Common use of CARE AND REPAIR OF PREMISES/ENVIRONMENTAL Clause in Contracts

CARE AND REPAIR OF PREMISES/ENVIRONMENTAL. (a) Lessee shall commit no act of waste and shall take good care of the Premises and the fixtures and appurtenances therein, and shall, in the use and occupancy of the Premises, conform to all laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Premises and with any and all environmental requirements resulting from the Lessee's use of the Premises, this covenant to survive the expiration or sooner termination of the Lease. Lessor shall, subject to the same being included in Operating Costs, make all necessary repairs to the Premises, Common Facilities and to the assigned parking areas, if any, except where the repair has been made necessary by misuse or neglect by Lessee or Lessee's agents, servants, visitors or licensees, in which event Lessor shall nevertheless make the repair but Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, the costs therefor. All improvements made by Lessee to the Premises, which are so attached to the Premises, shall become the property of Lessor upon installation. Not later than the last day of the Term, Lessee shall, at Lessee's expense, remove all Lessee's personal property and those improvements made by Lessee which have not become the property of Lessor, including trade fixtures, cabinetwork, movable paneling, partitions and the like; repair all injury done by or in connection with the installation or removal of said property and improvements; and surrender the Premises in as good condition as they were at the beginning of the Term, reasonable wear and damage by fire, the elements, casualty or other cause not due to the misuse or neglect by Lessee, Lessee's agents, servants, visitors or licensees excepted. All other property of Lessee remaining on the Premises after the last day of the Term of this Lease shall be conclusively deemed abandoned and may be removed by Lessor, and Lessee shall reimburse Lessor for the cost of such removal. Lessor may have any such property stored at Lessee's risk and expense. ENVIRONMENTAL

CARE AND REPAIR OF PREMISES/ENVIRONMENTAL. (aA) Lessee shall covenants to commit no act of waste and shall to take good care of the Premises and the fixtures and appurtenances thereinthereon, and shall, in the use and occupancy of the Premises, conform to comply with all present and future laws, orders and regulations of the federalFederal, state State and municipal governments or any of their departments affecting the Premises and with any and all environmental requirements resulting from the Lessee's ’s use of the Premises, ; this covenant to survive the expiration or sooner termination of the Lease. Lessor shall, subject to the same being included in Operating Costsat Lessee’s expense, make all necessary repairs to the Premises, . Lessor shall make all necessary repairs to the Common Facilities and to the assigned parking areas, if any, the same to be included as an Operating Cost pursuant to Section 25 herein, except where the repair has been made necessary by misuse or neglect by Lessee or Lessee's ’s agents, servants, visitors or licensees, in which event Lessor shall nevertheless make the repair but Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, the costs therefortherefor (net of any insurance proceeds which Lessor may receive on account of such repair). Lessor shall comply with all present and future laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Common Facilities, the same to be included as an Operating Cost, except where the need for such compliance has been made necessary by the specific manner of Lessee’s use, in which case Lessor shall effect the compliance but Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, the costs thereof. All improvements made by Lessee to the Premises, which are so attached to the Premises that they cannot be removed without material injury to the Premises, shall become the property of Lessor upon installation. Not later than the last day of the Term, Lessee shall, at Lessee's ’s expense, remove all Lessee's ’s personal property and those improvements made by Lessee which have not become the property of Lessor, including trade fixtures, fixtures (other than built-in cabinetwork), movable panelingpaneling partitions, partitions electrical, telephone, computer and antenna wiring, cabling and related conduit, connection boxes, switches and outlets installed in the ceilings, floors and walls of the Demised Premises and the like; repair all injury done by or in connection with the installation or removal of said property property, improvements, wiring and improvementsthe like; cap or terminate all electrical and telephone connections at service entry panels as required by law; and surrender the Premises in as good condition as they were at the beginning of the Term, reasonable wear and damage by fire, the elements, casualty casualty, or other cause not due to the misuse or neglect by Lessee, Lessee's ’s agents, servants, visitors or licensees excepted. All other property of Lessee remaining on the Premises after the last day of the Term of this Lease shall be conclusively deemed abandoned and may be removed by Lessor, and Lessee shall reimburse Lessor for the cost of such removal. Lessor may have any such property stored at Lessee's ’s risk and expense. (B) Lessee acknowledges the existence of environmental laws, rules and regulations, including but not limited to the provisions of ISRA, as hereinafter defined. ENVIRONMENTALLessee shall comply with any and all such laws, rules and regulations. Lessee represents to Lessor that Lessee’s Standard Industrial Classification (SIC) Number as designated in the Standard Industrial Classifications Manual prepared by the Office of Management and Budget in the Executive Office of the President of the United States will not subject the Demised Premises to ISRA applicability. Any change by Lessee to an operation with an SIC Number subject to ISRA shall require Lessor’s written consent. Any such proposed change shall be sent in writing to Lessor sixty (60) days prior to the proposed change. Lessor, at its sole option, may deny consent. (C) Lessee hereby agrees to execute such documents as Lessor reasonably deems necessary and to make such applications as Lessor reasonably requires to assure compliance with ISRA. Lessee shall bear all costs and expenses incurred by Lessor associated with any required ISRA compliance resulting from Lessee’s use of the Demised Premises including but not limited to State agency fees, engineering fees, clean-up costs, filing fees and suretyship expenses. As used in this Lease, ISRA compliance shall include applications for determinations of nonapplicability by the appropriate governmental authority. The foregoing undertaking shall survive the termination or sooner expiration of the Lease and surrender of the Demised Premises and shall also survive sale, or lease or assignment of the Demised Premises by Lessor. Lessee agrees to indemnify and hold Lessor harmless from any violation of ISRA occasioned by Lessee’s use of the Demised Premises. The Lessee shall immediately provide the Lessor with copies of all correspondence, reports, notices, orders, findings, declarations and other materials pertinent to the Lessee’s compliance and the requirements of the New Jersey Department of Environmental Protection (“NJDEP”) under ISRA as they are issued or received by the Lessee. (D) Lessee agrees not to generate, store, manufacture, refine, transport, treat, dispose of, or otherwise permit to be present on or about the Demised Premises, any Hazardous Substances. As used herein, Hazardous Substances shall be defined as any “hazardous chemical,” “hazardous substance” or similar term as defined in the Comprehensive Environmental Responsibility Compensation and Liability Act, as amended (42 U.S.C. 9601, et seq.), the New Jersey Environmental Cleanup Responsibility Act, as amended, N.J.S.A. 13:1K-6 et seq. and/or the Industrial Site Recovery Act (“ISRA”), the New Jersey Spill Compensation and Control Act, as amended, N.J.S.A. 58:10-23.11b, et seq., any rules or regulations promulgated thereunder, or in any other applicable Federal, State or local law, rule or regulation dealing with environmental protection. It is understood and agreed that the provisions contained in this Section shall be applicable notwithstanding the fact that any substance shall not be deemed to be a Hazardous Substance at the time of its use by the Lessee but shall thereafter be deemed to be a Hazardous Substance. (E) In the event Lessee fails to comply with ISRA as stated in this Section or any other governmental law as of the termination or sooner expiration of the Lease and as a consequence thereof Lessor is unable to rent the Demised Premises, then the Lessor shall treat the Lessee as one who has not removed at the end of its Term, and thereupon be entitled to all remedies against the Lessee provided by law in that situation including a monthly rental of two hundred (200%) percent of the installment of Monthly Fixed Basic Rent for the last month of the Term of this Lease or any renewal term, payable in advance on the first day of each month, until such time as Lessee provides Lessor with a negative declaration or confirmation that any required clean-up plan has been successfully completed. (F) Lessee agrees that Lessee, its agents and contractors, licensees, or invitees shall not handle, use, manufacture, store or dispose of any Hazardous Substances on, under, or about the Premises, without Lessor’s prior written consent (which consent may be given or withheld in Lessor’s sole discretion), provided that Lessee may handle, store, use or dispose of products containing small quantities of Hazardous Substances, which products are of a type customarily found in offices and households (such as aerosol cans containing insecticides, toner for copies, paints, paint remover, and the like), and provided further that Lessee shall handle, store, use and dispose of any such Hazardous Substances in a safe and lawful manner and shall not allow such Hazardous Substances to contaminate the Premises or the environment. (G) Without limiting the above, Lessee agrees to reimburse, defend, indemnify and hold harmless the Lessor and each mortgagee of the Demised Premises from and against any and all liabilities, damages, claims, losses, judgments, causes of action, costs and expenses, including without limitation, loss of rental income, loss due to business interruption, and the reasonable fees and expenses of counsel which may be incurred by the Lessor or any such mortgagee or threatened against the Lessor or such mortgagee, arising out of or in any way connected with the use, manufacture, storage or disposal of Hazardous Substances by Lessee, its agents or contractors on, under or about the Premises including, without limitation, the costs of any required or necessary investigation, repair, cleanup or detoxification, and the preparation of any closure or other required plans in connection herewith, whether voluntary or compelled by governmental authority, or any breach by Lessee of the undertakings set forth in this Section. The indemnity obligations of Lessee under this clause shall survive any termination or expiration of the Lease. (H) Notwithstanding anything set forth in this Lease, Lessee shall only be responsible for contamination of Hazardous Substances or any cleanup resulting directly therefrom, resulting directly from matters occurring or Hazardous Substances deposited (other than by contractors, agents or representatives controlled by Lessor) during the Lease Term, and any other period of time during which Lessee is in actual or constructive occupancy of the Premises. Lessee shall take reasonable precautions to prevent the contamination of the Premises with Hazardous Substances by third parties. (I) It shall not be unreasonable for Lessor to withhold its consent to any proposed assignment or sublease if (i) the proposed assignee’s or sublessee’s anticipated use of the Premises involves the generation, storage, use, treatment or disposal of Hazardous Substances; (ii) the proposed assignee or sublessee has been required by any prior landlord, lender or governmental authority to take remedial action in connection with Hazardous Substances contaminating a property if the contamination resulted from such assignee’s or sublessee’s actions or use of the property in question; or (iii) the proposed assignee or sublessee is subject to an enforcement order issued by any governmental authority in connection with the use, disposal, or storage of a Hazardous Substance.

