseexpense (subject to inclusion in “Operating Expenses” pursuant to Section 3), the structural portions of the Building; provided, provided however however, where structural repairs are required to be made by reason of the acts of LesseeTenant, the costs thereof shall be borne by Lessee Tenant and payable by Lessee Tenant to Lessor Landlord upon demand. The Lessor Except as otherwise provided herein, the Landlord shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor Landlord shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor Landlord shall not be liable for damages for failure to do so due to causes beyond its control. SIGNS:.

CARE AND REPAIR OF DEMISED PREMISES. Lessee shall, at all times throughout the term of this Lease, including renewals and extension, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. Lessee's obligations hereunder shall include but not be limited to the maintenance, repair and replacement, if necessary, of heating, air conditioning fixtures, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and the replacement of all broken glass. When used in this provision, the term "repairs" shall include replacements or renewals when necessary, and all such repairs made by the Lessee shall be equal in quality and class to the original work. The Lessee shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice. If Lessee fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after thirty (30) day notice shall have been given Lessee, in accordance with Article 33 of this Lease, Lessor may make such repairs without liability to Lessee for any loss or damage that may accrue to Lessee's merchandise, fixtures or other property or to Lessee's business by reason thereof, and upon completion thereof, Lessee shall pay to Lessor all costs plus 1512% for of overhead incurred by Lessor in making such repairs upon presentation to Lessee of xxxx thereforbill xxxrefor. Lessor shall repair, at its expense, the structural portions of the BuildingBuilding and roof, provided however where structural repairs are required to be made by reason of the acts of LesseeLessee which are not covered by standard fire and extended coverage insurance, the costs thereof shall be borne by Lessee and payable by Lessee to Lessor upon demand. The Lessor shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor shall not be liable for damages for failure to do so due to causes beyond its control. In the event the HVAC systems require repair or replacement during the Manufacturers warranty period, Lessor shall look to the warranty to cover such costs. Lessee shall be responsible for such repair or replacement only after the warranty period has expired. SIGNS:

CARE AND REPAIR OF DEMISED PREMISES. Lessee shall, at all times throughout the term of this Lease, including renewals and extensionextensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class reasonably good condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. Lessee's obligations hereunder shall include but not be limited to the maintenance, repair and replacement, if necessary, of heating, air conditioning fixtures*, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and the replacement of all broken glass. When used in this provision, the term "repairs" shall include replacements or renewals when necessary, and all such repairs made by the Lessee shall be equal in quality and class to the original work. The Lessee shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice. If Lessee fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given Lessee, in accordance with Article 33 of this Lease, Lessor may make such repairs without liability to Lessee for any loss or damage that may accrue to Lessee's merchandise, fixtures or other property or to Lessee's business by reason thereof, and upon completion thereof, Lessee shall pay to Lessor all costs plus 15% for overhead incurred by Lessor in making such repairs upon presentation to Lessee of xxxx therefor. Lessor shall repair, at its expense, the structural portions of the Building, provided however where structural repairs are required to be made by reason of the acts of Lessee, the costs thereof shall be borne by Lessee and payable by Lessee to Lessor upon demand. The Lessor shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor shall not be liable for damages for failure to do so due to causes beyond its control. If Lessor fails, refuses or neglects to perform outside maintenance of the Demised Premises as required in this Lease after notice shall have been given to Lessor in accordance with Article 33 of this Lease, Lessee may perform such maintenance without liability to Lessor for any loss or damage that may accrue by reason thereof (excepting gross negligence and willful misconduct of Lessee), and upon completion thereof, Lessor shall pay to Lessee all reasonable costs plus 10% for overhead incurred by Lessee in performing such maintenance upon presentation to Lessor of a xxxx therefor. * The Lessor will be responsible for a semi-annual inspection and servicing of the heating, ventilating and air conditioning (HVAC) components as part of the Operating Expenses for the Building. The Lessee will be responsible for repairs and replacements outside of Lessor's semi-annual preventative maintenance. Lessor will also service and certify the existing HVAC components are in good working condition as of the Commencement of the Lease. The Lessor will be responsible for any repairs or replacements of any faulty HVAC components through June 30, 1998. SIGNS:

CARE AND REPAIR OF DEMISED PREMISES. Lessee Tenant shall, at all times throughout the term of this Lease, including renewals and extensionextensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. LesseeTenant's obligations hereunder shall include but not be limited to the maintenance, repair and replacement, if necessary, of heating, heating and air conditioning fixtures, equipment, and systemssystems (the "HVAC Equipment"), all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrancesentrances to the Demised Premises, windows, doors and loading docks and dock equipment and the replacement of all broken glass. When used in this provision, the term "repairs" shall include replacements or renewals when necessary, and all such repairs made by the Lessee Tenant shall be equal in quality and class to the original work. Landlord shall obtain, following a competitive bidding process in which at least three (3) bids are obtained, and maintain at all times during the term of this Lease a maintenance contract with a responsible, licensed HVAC contractor, on terms reasonably acceptable to Landlord and sufficient to maintain all equipment warranties, for the regular maintenance of all HVAC Equipment for the entire Building, and shall be responsible for the performance of all maintenance to be performed thereunder. Landlord shall keep accurate and complete records of the performance of all scheduled maintenance under such contract and shall provide copies thereof to Tenant from time to time upon request by Tenant. The Lessee cost of such maintenance contract shall be included in Operating Expenses. Except for repair and maintenance covered by the maintenance contract obtained by Landlord, all other repair, maintenance or replacement of the HVAC equipment shall be Tenant's responsibility. The Tenant shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, dirt and rubbish, snow and ice. If Lessee Tenant fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease Lease, after twenty (20) days notice shall have been given Lessee, Tenant in accordance with Article 33 of this Lease, Lessor Landlord may make such repairs without liability to Lessee Tenant for any loss or damage that may accrue to LesseeTenant's merchandise, fixtures or other property or to LesseeTenant's business by reason thereof, and upon completion thereof, Lessee Tenant shall pay to Lessor Landlord all costs plus 15% for overhead incurred by Lessor Landlord in making such repairs upon presentation to Lessee Tenant of xxxx therefor; provided, however, that no notice shall be required in the event of any hazardous or emergency condition. Lessor Landlord shall repair, at its expenseexpense (subject to inclusion in "Operating Expenses" pursuant to Section 3), the roof, the Common Areas, the portions of the Building HVAC, plumbing and electrical systems to the extent not serving one tenant space; and the structural portions of the Building, provided however provided, however, where structural repairs are required to be made by reason of the acts of LesseeTenant, the costs thereof shall be borne by Lessee Tenant and payable by Lessee Tenant to Lessor Landlord upon demand. The Lessor Landlord shall be responsible for compliance with applicable laws, including without limitation, the ADA, regulations and ordinances applicable to the Common Areas and other portions of the Property Landlord is required to repair and maintain. Except as otherwise provided herein, the Landlord shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor Landlord shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays Sundays, Memorial Day, the 4th of July, Labor Day, Thanksgiving Day and holidays, Christmas Day upon the condition that the Lessor Landlord shall not be liable for damages for failure to do so due to causes beyond its control. SIGNS:.

CARE AND REPAIR OF DEMISED PREMISES. Lessee Tenant shall, at all times throughout the term Term of this Lease, including renewals Lease and extensionany extensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations; provided, however, that Tenant is not required to make any alterations or improvements in connection with such compliance except to the extent that such compliance is required because of Tenant’s particular use of the Premises. Lessee's Tenant’s obligations hereunder shall include but not be limited to without limitation, the maintenance, repair repair, and replacement, if necessary, of heating, air conditioning fixtures, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and docks, the replacement of all broken glass, of any fixture/equipment/component of heating, ventilation, air conditioning (HVAC) systems, all lighting systems, plumbing systems and electrical systems. In the event that an HVAC rooftop unit or ceiling hung unit heater requires replacement, the cost of such replacement shall be shared between Landlord and Tenant, Tenant’s share to be based on a ratio of the time of occupancy to the nearest one-half year to the estimated useful life of the unit, unless caused by the misuse or neglect of Tenant, in which case the cost of such replacement shall be the sole responsibility of Tenant. Such estimations are fifteen (15) years for a roof top unit and ten (10) years for a ceiling hung unit heater under normal conditions. When used in this provision, the term "“repairs" ” shall include replacements or renewals when necessaryreplacements, and all such repairs or replacements made by the Lessee Tenant shall be of equal in quality and class to the original equipment or work. The Lessee Tenant shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and iceice (for accumulations of less than or equal to one inch), regardless of any CAM performed by Landlord. Tenant shall maintain a minimum temperature in the Demised Premises of 40 degrees during the Lease Term. Notwithstanding the foregoing, Landlord warrants that the HVAC system currently serving the office portion of the Premises is in good working order, and capable of meeting the temperature specifications set forth on Exhibit E attached hereto and incorporated herein by reference. Landlord shall bear all costs of maintenance and repair (and replacement, if necessary) of such HVAC system during the first twelve (12) months of the term, to the extent necessary to maintain the temperatures on Exhibit E on a consistent basis throughout the Premises. Notwithstanding anything in this Article 8.0 to the contrary, Tenant shall be solely responsible to maintain the HVAC system serving only the lab areas of the Demised Premises without any contribution, reimbursement or cost sharing by Landlord for replacement of said HVAC system. If Lessee Tenant fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given LesseeTenant, in accordance with Article 33 17.0 of this Lease, Lessor Landlord may make such repairs or replacements without liability to Lessee Landlord for any loss or damage that may accrue to Lessee's Tenant’s merchandise, fixtures or other property or to Lessee's Tenant’s business by reason thereof, and upon completion thereof, Lessee Tenant shall pay to Lessor Landlord all reasonable costs plus 15% ten percent (10%) for overhead incurred by Lessor Landlord in making such repairs upon presentation to Lessee of xxxx thereforor replacements. Lessor Landlord shall maintain, repair, and replace if necessary, at its expenseexpense (but subject to inclusion in CAM pursuant to the provisions in Article 3.0), the structural portions of the Building (including maintenance, repairs and replacements to the roof of the Building), provided however where structural foundations, the roof and roof membranes, and Common Areas, unless such repairs are required to be made by reason as a result of the acts of LesseeTenant, its employees, agents, assigns or invitees, in which case the costs thereof shall be borne by Lessee Tenant and payable by Lessee Tenant to Lessor upon demandLandlord. The Lessor Except as otherwise provided herein, Landlord shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor Landlord shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor Landlord shall not be liable for damages for failure to do so its performance due to causes beyond its control. SIGNS:.

CARE AND REPAIR OF DEMISED PREMISES. Lessee Tenant shall, at all times throughout the term of this Lease, including renewals and extensionextensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary , and first class condition and in compliance with all applicable laws, codes, ordinances, rules rules, and regulations. LesseeTenant's obligations hereunder shall include but not be limited to the maintenance, repair and replacement, if necessary, of heating, air conditioning fixtures, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors doors, and docks and the replacement of all broken glass. When used in under this provision, the term "repairs" shall include replacements or renewals and overhauling equipment when necessary, and all such repairs made by the Lessee Tenant shall be equal in quality and class to the original work. The Lessee Tenant shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow snow, and ice. If Lessee Tenant fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have has been given LesseeTenant, in accordance with Article 33 of this Lease, Lessor Landlord may make such repairs without liability to Lessee Tenant for any loss or damage that may accrue to LesseeTenant's merchandise, fixtures fixtures, or other property or to Lessee's its business by reason thereof, and upon completion thereof, Lessee Tenant shall pay to Lessor Landlord all costs plus 15% for overhead incurred by Lessor Landlord in making such repairs upon presentation to Lessee the Tenant of xxxx therefor. Lessor Landlord shall repair, at its expense, the structural portions of the Building, provided however provided, however, where structural repairs are required to be made by reason of the acts of LesseeTenant, the costs thereof shall be borne by Lessee Tenant and payable by Lessee Tenant to Lessor Landlord upon demand. The Lessor Landlord shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor Landlord shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays Sundays, and holidays, upon the condition that the Lessor Landlord shall not be liable for damages for failure to do so due to causes beyond its reasonable control. SIGNS:

CARE AND REPAIR OF DEMISED PREMISES. Lessee shall, at all times throughout the term of this Lease, including renewals and extensionextensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary sanitary, and first class condition reasonable wear and tear accepted and in compliance with all applicable laws, codes, ordinances, rules rules, and regulations. Lessee's ’s obligations hereunder shall include include, but not be limited to the maintenance, repair and replacement, if necessary, of heating, air conditioning fixtures, equipment, equipment and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks docks, and the replacement of all broken glass. When used in this provision, the term "“repairs" ” shall include replacements or renewals when necessary, and all such repairs made by the Lessee shall be equal in quality and class to the original work. The Lessee shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow snow, and ice. If Lessee fails, refuses refuses, or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given Lessee, in accordance with Article 33 of this Lease, Lessor may make such repairs without liability to Lessee for any loss or damage that may accrue to Lessee's ’s merchandise, fixtures fixtures, or other property or to Lessee's ’s business by reason thereof, and upon completion thereof, Lessee shall pay to Lessor all costs plus 15% for overhead incurred by Lessor in making such repairs upon presentation to Lessee of xxxx therefortherefore. Lessor shall repair, at its expense, the structural portions of the Building, provided however provided, however, where structural repairs are required to be made by reason of the acts of Lessee, the costs thereof shall be borne by Lessee and payable by Lessee to Lessor upon demand. The Lessor shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except SaturdaysSaturdays Sundays, Sundays and holidays, upon the condition that the Lessor shall not be liable for damages for failure to do so due to causes beyond its control. Notwithstanding the foregoing, snow removal will be required if the total snowfall during any given twenty-four (24) hour period exceeds an accumulated depth of three (3) inches. Notwithstanding the foregoing, in such case that Lessor provides existing HVAC units ("Existing Equipment"), Lessor warrants that such Existing Equipment shall be in good working order and in compliance with current local codes in effect at the time the Demised Premises are delivered to Lessee. SIGNS:

CARE AND REPAIR OF DEMISED PREMISES. Lessee shall, at all times throughout the term of this Lease, including renewals and extensionextensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. Lessee's obligations hereunder shall include but not be limited to the maintenance, repair and replacement, if necessary, of heating, air conditioning fixtures, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and the replacement of all broken glass. When used in this provision, the term "repairs" shall include replacements or renewals when necessary, and all such repairs made by the Lessee shall be equal in quality and class to the original work. The Lessee shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice. If Lessee fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given Lessee, in accordance with Article 33 of this Lease, Lessor may make such repairs without liability to Lessee for any loss or damage that may accrue to Lessee's merchandise, fixtures or other property or to Lessee's business by reason thereof, and upon completion thereof, Lessee shall pay to Lessor all costs plus 15% for overhead incurred by Lessor in making such repairs upon presentation to Lessee of xxxx bill therefor. Lessor shall sxxxx repair, at its expense, the structural portions of the Building, provided however where structural repairs are required to be made by reason of the acts of Lessee, the costs thereof shall be borne by Lessee and payable by Lessee to Lessor upon demand. The Lessor shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor shall not be liable for damages for failure to do so due to causes beyond its control. SIGNS:

CARE AND REPAIR OF DEMISED PREMISES. Lessee shall, at all times throughout the term of this Lease, including renewals and extension, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. Lessee's obligations hereunder shall include but not be limited to the maintenance, repair and replacement, if necessary, of heating, air conditioning fixtures, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, entrances windows, doors and docks and the replacement of all broken glass. When used in this provision, the term "repairs" shall include replacements or renewals when necessary, and all such repairs made by the Lessee shall be equal in quality and class to the original work. The Lessee shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice. If Lessee fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given Lessee, in accordance with Article 33 of this Lease, Lessor may make such repairs without liability to Lessee for any loss or damage that may accrue to Lessee's merchandise, fixtures or other property or to Lessee's business by reason thereof, and upon completion thereof, Lessee shall pay to Lessor all costs plus 15% for overhead incurred by Lessor in making such repairs upon presentation to Lessee of xxxx therefor. Lessor shall repair, at its it expense, the structural portions of the Building, provided however where structural repairs are required to be made by reason of the acts of Lessee, the costs thereof shall be borne by Lessee and payable by Lessee to Lessor upon demand. The Lessor shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, . Sundays and holidays, upon the condition that the Lessor shall not be liable for damages for failure to do so due to causes beyond its control. SIGNS:

CARE AND REPAIR OF DEMISED PREMISES. Lessee Tenant shall, at all times throughout the term of this LeaseLease Term, including any renewals and extensionextensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. LesseeTenant's obligations hereunder shall include but not be limited to the maintenancemaintenance and repair, repair and replacement, if as necessary, of heating, ventilation and air conditioning fixtures, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and the replacement of all broken glass, whether the need for such repairs occurs as a result of Tenant's use, any prior use, the elements, age of the affected portion of the Demised Premises, or other cause. When Tenant shall attend to housekeeping of sidewalks and grounds immediately adjoining exterior entrances to the Demised Premises, on a regular and consistent basis, as necessary to keep such areas free of food wrappers, discarded smoking materials, and other refuse. As used in this provisionherein, the term "repairs" shall include replacements restorations or renewals when necessarynecessary to keep the Demised Premises in good order, condition and state of repair, and all such repairs made by the Lessee Tenant shall be equal in quality and class to the original work. The Lessee Tenant, in keeping and maintaining the Demised Premises in the condition required by this Lease, shall exercise and perform good maintenance practices. Tenant's pre-September 1, 2004 access (if any) for construction purposes will include opportunities for physical inspection of the Demised Premises to the extent desired by Tenant. Unless Tenant notifies Landlord otherwise in writing within 30 days after the Commencement Date, the Demised Premises will be deemed to have been, as of the Commencement Date, in the condition in which this Lease requires Tenant to keep and maintain them, latent defects excepted. If Tenant fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after written notice to do so (but such notice is not required under bona fide emergency circumstances), Landlord may make such repairs without liability to Tenant for any loss or damage that may accrue to Tenant's merchandise, fixtures or other property or to Tenant's business by reason thereof, provided that such work is completed in a commercially reasonable manner; and upon completion thereof, Tenant shall pay to Landlord all costs, plus five percent (5%) for overhead, incurred by Landlord in making such repairs, immediately upon presentation to Tenant of a billing therefor. Landlord shall repair, at its expense except to the extent (if any) specifically stated in paragraph 3.b, the structural portions of the Building, parking areas, and Building systems including, but not limited to, HVAC, electrical, plumbing, exterior lighting, and life safety systems; provided, however, that where structural, parking area or Building systems repairs are required as a result of Tenant's conduct, the cost thereof shall be borne by Tenant and payable by Tenant to Landlord on demand. Landlord's obligation to repair certain items at its expense does not extend to any alterations, additions or improvements to the Demised Premises made by or for Tenant. Landlord shall be responsible for all outside maintenance of the Property, including grounds, parking areas, and Common Areas; and Landlord shall keep and maintain all portions of the Demised Premises sidewalks and the sidewalk and other outdoor areas adjoining the same Building in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice. If Lessee fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given Lessee, in accordance with Article 33 of this Lease, Lessor may make such repairs without liability to Lessee for any loss or damage that may accrue to Lessee's merchandise, fixtures or other property or to Lessee's business by reason thereof, and upon completion thereof, Lessee shall pay to Lessor all costs plus 15% for overhead incurred by Lessor in making such repairs upon presentation to Lessee of xxxx therefor. Lessor shall repair, at its expense, the structural portions of the Building, provided however where structural repairs are required to be made by reason of the acts of Lessee, the costs The cost thereof shall be borne by Lessee and payable by Lessee to Lessor upon demand. The Lessor shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areasincluded in Operating Expenses. All such maintenance which is the responsibility of the Lessor Landlord shall be provided as reasonably necessary to the comfortable use and occupancy of the Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor Landlord shall not be liable for damages for failure to do so due to causes beyond its control. Landlord warrants that on the Commencement Date, to the best of Landlord's then knowledge, and excepting any items which Landlord has specifically called to Tenant's attention in writing: (i) the structural portions of the Building and Building mechanical systems will be free from material defects and in proper working order, and (ii) no condition of the Demised Premises will exist which is in noncompliance with or violation of applicable laws and codes, including but not limited to the ADA. Prior to May 1, 2005, Tenant's responsibility for repairs shall in any event be limited to $10,000 plus the cost of repairs, if any, resulting from conduct of Tenant, its agents, employees, invitees and visitors. SIGNS:

CARE AND REPAIR OF DEMISED PREMISES. Lessee Tenant shall, at all times throughout the term Term of this Lease, including renewals Lease and extensionany extensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class reasonable condition, reasonable wear and tear excepted and taking into account that as of the date of this Lease, the Demised Premises was delivered to Tenant in an “as is” condition except for those improvements specified on Exhibit C, and in compliance with all applicable laws, codes, ordinances, rules and regulations. Lessee's Tenant’s obligations hereunder shall include but not be limited to include, without limitation, the maintenance, repair and repair, replacement, if necessary, of heating, air conditioning fixtures, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all “non-load bearing” interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and docks, the replacement of all broken glass, of all fixture/equipment/component of heating, ventilation, air conditioning (HVAC) systems associated with Tenant’s clean room and lab areas (with the HVAC systems servicing the office space portion of the Demised Premises being a CAM expense, the proportionate share of which CAM expense shall be borne by Tenant), all lighting systems, plumbing systems and electrical systems; provided, however, prior to the commencement of this Lease, Landlord agrees to perform an inspection of the Demised Premises and repair and/or replace, respectively, any defects to the roof and any defective rooftop heating and cooling units. When In the event that an HVAC rooftop unit or ceiling hung unit heater requires replacement subsequent to the commencement of this Lease, the cost of such replacement shall be shared between Landlord and Tenant, Tenant’s share to be based on a ratio of the time of occupancy to the nearest one-half year to the estimated useful life of the unit, unless caused by the misuse or neglect of Tenant. Such estimations are fifteen (15) years for a roof top unit and ten (10) years for a ceiling hung unit heater under normal conditions. With the exception of HVAC equipment, when used in this provision, the term "“repairs" ” shall include replacements or renewals when necessaryreplacements, and all such repairs or replacements made by the Lessee Tenant shall be of equal in quality and class to the “as is” condition of the original workequipment or work to the Demised Premises as of the Commencement Date. The Lessee Tenant shall use reasonable efforts to keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice, regardless of any CAM performed by Landlord. Tenant shall make reasonable efforts to maintain a minimum temperature in the Demised Premises of 40 degrees during the Term of this Lease; provided, however, Tenant shall not be held responsible for failure to maintain such minimum temperature of the Demised Premises as a result of any disruption in utility service or an accident, Act of God, or other circumstances beyond Tenant’s control that prevents the continuity of the utility service necessary to maintain such minimum temperature. If Lessee Tenant fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given LesseeTenant, in accordance with Article 33 17.0 of this Lease, Lessor Landlord may make such repairs or replacements without liability to Lessee Landlord for any loss or damage that may accrue to Lessee's Tenant’s merchandise, fixtures or other property or to Lessee's Tenant’s business by reason thereof, and upon completion thereof, Lessee Tenant shall pay to Lessor Landlord all costs plus 15% for overhead incurred by Lessor Landlord in making such repairs upon presentation to Lessee of xxxx thereforor replacements. Lessor Landlord shall repair, at its expense, the structural portions of the Building, provided however where structural unless such repairs are required to be made by reason as a result of the acts of LesseeTenant, its employs, agents, assigns or invitees, the costs thereof shall be borne by Lessee Tenant and payable by Lessee Tenant to Lessor upon demandLandlord. The Lessor Landlord shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor Landlord shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor Landlord shall not be liable for damages for failure to do so its performance due to causes beyond its control. SIGNS:.

CARE AND REPAIR OF DEMISED PREMISES. Lessee shall, at all times throughout the term of this Lease, including renewals and extensionextensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class reasonably good condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. Lessee's obligations hereunder shall include but not be limited to the maintenance, repair and replacement, if necessary, of heating, air conditioning fixtures*, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and the replacement of all broken glass. When used in this provision, the term "repairs" shall include replacements or renewals when necessary, and all such repairs made by the Lessee shall be equal in quality and class to the original work. The Lessee shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice. If Lessee fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given Lessee, in accordance with Article 33 of this Lease, Lessor may make such repairs without liability to Lessee for any loss or damage that may accrue to Lessee's merchandise, fixtures or other property or to Lessee's business by reason thereof, and upon completion thereof, Lessee shall pay to Lessor all costs plus 15% for overhead incurred by Lessor in making such repairs upon presentation to Lessee of xxxx therefor. Lessor shall repair, at its expense, the structural portions of the Building, provided however where structural repairs are required to be made by reason of the acts of Lessee, the costs thereof shall be borne by Lessee and payable by Lessee to Lessor upon demand. The Lessor shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor shall not be liable for damages for failure to do so due to causes beyond its control. SIGNS:If Lessor fails, refuses or neglects to perform outside maintenance of the Demised Premises as required in this Lease after notice shall have been given to Lessor in accordance with Article 33 of this Lease, Lessee may perform such maintenance without liability to Lessor for any loss or damage that may accrue by reason thereof (excepting gross negligence and willful misconduct of Lessee), and upon completion thereof, Lessor shall pay to Lessee all reasonable costs plus 10% for overhead incurred by Lessee in performing such maintenance upon presentation to Lessor of a xxxx therefor. * The Lessor will be responsible for a semi-annual inspection and servicing of the heating, ventilating and air conditioning (HVAC) components as part of the Operating Expenses for the Building. The Lessee will be responsible for repairs and replacements outside of Lessor's semi-annual preventative maintenance. Lessor will also service and certify the existing HVAC components are in good working condition as of the Commencement of the Lease. The Lessor will be responsible for any repairs or replacements of any faulty HVAC components through June 30, 1998.