CARE AND REPAIR OF PREMISES/ENVIRONMENTAL. (a) Lessee shall Tenant covenants to commit no act of waste and shall to take good care of the Premises and the fixtures and appurtenances thereinthereon, and shall, in the use and occupancy of the Premises, conform to Premises comply with all laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Premises and with any and all environmental requirements resulting from the LesseeTenant's use of the Premises, ; this covenant to survive the expiration or sooner termination of the Lease. Lessor Landlord shall, subject to the same being included in Operating Costsat Tenant's expense, make all necessary repairs to the Premises. Landlord shall make all necessary repairs to the Common Facilities, Common Facilities to include the structural portions of the Building and to the assigned Building systems (including the heating, ventilating and air conditioning, electrical and plumbing lines) unless said systems service only the Premises, and to the parking areas, if any, except where the repair has been made necessary by misuse or neglect by Lessee Tenant or LesseeTenant's agents, servants, visitors or licensees, in which event Lessor Landlord shall nevertheless make the repair but Lessee Tenant shall pay to LessorLandlord, as Additional Rent, immediately upon demand, the costs cost therefor. All improvements made by Lessee Tenant to the Premises, which are so attached to the Premises that they cannot be removed without material injury to the Premises, shall become the property of Lessor Landlord upon installation, whether paid for in whole or in part by Tenant shall be and remain a part of the Premises and the property of Landlord. Not later than the last day of the Term, Lessee Tenant shall, at LesseeTenant's expense, remove all LesseeTenant's personal property and those improvements made by Lessee Tenant which have not become the property of LessorLandlord, including trade fixtures, cabinetwork, movable paneling, partitions and the like; like and repair all injury done by or in connection with the installation or removal of said property and improvements; and surrender the Premises in as good condition as they were at the beginning of the Term, reasonable wear and damage by fire, the elementselements casualty, casualty or other cause not due to the misuse or neglect by LesseeTenant, LesseeTenant's agents, servants, visitors or licensees licenses excepted. All other property of Lessee Tenant remaining on the Premises after the last day of the Term of this Lease shall be conclusively deemed abandoned and may be removed by LessorLandlord, and Lessee Tenant shall reimburse Lessor Landlord for the cost of such removal. Lessor Landlord may have any such property stored at LesseeTenant's risk and expense. ENVIRONMENTALTenant acknowledges the existence of environmental laws, rules and regulations, including but no limited to the provisions of ISRA, as hereinafter defined. Tenant shall comply with any and all such laws, rules and regulations. Tenant represents to Landlord that Tenant's Standard Industrial Classification (SIC) Number as designated in the Standard Industrial Classification Manual prepared by the Office of Management and Budget in the Executive Office of the President of the United States will not subject the Premises to ISRA applicability. Any change by Tenant to an operation with an SIC Number subject to ISRA shall require Landlord's written consent. Any such proposed change shall be sent in writing to Landlord sixty (60) days prior to the proposed change. Landlord, at its sole option, may deny consent. Tenant hereby agrees to execute such documents as Landlord reasonably deems necessary and to make such applications as Landlord reasonably requires to assure compliance with ISRA. Tenant shall bear all costs and expenses incurred by Landlord associated with any required ISRA compliance resulting from Tenant's use of the Demised Premises including but not limited to state agency fees, engineering fees, clean-up costs, filing fees and suretyship expenses. As used in this Lease, ISRA compliance shall include applications for determinations of nonapplicability by the appropriate governmental authority. The foregoing undertaking shall survive the termination or sooner expiration of the Lease and surrender of the Demised Premises and shall also survive sale, or lease or assignment of the Demised Premises by Landlord. Tenant agrees to indemnify and hold Landlord harmless from any violation of ISRA occasioned by Tenant's use of the Demised Premises. The Tenant shall immediately provide the Landlord with copies of all correspondence, reports, notices, orders, findings, declarations and other materials pertinent to the Tenant's compliance and the requirements of the New Jersey Department of Environmental Protection and Energy ("NJDEPE") under ISRA as they are issued or received by the Tenant.