CARE AND REPAIR OF DEMISED PREMISES. Lessee Tenant shall, at all times throughout the term Term of this Lease, including renewals Lease and extensionany extensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, and sanitary and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. Lessee's Tenant’s obligations hereunder shall include but not be limited to without limitation, the maintenance, repair and repair, replacement, if necessary, necessary of heating, air conditioning fixtures, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and docks, the replacement of all broken glass, of any fixture/equipment/component of heating, ventilation, air conditioning (HVAC) systems, all lighting systems, plumbing systems and electrical systems exclusively serving the Demised Premises. In the event that an HVAC rooftop unit or ceiling hung unit heater requires replacement, the cost of such replacement shall be shared between Landlord and Tenant, Tenant’s share to be based on a ratio of the time remaining in the Term as compared to the estimated useful life of the replacement unit, unless caused by the misuse or neglect of Tenant, in which case Tenant shall contribute within ten (10) days following Landlord’s written demand an amount determined based upon the remaining useful life of the replaced unit at the time of such damage. Provided the damage was not caused by the misuse or neglect of Tenant. Tenant’s share shall be paid as Additional Rent on a monthly basis over the remainder of the Term. Landlord will not pass on Landlord’s share in Additional Rent. Such estimations are fifteen (15) years for a roof top unit and ten (10) years for a ceiling hung unit heater under normal conditions. When used in this provision, the term "repairs" shall include replacements or renewals when necessaryreplacements, and all such repairs or replacements made by the Lessee Tenant shall be of equal in quality and class to or condition that existed at the original workCommencement Date. The Lessee Tenant shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice, regardless of any CAM performed by Landlord. Tenant shall maintain a minimum temperature in the Demised Premises of 40 degrees Fahrenheit during the Lease Term. If Lessee Tenant fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have has been given LesseeTenant, in accordance with Article 33 17.0 of this Lease, Lessor Landlord may make such repairs or replacements without liability to Lessee Landlord for any loss or damage that may accrue to Lessee's Tenant’s merchandise, fixtures or other property or to Lessee's Tenant’s business by reason thereof, except to the extent caused by Landlord’s, or its agents’, employees’, or contractors’ gross negligence or willful misconduct, and upon completion thereof, Lessee Tenant shall pay to Lessor Landlord all costs plus 15% ten percent (10%) for overhead incurred by Lessor Landlord in making such repairs upon presentation to Lessee of xxxx thereforor replacements. Lessor Landlord shall repair, at its expenseexpense (but subject to inclusion in CAM pursuant to the provisions in Article 3.0), the structural portions of the Building, provided however where structural unless such repairs are required to be made by reason as a result of the acts of LesseeTenant, its employs, agents, assigns or invitees, in which case the costs thereof shall be borne by Lessee Tenant and payable by Lessee Tenant to Lessor upon demandLandlord. The Lessor Except as otherwise provided herein, Landlord shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor Landlord shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor Landlord shall not be liable for damages for failure to do so its performance due to causes beyond its control. SIGNS:.

CARE AND REPAIR OF DEMISED PREMISES. 6. Lessee shall, at all times throughout the term of this Lease, including renewals and extensionextensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. Lessee's obligations hereunder shall include but not be limited to the maintenance, repair and replacement, if necessary, of heating, air conditioning fixtures, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and the replacement of all broken glass. When used in this provision, the term "repairs" shall include replacements or renewals when necessary, and all such repairs made by the Lessee shall be equal in quality and class to the original work. The Lessee shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice. If Lessee fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given Lessee, in accordance with Article 33 of this Lease, Lessor may make such repairs without liability to Lessee for any loss or damage that may accrue to Lessee's merchandise, fixtures or other property or to Lessee's business by reason thereof, and upon completion thereof, Lessee shall pay to Lessor all costs plus 15% for overhead incurred by Lessor in making such repairs upon presentation to Lessee of xxxx therefor. Lessor Lessee shall repair, at its expense, the structural portions of the Building, provided however where structural repairs are required to be made by reason of the acts of Lessee, the costs thereof shall be borne by Lessee and payable by Lessee to Lessor upon demand. The Lessor Lessee shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor shall not be liable for damages for failure to do so due to causes beyond its control. SIGNS:.

CARE AND REPAIR OF DEMISED PREMISES. Lessee Tenant shall, at all times throughout the term Term of this Lease, including renewals Lease and extensionany extensions, and at its sole expenseexpense except to the extent either (i) caused by the negligence of Landlord, its agents, employees or contractors or (ii) otherwise expressly allocated to Landlord hereunder, keep and maintain the Demised Premises in a clean, safe, sanitary and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. Lessee's Tenant’s obligations hereunder shall include but not be limited to without limitation, the maintenance, repair and repair, replacement, if necessary, necessary of heating, air conditioning fixtures, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and docks, the replacement of all broken glass, of any fixture/equipment/component of heating, ventilation, air conditioning (HVAC) systems, all lighting systems, plumbing systems and electrical systems located within the Demised Premises. When Landlord shall repair and/or replace the HVAC systems as necessary so that they are in proper working order on the Commencement Date. Landlord shall warrant the condition of the generic HVAC systems serving the Building generally for one (1) year after the Commencement Date. Thereafter, Tenant shall obtain and maintain at all times during the term of this Lease a maintenance contract with an HVAC contractor acceptable to Landlord in its reasonable discretion for the regular maintenance of all heating, ventilating and air conditioning equipment exclusively serving the Demised Premises (collectively, the “HVAC Equipment” and shall cause all regularly scheduled maintenance under such contract to be performed. In the event that an HVAC rooftop unit or ceiling hung unit heater of a generic type which serves the building generally (as opposed to HVAC components which have been installed in connection with the specific needs of the Tenant’s business operations) requires replacement or extraordinary repair, the cost of such replacement or extraordinary repair shall be shared between Landlord and Tenant, Tenant’s share to be based on the ratio of the number of months remaining in the then current term of the Lease to the estimated useful life of the replacement unit or extraordinary repair, as the case may be, unless caused by the misuse or neglect of Tenant. The useful life of any replacement of the HVAC Equipment will be deemed to be fifteen (15) years for a roof top unit and ten (10) years for a ceiling hung unit heater. If Tenant exercises a renewal option, Tenant shall pay to Landlord on the first (1st) day of such extension or renewal term an additional portion of the cost of such extraordinary repair or replacement of the HVAC Equipment based upon a fraction, the numerator of which is the number of calendar months in such extension or renewal term, and the denominator of which the number of calendar months in the full useful life of such extraordinary repair or replacement of the HVAC Equipment, as determined above. With the exception of HVAC Equipment, when used in this provision, the term "“repairs" ” shall include replacements or renewals when necessaryreplacements, and all such repairs or replacements made by the Lessee Tenant shall be of equal in quality and class to the original equipment or work. The Lessee Tenant shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice, regardless of any CAM performed by Landlord. Tenant shall maintain a minimum temperature in the Demised Premises of 40 degrees during the Lease Term. If Lessee Tenant fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease Lease, and such failure continues for a period of thirty (30) days after written notice shall have been given LesseeTenant (provided, however, that in the event of a bona fide emergency, Landlord shall only be required to provide such notice as is practicable under the circumstances), in accordance with Article 33 17.0 of this Lease, Lessor Landlord may make such repairs or replacements without liability to Lessee Landlord for any loss or damage that may accrue to Lessee's accrue’to Tenant’s merchandise, fixtures or other property or to Lessee's Tenant’s business by reason thereof, and upon completion thereof, Lessee Tenant shall pay to Lessor Landlord all costs plus 1510% for overhead incurred by Lessor Landlord in making such repairs upon presentation or replacements. Landlord shall perform any such work in a manner intended to Lessee minimize any interference with the conduct of xxxx thereforTenant’s business. Lessor Landlord shall maintain and repair, at its expenseexpense and not reimbursable as CAM, (i) the structural portions of the Building, provided however where structural (ii) all utility lines serving the Demised Premises and located outside of the Demised Premises, and (iii) the exterior walls of the Building, unless such repairs are required to be made by reason as a result of the negligence or otherwise wrongful acts of LesseeTenant, its employs, agents, assigns, invitees or contractors in which event the costs thereof shall be borne by Lessee Tenant and payable by Lessee Tenant to Lessor upon demandLandlord. The Lessor Landlord shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas, and including the prompt removal of any accumulated snow and ice in the Common Areas. All such maintenance which is the responsibility of the Lessor Landlord shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays and holidays. Landlord shall be obligated to exert all reasonable efforts to perform its obligations under this Lease, upon the condition that the Lessor shall but not be liable for damages for failure to do so arising from its performance or non-performance of repairs or maintenance arising due to causes beyond its control. SIGNS:.