CARE AND REPAIR OF PREMISES/ENVIRONMENTAL. (aA) Lessee shall covenants to commit no act of waste and shall to take good care of the Premises and the fixtures and appurtenances thereinthereon, and shall, in the use and occupancy of the Premises, conform to Premises comply with all laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Premises and Premises. Lessee shall also comply with any and all environmental requirements resulting from the Lessee's use of the Premises, ; this covenant to survive the expiration or sooner termination of the Lease. Notwithstanding the foregoing, provided Lessee is not in continuing default under this Lease beyond any notice and cure period and provided such is not prohibited under any mortgage or ground lease encumbering the Premises, Lessee shall have the right, at Lessee's expense, to contest the applicability or validity, in whole or in part, of any laws, codes, rules or regulations with which Lessee shall be required to comply hereunder and, so long as such proceeding is being conducted in good faith, with due diligence and in compliance with the requirements of any mortgage or ground lease encumbering the Premises (of which requirements Lessor shall have given Lessee written notice or, at Lessor's (i) Lessor shall be responsible for compliance with the provisions of ADA for all Common Facilities, exterior areas of the Building and any common areas within the Building (excluding Lessee Improvement Work); and (ii) Lessee shall be responsible for compliance with the provisions of ADA within the Premises and for all Lessee Improvement Work within or outside of the Premises. (B) Except for any repairs, maintenance or replacements necessitated by the act(s) or omission(s) of Lessor, its agents, servants, employees or contractors during the Term, Lessee shall, subject at its sole cost and expense, make all necessary non-structural repairs to the same being included Premises and Lessee Improvement Work. Lessee's obligation to repair shall not extend to repairs that are necessitated by a requirement to comply with laws that are the Lessor's obligation(s). Lessor shall keep in Operating Costsgood order and condition, and shall make all necessary repairs to the PremisesCommon Facilities, Common Facilities to include the structural portions of the Building (including the roof, common areas, exterior walls and exterior windows), to the parking areas, and to the assigned parking areasBuilding systems (including the heating, if anyventilating and air conditioning, electrical and plumbing lines and systems, except where that Lessor shall not be responsible for maintaining or repairing any Lessee Improvement Work, including, but not limited to any separate split system HVAC system (the "Split System") installed by Lessee to service all or a portion of the Premises). In the event that Lessee installs a Split System to service the Premises, Lessee shall (i) during the Term enter into and pay for a service/labor contract with an air conditioning and heating contractor reasonably acceptable to Lessor, and (ii) deliver to Lessor copies of all warranties covering such Split System and related work and, upon termination of this Lease, assign such unexpired warranties to Lessor. Notwithstanding the foregoing, the cost of all such repairs by Lessor shall be included, subject to the other terms and conditions of this Lease, as an Operating Cost (as defined in Paragraph 22A). Lessor will not be responsible for making a repair to any system or any utilities installed by Lessee, unless the repair is necessitated by Lessor's or Lessor's agent's, servant's, visitor's, employee's or licensee's negligence or willful misconduct. Where a repair required to be made by Lessor has been made necessary by misuse or neglect by Lessee or Lessee's agents, servants, visitors or licensees, in which event Lessor shall nevertheless make the repair repair, but Lessee shall pay to Lessor, as Additional Rent, immediately upon within thirty (30) days of demand, the costs reasonable cost therefor. . (C) All improvements made by Lessee to the PremisesPremises or Building (exclusive of any previously existing improvements located at the Building which are incorporated in those improvements made by Lessee to the Premises or Building), which are so attached to the PremisesPremises or Building that they cannot be removed without material injury to the Premises or Building (including, but not limited to the Split System), shall become the property of Lessor upon installationexpiration or earlier termination of the Lease, whether paid for in whole or in part by Lessee, and except for those improvements and alterations specifically identified as such on Exhibit E-1 hereto (the "Removable Improvements") shall be and remain a part of the Premises and Building and the property of Lessor. Not later than the last day of the Term, Lessee shall, at Lessee's sole cost and expense, (i) remove all Lessee's personal property property, the Removable Improvements and those improvements made by Lessee which have do not become the property of LessorLessor as aforesaid, including trade fixtures, cabinetwork, movable paneling, movable partitions and the like; (ii) repair all injury done by or in connection with the installation or removal of said property and improvementsimprovements (if any); and (iii) surrender the Premises in at least as good condition as they were at the beginning of the Term, reasonable wear and tear and damage by fire, the elements, casualty fire or other cause not due to casualty (other than that caused by the misuse willful or neglect by Lessee, unlawful misconduct of Lessee or Lessee's agents, servants, visitors employees or licensees visitors) excepted. All Notwithstanding anything to the contrary contained in this Lease, Lessee shall not be required, at or prior to the expiration or earlier termination of this Lease, to remove (i) computer access floors, standard construction partitions and standard ceilings; or (ii) pipes, wires, cables, conduit or the like from walls, ceilings or floors, provided that Lessee properly cuts, caps and disconnects same in a safe and lawful manner, flush with the applicable floor, wall or ceiling. Except as otherwise agreed upon in a writing signed by both Lessor and Lessee, all other property of Lessee remaining on the Premises after the last day of the Term of this Lease shall be conclusively deemed abandoned and may be removed by Lessor, and Lessee shall reimburse Lessor for the reasonable cost of such removal. Lessor may have any such property stored at Lessee's risk and reasonable expense. ENVIRONMENTAL. (i) In the event that Lessee is required to comply with the New Jersey Industrial Site Recovery Act, N.J.

CARE AND REPAIR OF PREMISES/ENVIRONMENTAL. (a) Lessee shall commit no act of waste and shall take good care of the Premises premises and the fixtures and appurtenances therein, and shall, in the use and occupancy of the Premises, conform to all laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Premises and with any and all environmental requirements resulting from the Lessee's ’s use of the Premises, this covenant to survive the expiration or sooner termination of the Lease. Lessor shall, subject to the same being included in Operating Costs, make all necessary repairs to the Premises, Common Facilities and to the assigned parking areas, if any, except where the repair has been made necessary by misuse or neglect by Lessee or Lessee's ’s agents, servants, visitors or licensees, in which event Lessor Lessee shall nevertheless make the repair but Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, the costs therefor. All improvements made by Lessee to the Premises, which are so attached to the Premises, shall become the property of Lessor upon installation. Not later than the last day of the Term, Lessee shall, at Lessee's ’s expense, remove all Lessee's ’s personal property and those improvements made by Lessee which have not become the property of Lessor, including trade fixtures, cabinetwork, movable paneling, partitions and the like; repair all injury done by or in connection with the installation or removal of said property and improvements; and surrender the Premises in as good condition as they were at the beginning of the Term, reasonable wear and tear and damage by fire, the elements, casualty or other cause not due to the misuse or neglect by Lessee, Lessee's ’s agents, servants, visitors or licensees excepted. All other property of Lessee remaining on the Premises after the last day of the Term of this Lease shall be conclusively deemed abandoned and may be removed by Lessor, and Lessee shall reimburse Lessor for the cost of such removal. Lessor may have any such property stored at Lessee's ’s risk and expense. ENVIRONMENTAL.

CARE AND REPAIR OF PREMISES/ENVIRONMENTAL. (a) Lessee shall covenants to commit no act of waste and shall to take good care of the Premises and the fixtures and appurtenances thereinthereon, and shall, in the use and occupancy of the Premises, conform to Premises comply with all laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Premises and with any an and all environmental requirements resulting from the Lessee's use of the Premises, ; this covenant to survive the expiration or sooner termination of the Lease. Lessor shall, subject to the same being included in Operating Costs, shall make all necessary repairs to the Premises. Such repairs shall be made at Lessee's expense, unless the need for the repairs arises from the negligence of Lessor or Lessor's agents, servants or licensees. Lessor shall warrant for one (1) year from the date of this lease the lighting fixtures and plumbing fixtures and shall make repairs at its cost and expense provided, however, that Lessee has not caused the repair due to its negligence and misuse. After the one (1) year warranty, the Tenant may at its cost and expense make any repairs to the premises with its contractors or licensees who must be approved prior to hiring by the Lessor. Lessor shall make all necessary repairs to the Common Facilities Facilities, to include the structural portions of the Building and to the assigned Building systems (including the heating, ventilating and air conditioning, electrical and plumbing lines) unless said systems service only the Premises, and to the parking areas, if any, the same to be included as an Operating Cost, except where the repair has been made necessary by misuse or neglect by Lessee or Lessee's agents, servants, visitors or licensees, in which event Lessor shall nevertheless make the repair but Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, the costs cost therefor. All improvements made by Lessee to the Premises, which are so attached to the Premises that they cannot be removed without material injury to the Premises, shall become the property of Lessor upon installation, whether paid for in whole or in part by Lessee shall be and remain a part of the Premises and the property of the Lessor. Not later than the last day of the Term, Lessee shall, at Lessee's expense, remove all Lessee's personal property and those improvements made by Lessee which have not become the property of Lessor, including trade fixtures, cabinetwork, movable paneling, partitions and the like; repair all injury done by or in connection with the installation or removal of said property and improvements; and surrender the Premises in as good condition as they were at the beginning of the Term, reasonable wear and damage by fire, the elements, casualty casualty, or other cause not due to the misuse or neglect by Lessee, Lessee's agents, servants, visitors or licensees excepted. All other property of Lessee remaining on the Premises after the last day of the Term of this Lease shall be conclusively deemed abandoned and may be removed by Lessor, Lessor and Lessee shall reimburse Lessor for the cost of such removal. Lessor may have any such property stored at Lessee's risk and expense. ENVIRONMENTAL.