CARE AND REPAIR OF DEMISED PREMISES. Lessee shall, at all times throughout the term of this Lease, including renewals and extensionextensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. Lessee's obligations hereunder shall include but not be limited to the maintenance, repair and replacement, if necessary, of heating, air conditioning fixtures, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and the replacement of all broken glass. When used in this provision, the term "repairs" shall include replacements or renewals when necessary, and all such repairs made by the Lessee shall be equal in quality and class to the original work. The Lessee shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice. If Lessee fails, refuses or neglects to maintain or repair the Demised Demises Premises as a required in this Lease after notice shall have been given Lessee, in accordance with Article 33 of this Lease, Lessor may make such repairs without liability to Lessee for any loss or damage that may accrue to Lessee's merchandise, fixtures or other property or to Lessee's business by reason thereof, and upon completion thereof, Lessee shall pay to Lessor all costs plus 15% for overhead incurred by Lessor in making such repairs upon presentation to Lessee of xxxx therefor. Lessor shall repair, at its expense, the structural portions of the Building, provided however where structural repairs are required to be made by reason of the acts of Lessee, the costs thereof shall be borne by Lessee and payable by Lessee to Lessor upon demand. The Lessor shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor shall not be liable for damages for failure to do so due to causes beyond its control. SIGNS:

CARE AND REPAIR OF DEMISED PREMISES. Lessee Tenant shall, at all times throughout the term terms of this Lease, including renewals and extensionextensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. LesseeTenant's obligations hereunder shall include but not be limited to the maintenance, repair and replacement, if necessary, of heating, air conditioning fixtures, equipment, equipment and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors doors, and docks and the replacement of all broken glass. When used in this provision, the term "repairs" shall include replacements or renewals when necessary, and all such repairs made by the Lessee shall be equal in quality and class to the original work. The Lessee Tenant, shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, dirt and rubbish, snow and ice. If Lessee Tenant fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given LesseeTenant, in accordance with Article 33 of this Lease, Lessor Landlord may make such repairs without liability to Lessee Tenant for any loss or damage that may accrue to LesseeTenant's merchandise, fixtures or other property or to LesseeTenant's business by reason thereof, and upon completion thereof, Lessee Tenant shall pay to Lessor Landlord all costs plus 15% for overhead incurred by Lessor Landlord in making such repairs upon presentation to Lessee Tenant of xxxx bill therefor. Lessor Landlord shall keep xxx foundation, exterior walls (except plate glass or glass or other breakable materials used in structural portions) and roof in good repair, at its expenseand if necessary or required by proper governmental authority, the structural portions of the Buildingmake modifications or replacements thereof, provided however where structural repairs are except that Landlord shall not be required to be made make any such repairs, modifications or replacements which become necessary or desirable by reason of the acts negligence of LesseeTenant, its agents, servants or employees, or by reason of anyone illegally entering or upon the costs thereof shall be borne by Lessee and payable by Lessee to Lessor upon demandpremises. The Lessor Landlord shall be responsible for manage all outside maintenance of the Demised Premises, including grounds and parking areas. The costs of said maintenance shall be prorated in accordance with Section 4 of this Lease. All such maintenance which is the responsibility of the Lessor provided by Landlord shall be provided as reasonably necessary to for the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays Sundays, and holidays, upon the condition that the Lessor Landlord shall not be liable for damages for failure to do so due to causes beyond its control. SIGNS:.

CARE AND REPAIR OF DEMISED PREMISES. Lessee Tenant shall, at all times throughout the term of this Lease, including renewals and extensionextensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class condition and and, subject to the other provisions of this Lease, in compliance with all applicable laws, codes, ordinances, rules and regulations. LesseeTenant's obligations hereunder shall include include, but not be limited to to, the maintenance, and repair and replacement, if necessary, of heating, heating and air conditioning fixtures, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrancesentrances exclusively serving the Demised Premises, windows, doors and docks and the replacement of all broken glass. When used in this provision, the term "repairs" shall include replacements or renewals when necessary, and all such repairs made by the Lessee shall be equal in quality and class to the original work. The Lessee Tenant shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, dirt and rubbish, snow and ice. If Lessee Tenant fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given Lessee, Tenant in accordance with Article 33 of this LeaseLease and the applicable cure periods have expired, Lessor Landlord may make such repairs without liability to Lessee for any loss or damage that may accrue to Lessee's merchandise, fixtures or other property or to Lessee's business by reason thereof, and upon completion thereof, Lessee Tenant shall pay to Lessor Landlord all costs plus 15% for overhead reasonably incurred by Lessor Landlord in making such repairs upon within 30 days after presentation to Lessee Tenant of xxxx therefor. Lessor Landlord shall repairmaintain, at its expenserepair and, as necessary, replace the structural portions of the Building; the Building foundation, provided however the roof and roof membrane, and all Building systems, including, without limitation, provided, however, where structural repairs are required to be made by reason of the acts of LesseeTenant, the costs thereof shall be borne by Lessee Tenant and payable by Lessee Tenant to Lessor Landlord upon demand. The Lessor Landlord shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance of which is the responsibility of the Lessor Landlord shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor Landlord shall not be liable for damages for failure to do so due to causes beyond its control. SIGNS:

CARE AND REPAIR OF DEMISED PREMISES. a. Lessee shall, at all times throughout the term of this Lease, including renewals renewals, and extensionextensions, and at its sole expense, keep and maintain the Demised Premises demised premises in a clean, safe, sanitary sanitary, and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. Lessee's obligations obligation hereunder shall include but not be limited to the maintenance, repair and replacement, if necessary, of heating, air conditioning fixtures, equipment, and systems. Lessee shall within five (5) days of occupancy, contract with a licensed HVAC Maintenance Company to maintain the system in proper working order. The Lessee agrees to supply a copy of the Maintenance Agreement to the Lessor and shall at all times during the term of this Lease keep in full force a HVAC maintenance agreement. Provided, however, at Lessor's option, Lessor may obtain the HVAC maintenance agreement for the benefit of Lessee, and Lessee hereby agrees to pay to Lessor's contractor or to Lessor, the total annual cost of such services as soon as such is determined and billed to Lessee. Nothing herein is intended to release Lessee from and Lessee agrees to be responsible for the maintenance and repair or replacement of the HVAC system. Lessee has ten (10) days from the commencement of this Lease to notify Lessor of any defects in the HVAC system. If Lessee does not notify Lessor within ten (10) days Lessee is deemed to have accepted premises in As Is condition. In addition, Lessee shall maintain, repair and replace, if necessary, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and the replacement of all broken glass. When used in this provision, the term "repairs" shall include replacements or renewals when necessary, and all such repairs made by the Lessee shall be equal in quality and class to the original work. The Lessee shall keep and maintain all portions of the Demised Premises demised premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, dirt and rubbish, snow and ice. If Lessee fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given Lessee, in accordance with Article 33 of this Lease, Lessor may make such repairs without liability to Lessee for any loss or damage that may accrue to Lessee's merchandise, fixtures or other property or to Lessee's business by reason thereof, and upon completion thereof, Lessee shall pay to Lessor all costs plus 15% for overhead incurred by Lessor in making such repairs upon presentation to Lessee of xxxx therefor. Lessor shall repair, at its expense, the structural portions of the Building, provided however where structural repairs are required to be made by reason of the acts of Lessee, the costs thereof shall be borne by Lessee and payable by Lessee to Lessor upon demand. The Lessor shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor shall not be liable for damages for failure to do so due to causes beyond its control. SIGNS:.

CARE AND REPAIR OF DEMISED PREMISES. Lessee Tenant shall, at all times throughout the term terms of this Lease, including renewals and extensionextensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. LesseeTenant's obligations hereunder shall include but not be limited to the maintenance, repair and replacement, replacement if necessary, of heating, air conditioning fixtures, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and the replacement of all broken glass. When used in this provision, the term "repairs" shall include replacements or renewals when necessary, and all such repairs made by the Lessee Tenant shall be equal in quality and class to the original work. The Lessee Tenant shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice. Notwithstanding, Lessor shall have sole responsibility for compliance with any directives from jurisdictional authorities regarding fire sprinkler systems. If Lessee Tenant fails, refuses refuses, or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given Lessee, in accordance with Article 33 of this LeaseTenant, Lessor may make such repairs without liability to Lessee Tenant for any loss or damage that may accrue to LesseeTenant's merchandise, fixtures fixtures, or other property or to LesseeTenant's business by reason thereof, and upon completion thereof, Lessee Tenant shall pay to Lessor all costs plus 15% for overhead incurred by Lessor in making such repairs upon presentation to Lessee Tenant of xxxx therefor. Lessor shall repair, at its expense, the keep all structural portions of the Buildingpremises to include the foundation, provided however where exterior walls (except plate glass or glass or other breakable materials used in structural repairs are portions) and roof in good repair, and if necessary or required by proper governmental authority, make modifications or replacements thereof, except that Lessor shall not be required to be made make any such repairs, modifications or replacements which become necessary or desirable by reason of the acts negligence of LesseeTenant, the costs thereof shall be borne by Lessee and payable by Lessee to Lessor upon demandits agents, servants, or employees. The Lessor shall be responsible for manage all outside maintenance of the Demised Premises, including grounds and parking areas. The cost of said maintenance shall be prorated in accordance with Section 4 of this lease. All such maintenance which is the responsibility of the provided by Lessor shall be provided as reasonably necessary to for the comfortable use and of occupancy of Demised Premises during business hours, except Saturdays, Sundays Sunday, and holidays, upon the condition that the Lessor shall not be liable for damages for failure to do so due to causes beyond its control. SIGNS:Lessor shall use due diligence in the completion of all maintenance and repairs.

CARE AND REPAIR OF DEMISED PREMISES. a. Lessor warrants that heating, ventilation, air conditioning, electrical, plumbing, structural, mechanical, and fire sprinkler equipment will be in safe working condition and in compliance with all applicable rules, codes and ordinances, including but not limited to the A.D.A. as of the commencement of this Lease. Lessor shall be responsible for obtaining warranties on all new construction and all such warranties shall inure to the benefit of Lessee. Lessee shall, at all times throughout the term of this Lease, including renewals renewals, and extensionextensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary sanitary, and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. Lessee's obligations obligation hereunder shall include but not be limited to the maintenance, repair and replacement, if necessary, of heating, air conditioning fixtures, equipment, and systems. Lessee shall within five (5) days of occupancy, contract with a licensed HVAC maintenance company to maintain the system in proper working order and make repairs if necessary. The Lessee agrees to supply a copy of the Maintenance Agreement to the Lessor and shall at all times during the term of this Lease keep in full force a HVAC maintenance agreement. Lessee has ten (10) days from the commencement of this Lease to notify Lessor of any defects in the HVAC system. If Lessee does not notify Lessor within ten (10) days, Lessee is deemed to have accepted the premises in As Is condition. Not withstanding the above, Lessor shall inspect the HVAC system prior to Lessee's occupancy of the Premises and Lessor shall warrant the HVAC system for a period of one (1) year from the scheduled Commencement date. In addition, Lessee shall maintain, repair and replace, if necessary, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and the replacement of all broken glassglass that are part of the Demised Premises. When used in this provision, the term "repairs" shall include replacements or renewals when necessary, and all such repairs made by the Lessee shall be equal in quality and class to the original work. The Lessee shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice. . b. If Lessee fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease within 30 days (or such longer period as is reasonably necessary to complete the required work) after notice shall have been given Lessee, in accordance with Article 33 17.02 of this Lease, Lessor may make such repairs without liability to Lessee for any loss or damage that may accrue to Lessee's merchandise, fixtures or other property or to Lessee's business by reason thereof, except to the extent caused by Lessor's negligence or willful misconduct, and upon completion thereof, Lessee shall pay to Lessor all reasonable costs plus 1510% for overhead incurred by Lessor in making such repairs repair upon presentation to Lessee of xxxx thereforLessee. Lessor shall repair, at its expense, the structural portions of the Buildingbuilding, provided however provided, however, where structural repairs are required to be made by reason of the acts of Lessee, the costs thereof shall be borne by Lessee and payable by Lessee to Lessor upon demand. . c. The Lessor shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor shall be provided as reasonably necessary to the comfortable use and occupancy of the Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor shall not be liable for damages for failure to do so due to causes beyond its control. SIGNS:Notwithstanding the foregoing of this subparagraph, all outside maintenance performed by Lessor shall be deemed "operating expenses" pursuant to Article 2.02 subparagraph x. Xxxxxx shall conduct such maintenance and repairs at such times and in such manner as will not unreasonably interfere with Lessee's business or use of the Demised Premises.