CARE AND REPAIR OF PREMISES/ENVIRONMENTAL. (aA) Lessee shall covenants to commit no act of waste and shall to take good care of the Premises and the fixtures and appurtenances thereinthereon, and shall, in the use and occupancy of the Premises, conform to comply with all present and future laws, orders and regulations of the federalFederal, state State and municipal governments or any of their departments affecting the Premises and with any and all environmental requirements resulting from the Lessee's use of the Premises, ; this covenant to shall survive the expiration or sooner termination of the Lease. Lessor shall, subject Lessee shall make all necessary non-structural repairs to the same being included in Operating CostsPremises, and Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, the cost for any such necessary repairs. Lessor shall make all necessary repairs to the PremisesCommon Facilities, Common Facilities and to the assigned parking areas, if any, the Building systems and the Building structure, the same to be included as an Operating Cost pursuant to Section 25 herein, except where the repair has been made necessary by misuse misuse, overuse or neglect by Lessee or Lessee's agents, servants, visitors or licensees, in which event Lessor shall nevertheless make the repair but Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, the costs therefortherefor (net of any insurance proceeds which Lessor may receive on account of such repair). Lessor shall comply with all present and future laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Common Facilities, the same to be included as an Operating Cost, except where the need for such compliance has been made necessary by the specific manner of Lessee's use, in which case Lessor shall effect the compliance but Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, the costs thereof. All improvements made by Lessee to the Premises, which are so attached to the Premises that they cannot be removed without material injury to the Premises, shall become the property of Lessor upon installation. Not later than the last day of the Term, Lessee shall, at Lessee's expense, remove all Lessee's personal property and those improvements made by Lessee which have not become the property of Lessor, including trade fixtures, fixtures (other than built-in cabinetwork), movable paneling, partitions and the likepaneling partitions; repair all injury done by or in connection with the installation or removal of said property and improvements; cap or terminate all electrical and telephone connections at service entry panels as required by law; and surrender the Premises in as good condition as they were at the beginning of the Term, reasonable wear and damage by fire, the elements, casualty casualty, or other cause not due to the misuse or neglect by Lessee, Lessee's agents, servants, visitors or licensees excepted. All other property of Lessee remaining on the Premises after the last day of the Term of this Lease shall be conclusively deemed abandoned and may be removed by Lessor, and Lessee shall reimburse Lessor for the cost of such removal. Lessor may have any such property stored at Lessee's risk and expense. ENVIRONMENTALNotwithstanding the provisions in this Section, Lessee shall be responsible for installing and maintaining any additional HVAC systems that may be required due to Lessee's use of the Premises, as further provided for in Section 24(C). (B) Lessee agrees that it will not suffer, allow or permit any vibration, radiation, noise or odor to emanate from Premises, or any machine or other installation therein, or otherwise suffer, allow or permit the same to constitute a nuisance or otherwise unreasonably interfere with (i) the safety, comfort or convenience of Lessor or any of the other occupants of the Building of which the Premises forms a part; (ii) their customers, agents or invitees or others lawfully in or upon said premises. Upon notice by Lessor to Lessee that any of the aforesaid is occurring, Lessee shall forthwith (but in all events within five (5) days) install sound proofing and take such other steps, including, without limitation, the installation of filters, vents, vibration eliminators, false ceilings and noise barriers, as are required to prevent vibration, noise and odors from annoying the other tenants of the Building. Lessee shall submit to Lessor a plan of the steps to be taken to prevent such conditions for Lessor' approval, and shall complete all work in accordance with such plan, if approved, prior to commencement of business. If the steps taken to eliminate such conditions, whether or not previously approved by Lessor, shall be deemed unsatisfactory to Lessor, Lessor may give notice specifying changes, alterations or repairs to be made at Lessee's sole cost and expense. If such changes, alterations or repairs are not completed within thirty (30) days of such notice as specified by Lessor, Lessor may, at its sole discretion, either (i) cure such condition and thereafter add the cost and expenses incurred by Lessor therefore as Additional Rent to the next monthly installment of Fixed Rent to become due; or (ii) treat such failure to eliminate such conditions as a material default hereunder. (C) Lessee hereby agrees to execute such documents as Lessor reasonably deems necessary and to make such applications as Lessor reasonably requires to assure compliance with ISRA with respect to Lessee's operations at the Premises, as that term is hereinafter defined. Lessee shall bear all costs and expenses incurred by Lessor associated with any required ISRA compliance resulting from Lessee's use of the Demised Premises including but not limited to State agency fees, engineering fees, clean-up costs, filing fees and suretyship expenses. As used in this Lease, ISRA compliance shall include applications for determinations of non-applicability by the appropriate governmental authority. The foregoing undertaking shall survive the termination or sooner expiration of the Lease and surrender of the Demised Premises and shall also survive sale, or lease or assignment of the Demised Premises by Lessor. Lessee agrees to indemnify and hold Lessor harmless from any violation of ISRA occasioned by Lessee's use of the Demised Premises. The Lessee shall immediately provide the Lessor with copies of all correspondence, reports, notices, orders, findings, declarations and other materials pertinent to the Lessee's compliance and the requirements of the New Jersey Department of Environmental Protection ("NJDEP") under ISRA as they are issued or received by the Lessee. (D) Lessee agrees not to generate, store, manufacture, refine, transport, treat, dispose of, or otherwise permit to be present on or about the Demised Premises, any Hazardous Substances. As used herein, Hazardous Substances shall be defined as any "HAZARDOUS CHEMICAL," "HAZARDOUS SUBSTANCE" or similar term as defined in the Comprehensive Environmental Responsibility Compensation and Liability Act, as amended (42 U.S.C. 9.0l et seq.), the New Jersey Environmental Cleanup Responsibility Act, as amended, N.J.

CARE AND REPAIR OF PREMISES/ENVIRONMENTAL. (aA) Lessee shall covenants to commit no act of waste and shall to take good care of the Premises and the fixtures and appurtenances thereinthereon, and shall, in the use and occupancy of the Premises, conform to comply with all present and future laws, orders and regulations of the federalFederal, state State and municipal governments or any of their departments affecting the Premises and with any and all environmental requirements resulting from the Lessee's use of the Premises, ; this covenant to survive the expiration or sooner termination of the Lease. Lessor shall, subject to the same being included in Operating Costsat Lessee's expense, make all necessary repairs to the Premises, . Lessor shall make all necessary repairs to the Common Facilities and to the assigned parking areas, if any, the same to be included as an Operating Cost pursuant to Section 25 herein, except where the repair has been made necessary by misuse or neglect by Lessee or Lessee's agents, servants, visitors or licensees, in which event Lessor shall nevertheless make the repair but Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, the costs therefor. All improvements made by Lessee to the Premises, which are so attached to the Premises that they cannot be removed without material injury to the Premises, shall become the property of Lessor upon installation. Not later than the last day of the Term, Lessee shall, at Lessee's expense, remove all Lessee's personal property and those improvements made by Lessee which have not become the property of Lessor, including trade fixtures, cabinetwork, movable paneling, partitions and the like; repair all injury done by or in connection with the installation or removal of said property and improvements; and surrender the Premises in as good condition as they were at the beginning of the Term, reasonable wear and damage by fire, the elements, casualty casualty, or other cause not due to the misuse or neglect by Lessee, Lessee's agents, servants, visitors or licensees excepted. All other property of Lessee remaining on the Premises after the last day of the Term of this Lease shall be conclusively deemed abandoned and may be removed by Lessor, and Lessee shall reimburse Lessor for the cost of such removal. Lessor may have any such property stored at Lessee's risk and expense. (B) Lessee acknowledges the existence of environmental laws, rules and regulations, including but not limited to the provisions of ISRA, as hereinafter defined. ENVIRONMENTALLessee shall comply with any and all such laws, rules and regulations. Lessee represents to Lessor that Lessee's Standard Industrial Classification (SIC) Number as designated in the Standard Industrial Classifications Manual prepared by the Office of Management and Budget in the Executive Office of the President of the United States will not subject the Demised Premises to ISRA applicability. Any change by Lessee to an operation with an SIC Number subject to ISRA shall require Lessor's written consent. Any such proposed change shall be sent in writing to Lessor sixty (60) days prior to the proposed change. Lessor, at its sole option, may deny consent. (C) Lessee hereby agrees to execute such documents as Lessor reasonably deems necessary and to make such applications as Lessor reasonably requires to assure compliance with ISRA. Lessee shall bear all costs and expenses incurred by Lessor associated with any required ISRA compliance resulting from Lessee's use of the Demised Premises including but not limited to State agency fees, engineering fees, clean-up costs, filing fees and suretyship expenses. As used in this Lease, ISRA compliance shall include applications for determinations of nonapplicability by the appropriate governmental authority. The foregoing undertaking shall survive the termination or sooner expiration of the Lease and surrender of the Demised Premises and shall also survive sale, or lease or assignment of the Demised Premises by Lessor. Lessee agrees to indemnify and hold Lessor harmless from any violation of ISRA occasioned by Lessee's use of the Demised Premises. The Lessee shall immediately provide the Lessor with copies of all correspondence, reports, notices, orders, findings, declarations and other materials pertinent to the Lessee's compliance and the requirements of the New Jersey Department of Environmental Protection ("NJDEP") under ISRA as they are issued or received by the Lessee. (D) Lessee agrees not to generate, store, manufacture, refine, transport, treat, dispose of, or otherwise permit to be present on or about the Demised Premises, any Hazardous Substances. As used herein, Hazardous Substances shall be defined as any "hazardous chemical," "hazardous substance" or similar term as defined in the Comprehensive Environmental Responsibility Compensation and Liability Act, as amended (42 U.S.C. 9601, et seq.), the New Jersey Environmental Cleanup Responsibility Act, as amended, N.J.

CARE AND REPAIR OF PREMISES/ENVIRONMENTAL. (a) Lessee shall commit no act of waste and shall take good care of the Premises and the fixtures and appurtenances therein, and shall, in the use and occupancy of the Premises, conform to all laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Premises and with any and all environmental requirements resulting from the Lessee's particular use of the Premises, this covenant to survive the expiration or sooner termination of the Lease. Notwithstanding anything to the contrary contained in this Lease, Lessee shall not be required to make any repairs, alterations or modifications to the Premises as a result of any laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Premises unless the need for such repairs, alterations or modifications arises from the particular manner in which Lessee uses the Premises, and repairs, alterations or modifications to the Premises as a result of any laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Premises which are required of all owners and tenants generally, and do not arise from the particular manner in which an owner or tenant uses its premises, shall be undertaken by and at the sole cost and expense of Lessor and same may be included in Operating Costs pursuant to Article 23 of this Lease. Lessor shall, subject to the same being included in Operating CostsCosts (except as expressly excluded in the immediately preceding sentence.), make all necessary repairs to the Premises, Common Facilities and to the assigned parking areas, if any, except where the repair has been made necessary by misuse or neglect by Lessee or Lessee's agents, servants, visitors or licensees, in which event Lessor shall nevertheless make the repair but Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, the costs therefor. All improvements made by Lessee to the Premises, which are so attached to the Premises, shall become the property of Lessor upon installation. Not later than the last day of the Term, Lessee shall, at Lessee's expense, remove all Lessee's personal property and those improvements made by Lessee which have not become the property of Lessor, including trade fixtures, cabinetwork, movable paneling, partitions and the like; repair all injury done by or in connection with the installation or removal of said property and improvements; and surrender the Premises in as good condition as they were at the beginning of the Term, reasonable wear and damage by fire, the elements, casualty or other cause not due to the misuse or neglect by Lessee, Lessee's agents, servants, visitors or licensees exceptedexcepted and excluding maintenance and repairs required to be undertaken by Lessor. All other property of Lessee remaining on the Premises after the last day of the Term of this Lease shall be conclusively deemed abandoned and may be removed by Lessor, and Lessee shall reimburse Lessor for the cost of such removal. Lessor may have any such property stored at Lessee's risk and expense. ENVIRONMENTAL

CARE AND REPAIR OF PREMISES/ENVIRONMENTAL. (a) Lessee shall commit no act of waste and shall take good care of the Premises and the fixtures and appurtenances therein, and shall, in the use and occupancy of the Premises, conform to all laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Premises and with any and all environmental requirements resulting from the Lessee's use of the Premises, this covenant to survive the expiration or sooner termination of the Lease. Lessor shall, subject to the same being included in Operating Costs, make all necessary repairs to the Premises, Common Facilities and to the assigned parking areas, if any, except where the repair has been made necessary by misuse or neglect by Lessee or Lessee's agents, servants, visitors or licensees, in which event Lessor shall nevertheless make the repair but Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, the costs therefor. All improvements made by Lessee to the Premises, which are so attached to the Premises, shall become the property of Lessor upon installation. Not later than the last day of the Term, Lessee shall, at Lessee's expense, remove all Lessee's personal property and those improvements made by Lessee which have not become the property of Lessor, including trade fixtures, cabinetwork, movable paneling, partitions and the like; repair all injury done by or in connection with the installation or removal of said property and improvements; and surrender the Premises in as good condition as they were at the beginning of the Term, reasonable wear and tear and damage by fire, the elements, casualty or other cause not due to the misuse or neglect by Lessee, Lessee's agents, servants, visitors or licensees excepted. All other property of Lessee remaining on the Premises after the last day of the Term of this Lease shall be conclusively deemed abandoned and may be removed by Lessor, and Lessee shall reimburse Lessor for the cost of such removal. Lessor may have any such property stored at Lessee's risk and expense. ENVIRONMENTAL

CARE AND REPAIR OF PREMISES/ENVIRONMENTAL. (a) Lessee shall commit no act of waste and shall take good care of the Premises and the fixtures and appurtenances therein, and shall, in the use and occupancy of the Premises, conform to all laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Premises and with any and all environmental requirements resulting from the Lessee's use of the Premises, this covenant to survive the expiration or sooner termination of the Lease. Lessor shall, subject to the same being included in Operating Costs, make all necessary repairs to the Premises, Common Facilities and to the assigned parking areas, if any, except where the repair has been made necessary by misuse or neglect by Lessee or Lessee's agents, servants, visitors or licensees, in which event Lessor shall nevertheless make the repair but Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, the costs therefor. All improvements made by Lessee to the Premises, which are so attached to the Premises, shall become the property of Lessor upon installation. Not later than the last day of the Term, Lessee shall, at Lessee's expense, remove all Lessee's personal property and those improvements made by Lessee which have not become the property of Lessor, including trade fixtures, cabinetwork, movable paneling, partitions and the like; repair all injury done by or in connection with the installation or removal of said property and improvements; and surrender the Premises in as good condition as they were at the beginning of the Term, reasonable wear and damage by fire, the elements, casualty or other cause not due to the misuse or neglect by Lessee, Lessee's agents, servants, visitors or licensees excepted. All other property of Lessee remaining on the Premises after the last day of the Term of this Lease shall be conclusively deemed abandoned and may be removed by Lessor, and Lessee shall reimburse Lessor for the cost of such removal. Lessor may have any such property stored at Lessee's risk and expense. ENVIRONMENTALENVIRONMENTAL -------------