CARE AND REPAIR OF DEMISED PREMISES. Lessee shall, at all times throughout the term of this Lease, including renewals and extensionextensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class reasonably good condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. Lessee's ’s obligations hereunder shall include but not be limited to the maintenance, repair and replacement, if necessary, of heating, air conditioning fixtures*, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and the replacement of all broken glass. When used in this provision, the term "“repairs" ” shall include replacements or renewals when necessary, and all such repairs made by the Lessee shall be equal in quality and class to the original work. The Lessee shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice. If Lessee fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given Lessee, in accordance with Article 33 of this Lease, Lessor may make such repairs without liability to Lessee for any loss or damage that may accrue to Lessee's ’s merchandise, fixtures or other property or to Lessee's ’s business by reason thereof, and upon completion thereof, Lessee shall pay to Lessor all costs plus 15% for overhead incurred by Lessor in making such repairs upon presentation to Lessee of xxxx bxxx therefor. Lessor shall repair, at its expense, the structural portions of the Building, provided however where structural repairs are required to be made by reason of the acts of Lessee, the costs thereof shall be borne by Lessee and payable by Lessee to Lessor upon demand. The Lessor shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor shall not be liable for damages for failure to do so due to causes beyond its control. If Lessor fails, refuses or neglects to perform outside maintenance of the Demised Premises as required in this Lease after notice shall have been given to Lessor in accordance with Article 33 of this Lease, Lessee may perform such maintenance without liability to Lessor for any loss or damage that may accrue by reason thereof (excepting gross negligence and willful misconduct of Lessee), and upon completion thereof, Lessor shall pay to Lessee all reasonable costs plus 10% for overhead incurred by Lessee in performing such maintenance upon presentation to Lessor of a bxxx therefor. * The Lessor will be responsible for a semi-annual inspection and servicing of the heating, ventilating and air conditioning (HVAC) components as part of the Operating Expenses for the Building. The Lessee will be responsible for repairs and replacements outside of Lessor’s semi-annual preventative maintenance. Lessor will also service and certify the existing HVAC components are in good working condition as of the Commencement of the Lease. The Lessor will be responsible for any repairs or replacements of any faulty HVAC components through June 30, 1998. SIGNS:

CARE AND REPAIR OF DEMISED PREMISES. Lessee Tenant shall, at all times throughout the term terms of this Lease, including renewals and extensionextensions, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. LesseeTenant's obligations hereunder shall include but not be limited to the maintenance, repair and replacement, replacement if necessary, of heating, air conditioning fixtures, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and the replacement of all broken glass. When used in this provision, the term "repairs" shall include replacements or renewals when necessary, and all such repairs made by the Lessee Tenant shall be equal in quality and class to the original work. The Lessee Tenant shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice. *Refer to Rider, paragraph 13. If Lessee Tenant fails, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given Lessee, in accordance with Article 33 of this LeaseTenant, Lessor may make such repairs without liability to Lessee Tenant for any loss or damage that may accrue to LesseeTenant's merchandise, fixtures or other property or to LesseeTenant's business by reason thereof, and upon completion thereof, Lessee Tenant shall pay to Lessor all costs plus 15% for overhead incurred by Lessor in making such repairs upon presentation to Lessee Tenant of xxxx thereforinvoices therefor provided said repairs are reasonably visible to Lessor, and unless repairs are of an urgent or emergency nature, Lessor shall provide Tenant with written notice of Tenant's failure to make repairs, and Tenant shall have 30 days to cure the deficiency. Lessor shall keep the foundation, exterior walls (except plate glass or glass or other breakable materials used in structural portion) and roof in good repair, at its expenseand if necessary or required by proper governmental authority, the structural portions of the Buildingmake modifications or replacements thereof, provided however where structural repairs are except that Lessor shall not be required to be made make any such repairs, modifications or replacements which become necessary or desirable by reason of the acts negligence of LesseeTenant, its agents, servants or employees, or by reason of anyone illegally entering or upon the costs thereof shall premises, repairs, modifications or replacements are covered and collectible under the insurance policies required to be borne maintained by Lessee LESSOR under the terms and payable conditions of this Lease, unless the cost of said repairs, modifications or replacements are covered and collectible under the insurance policies required to be maintained by Lessee to Lessor upon demandLESSOR under the terms and conditions of this Lease. The Lessor shall be responsible for manage all outside maintenance of the Demised Premises, including grounds and parking areas. The cost of said maintenance shall be prorated in accordance with Section 4 of this Lease. All such maintenance which is the responsibility of the provided by Lessor shall be provided as reasonably necessary to for the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays Sundays, and holidays, upon the condition that the Lessor shall not be liable for damages for failure to do so due to causes beyond its control. SIGNS:.

CARE AND REPAIR OF DEMISED PREMISES. Lessee shall, at all times throughout the term of this Lease, including renewals and extension, and at its sole expense, keep and maintain the Demised Premises in a clean, safe, sanitary and first class condition and in compliance with all applicable laws, codes, ordinances, rules and regulations. Lessee's obligations hereunder shall include but not be limited to the maintenance, repair and replacement, if necessary, of heating, air conditioning fixtures, equipment, and systems, all lighting and plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and docks and the replacement of all broken glass. When used in this provision, the term "'repairs" ' shall include replacements or renewals when necessary, and all such repairs made by the Lessee shall be equal in quality and class to the original work. The Lessee shall keep and maintain all portions of the Demised Premises and the sidewalk and areas adjoining the same in a clean and orderly condition, free of accumulation of dirt, rubbish, snow and ice. If Lessee failsfalls, refuses or neglects to maintain or repair the Demised Premises as required in this Lease after notice shall have been given Lessee, in accordance with Article 33 of this Lease, Lessor may make such repairs without liability to Lessee for any loss or damage that may accrue to Lessee's Lessees merchandise, fixtures or other property or to Lessee's business by reason thereof, and upon completion thereof, Lessee shall pay to Lessor all costs plus 15% for overhead incurred by Lessor in making such repairs upon presentation to Lessee of xxxx therefor. Lessor shall repair, at its expense, the structural portions of the Building, provided however where structural repairs are required to be made by reason of the acts of Lessee, the costs thereof shall be borne by Lessee and payable by Lessee to Lessor upon demand. The Lessor shall be responsible for all outside maintenance of the Demised Premises, including grounds and parking areas. All such maintenance which is the responsibility of the Lessor shall be provided as reasonably necessary to the comfortable use and occupancy of Demised Premises during business hours, except Saturdays, Sundays and holidays, upon the condition that the Lessor shall not be liable for damages for failure to do so due to causes beyond its control. SIGNS:.