CARE AND REPAIR OF PREMISES/ENVIRONMENTAL. (a) Lessee shall commit no act of waste and shall take good care of the Premises and the fixtures and appurtenances therein, and shall, in the use and occupancy of the Premises, conform to all laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Premises and with any and all environmental requirements resulting from the Lessee's particular use of the Premises, this covenant to survive the expiration or sooner termination of the Lease. Notwithstanding anything to the contrary contained in the Lease, Lessee shall not be required to make any repairs, alterations or modifications to the Premises as a result of any laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Premises unless the need for such repairs, alterations or modifications arises from the particular manner in which Lessee uses the Premises, and repairs, alterations or modifications to the Premises as a result of any laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Premises which are required of all owners and tenants generally, and do not arise from the particular manner in which an owner or tenant uses its premises, shall be undertaken by and at the sole cost and expense of Lessor and same may be included in Operating Costs pursuant to Article 23 of this Lease. Lessor shall, subject to the same being included in Operating CostsCosts (except as expressly excluded in the immediately preceding sentence), make all necessary repairs to the Premises, Common Facilities and to the assigned parking areas, if any, except where the repair has been made necessary by misuse or neglect by Lessee or Lessee's agents, servants, visitors or licensees, in which event Lessor shall nevertheless make the repair but Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, the costs therefor. All improvements made by Lessee to the Premises, which are so attached to the Premises, shall become the property of Lessor upon installation. Not later than the last day of the Term, Lessee shall, at Lessee's expense, remove all Lessee's personal property and those improvements made by Lessee which have not become the property of Lessor, including trade fixtures, cabinetwork, movable paneling, partitions and the like; repair all injury done by or in connection with the installation or removal of said property and improvements; and surrender the Premises in as good condition as they were at the beginning of the Term, reasonable wear and damage by fire, the elements, casualty or other cause not due to the misuse or neglect by Lessee, Lessee's agents, servants, visitors or licensees excepted. All other property of Lessee remaining on the Premises after the last day of the Term of this Lease shall be conclusively deemed abandoned and may be removed by Lessor, and Lessee shall reimburse Lessor for the cost of such removal. Lessor may have any such property stored at Lessee's risk and expense. ENVIRONMENTAL

CARE AND REPAIR OF PREMISES/ENVIRONMENTAL. (a) Lessee shall commit no act of waste and shall take good care of the Premises and the fixtures and appurtenances therein, and shall, in the use and occupancy of the Premises, conform to all laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Premises (except for those laws, orders and regulations of the federal, state and municipal governments or any other of their departments affecting the Premises that Lessor has agreed to comply with such in accordance with this Lease, including those described in Paragraph 19 of Exhibit C) and with any and all environmental requirements resulting from the Lessee's ’s use of the Premises, this covenant to survive the expiration or sooner termination of the Lease. Lessor shall, subject to the same being included in Operating Costs, make all necessary repairs to the Premises, Common Facilities and to the assigned parking areas, if any, except where the repair to the Premises has been made necessary by misuse or neglect by Lessee or Lessee's ’s agents, servants, visitors or licensees, in which event Lessor shall nevertheless make the repair (if Lessee refuses to do so after Lessee is requested to make such repair) but Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, the costs therefor. All improvements made by Lessee or on Lessee’s behalf to the Premises, which are so attached to the Premises, shall become the property of Lessor upon installationinstallation (other than the UPS unit that Lessee shall install at its sole expense). Not later than the last day of the Term, Lessee shall, at Lessee's ’s expense, remove all Lessee's ’s personal property and those improvements made by Lessee which have not become the property of Lessor, including trade fixtures, cabinetwork, movable paneling, furniture partitions and the likelike and Lessee shall be entitled to remove the UPS unit that Lessee installed if Lessee so elects, provided that Lessee shall restore the affected areas to the condition existing prior to the installation of the UPS unit; repair all injury done by or in connection with the installation or removal of said property and improvements; and surrender the Premises in as good condition as they were at the beginning of the Term, reasonable wear and tear and damage by fire, the elements, casualty or other cause not due to the misuse or neglect by Lessee, Lessee's ’s agents, servants, visitors or licensees excepted. All other property of Lessee remaining on the Premises after the last day of the Term of this Lease shall be conclusively deemed abandoned and may be removed by Lessor, and Lessee shall reimburse Lessor for the cost of such removal. Lessor may have any such property stored at Lessee's ’s risk and expense. ENVIRONMENTAL.

CARE AND REPAIR OF PREMISES/ENVIRONMENTAL. (aA) Lessee shall covenants to commit no act of waste and shall to take good care of the Premises and the fixtures and appurtenances thereinthereon, and shall, in the use and occupancy of the Premises, conform to comply with all present and future laws, orders and regulations of the federalFederal, state State and municipal governments or any of their departments affecting the Premises and with any and all environmental requirements resulting from the Lessee's use of the Premises, ; this covenant to shall survive the expiration or sooner termination of the Lease. Lessor shall, subject Lessee shall make all necessary non-structural repairs to the same being included in Operating CostsPremises, and Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, the cost for any such necessary repairs. Lessor shall make all necessary repairs to the PremisesCommon Facilities, Common Facilities and to the assigned parking areas, if any, the Building systems and the Building structure, the same to be included as an Operating Cost pursuant to Section 25 herein, except where the repair has been made necessary by misuse misuse, overuse or neglect by Lessee or Lessee's agents, servants, visitors or licensees, in which event Lessor shall nevertheless make the repair but Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, the costs therefortherefor (net of any insurance proceeds which Lessor may receive on account of such repair). Lessor shall comply with all present and future laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Common Facilities, the same to be included as an Operating Cost, except where the need for such compliance has been made necessary by the specific manner of Lessee's use, in which case Lessor shall effect the compliance but Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, the costs thereof. All improvements made by Lessee to the Premises, which are so attached to the Premises that they cannot be removed without material injury to the Premises, shall become the property of Lessor upon installation. Not later than the last day of the Term, Lessee shall, at Lessee's expense, remove all Lessee's personal property and those improvements made by Lessee which have not become the property of Lessor, including trade fixtures, fixtures (other than built-in cabinetwork), movable paneling, partitions and the likepaneling partitions; repair all injury done by or in connection with the installation or removal of said property and improvements; cap or terminate all electrical and telephone connections at service entry panels as required by law; and surrender the Premises in as good condition as they were at the beginning of the Term, reasonable wear and damage by fire, the elements, casualty casualty, or other cause not due to the misuse or neglect by Lessee, Lessee's agents, servants, visitors or licensees excepted. All other property of Lessee remaining on the Premises after the last day of the Term of this Lease shall be conclusively deemed abandoned and may be removed by Lessor, and Lessee shall reimburse Lessor for the cost of such removal. Lessor may have any such property stored at Lessee's risk and expense. ENVIRONMENTALNotwithstanding the provisions in this Section, Lessee shall be responsible for installing and maintaining any additional HVAC systems that may be required due to Lessee's use of the Premises, as further provided for in Section 24(C). (B) Lessee agrees that it will not suffer, allow or permit any vibration, radiation, noise or odor to emanate from Premises, or any machine or other installation therein, or otherwise suffer, allow or permit the same to constitute a nuisance or otherwise unreasonably interfere with (i) the safety, comfort or convenience of Lessor or any of the other occupants of the Building of which the Premises forms a part; (ii) their customers, agents or invitees or others lawfully in or upon said premises. Upon notice by Lessor to Lessee that any of the aforesaid is occurring, Lessee shall forthwith (but in all events within five (5) days) install sound proofing and take such other steps, including, without limitation, the installation of filters, vents, vibration eliminators, false ceilings and noise barriers, as are required to prevent vibration, noise and odors from annoying the other tenants of the Building. Lessee shall submit to Lessor a plan of the steps to be taken to prevent such conditions for Lessor' approval, and shall complete all work in accordance with such plan, if approved, prior to commencement of business. If the steps taken to eliminate such conditions, whether or not previously approved by Lessor, shall be deemed unsatisfactory to Lessor, Lessor may give notice specifying changes, alterations or repairs to be made at Lessee's sole cost and expense. If such changes, alterations or repairs are not completed within thirty (30) days of such notice as specified by Lessor, Lessor may, at its sole discretion, either (i) cure such condition and thereafter add the cost and expenses incurred by Lessor therefore as Additional Rent to the next monthly installment of Fixed Rent to become due; or (ii) treat such failure to eliminate such conditions as a material default hereunder. (C) Lessee hereby agrees to execute such documents as Lessor reasonably deems necessary and to make such applications as Lessor reasonably requires to assure compliance with ISRA with respect to Lessee's operations at the Premises, as that term is hereinafter defined. Lessee shall bear all costs and expenses incurred by Lessor associated with any required ISRA compliance resulting from Lessee's use of the Demised Premises including but not limited to State agency fees, engineering fees, clean-up costs, filing fees and suretyship expenses. As used in this Lease, ISRA compliance shall include applications for determinations of non-applicability by the appropriate governmental authority. The foregoing undertaking shall survive the termination or sooner expiration of the Lease and surrender of the Demised Premises and shall also survive sale, or lease or assignment of the Demised Premises by Lessor. Lessee agrees to indemnify and hold Lessor harmless from any violation of ISRA occasioned by Lessee's use of the Demised Premises. The Lessee shall immediately provide the Lessor with copies of all correspondence, reports, notices, orders, findings, declarations and other materials pertinent to the Lessee's compliance and the requirements of the New Jersey Department of Environmental Protection ("NJDEP") under ISRA as they are issued or received by the Lessee. (D) Lessee agrees not to generate, store, manufacture, refine, transport, treat, dispose of, or otherwise permit to be present on or about the Demised Premises, any Hazardous Substances. As used herein, Hazardous Substances shall be defined as any "HAZARDOUS CHEMICAL," "HAZARDOUS substance" or similar term as defined in the Comprehensive Environmental Responsibility Compensation and Liability Act, as amended (42 U.S.C. 9.0l et seq.), the New Jersey Environmental Cleanup Responsibility Act, as amended, N.J.

CARE AND REPAIR OF PREMISES/ENVIRONMENTAL. (a) Lessee shall covenants to commit no act of waste and shall to take good care of the Premises and the fixtures and appurtenances therein, and shall, in the use and occupancy of the Premises, conform to comply with all laws, orders and regulations of the federal, state and municipal governments or any of their departments affecting the Premises premises and with any and all environmental requirements resulting from the Lessee's use of the Premises, this covenant to survive the expiration or sooner termination of the Lease. Lessor shall, subject to the same being included in Operating Costs, shall make all necessary repairs to the Premises, . Lessor shall make all necessary repairs to the Common Facilities and to the assigned parking areas, if any, the same to be included as an Operating Cost, except where the repair has been made necessary by misuse or neglect by Lessee or Lessee's agents, servants, visitors or licensees, in which event Lessor shall nevertheless make the repair but Lessee shall pay to Lessor, as Additional Rent, immediately upon demand, thirty (30) day demand the reasonable costs therefor. All improvements made by Lessee to the Premises, which are so attached to the Premises that they cannot be removed without material injury to the Premises, shall become the property of Lessor upon installationexcluding the audio, video and data conferencing equipment of the Lessee which shall be removed by Lessee at the end of the term. Not later than ten (10) days following the last day of the Termterm, Lessee shall, at Lessee's expense, remove all Lessee's personal property and those improvements made by Lessee which have not become the property of Lessor, including trade fixtures, cabinetwork, movable paneling, partitions and the like; repair all injury done by or in connection with the installation or removal of said property and improvements; and surrender the Premises in as good condition as they were at the beginning of the Termterm, reasonable wear and damage by fire, the elements, casualty casualty, or other cause not due to the misuse or neglect by Lessee, Lessee's agents, servants, visitors or licensees excepted. All other property of Lessee remaining on the Premises ten (10) days after the last day of the Term term of this Lease shall be conclusively deemed abandoned and may be removed by Lessor, and Lessee shall reimburse Lessor for the cost of such removal. Lessor may have any such property stored at Lessee's risk and expense. ENVIRONMENTALLessee acknowledges the existence of environmental laws, rules and regulations (the "Environmental Laws"). Lessee hereby agrees to execute such documents as Lessor reasonably deems necessary and to make such applications as Lessor reasonably requires to assure compliance with all Environmental Laws. Lessee shall bear all costs and expenses incurred by Lessor associated with any required Environmental Laws compliance resulting from Lessee's use of the Demised Premises including but not limited to state agency fees, engineering fees, clean-up costs, filing fees and suretyship expenses. As used in this Lease, such compliance shall include applications for determinations of nonapplicability by the appropriate governmental authority. The foregoing undertaking shall survive the termination or sooner expiration of the Lease and surrender of the Demised Premises and shall also survive sale, or lease or assignment of the Demised Premises by Lessor. Lessee agrees to indemnify and hold Lessor harmless from any violation of Environmental Laws occasioned by Lessee's use of the Demised Premises. The Lessee shall immediately provide the Lessor with copies of all correspondence, reports, notices, orders, findings, declarations and other materials pertinent to the Lessee's compliance and the requirements of the New Jersey Department of Environmental Protection and Energy ("NJDEPE") under any Environmental Laws as they are issued or received by the Lessee.