Common use of Improvements; Alterations Clause in Contracts

Improvements; Alterations. Landlord will afford Tenant an allowance of $30.00 per rentable square foot to cover the cost of certain non-structural, tenant improvements, including all architectural related fees, to be made to the Premises by Tenant, as more particularly described in the Workletter. The cost of any tenant improvements and all fees and expenses relating thereto in excess of the amount of said allowance shall be borne and paid for by Tenant. Landlord will enter into a contract with the general contractor to perform the alterations and tenant improvements. No other alterations or physical additions in or to the Premises may be made without Landlord's prior written consent. Landlord may withhold its consent to any alteration or addition that could affect the Building's structure or its HVAC, plumbing, electrical or mechanical systems. Tenant may not paint or install lighting, signs, window or door lettering, or advertising media of any type on or about the Premises without the prior written consent of Landlord. Landlord may withhold its consent to any such painting or installation which could affect the appearance of the exterior of the Building or of any common areas of the Building. All alterations, additions, and improvements installed in the Premises must be (i) performed at Tenant's expense and only in accordance with plans and specifications which have been previously submitted to and approved in writing by Landlord, and (ii) constructed, maintained and used by Tenant at its own risk and expense in accordance with all laws. Landlord's approval of the plans and specifications is not a representation by Landlord that such alterations, additions, or improvements comply with any law. Prior to commencing any work, Tenant agrees to pay to Landlord a supervisory and administrative fee equal to five percent (5%) of the cost of any alterations, additions or improvements performed by Tenant subsequent to the tenant improvements described in the Workletter. Tenant agrees that it will remove or cause its contractor(s) to remove all waste and debris from the Premises upon the completion of any alterations, additions or improvements.

Improvements; Alterations. Landlord will afford Tenant an allowance of $30.00 per rentable square foot to cover the cost of certain non-structural, tenant improvements, including all architectural related fees, to be made Except as described in Exhibit D attached hereto or as hereafter provided: (a) improvements to the Premises by Tenant, as more particularly described in the Workletter. The cost of any tenant improvements and all fees and expenses relating thereto in excess of the amount of said allowance shall be borne and paid for by Tenant. Landlord will enter into a contract with the general contractor to perform the alterations and tenant improvements. No other alterations or physical additions in or to the Premises may be made without Landlord's prior written consent. Landlord may withhold its consent to any alteration or addition that could affect the Building's structure or its HVAC, plumbing, electrical or mechanical systems. Tenant may not paint or install lighting, signs, window or door lettering, or advertising media of any type on or about the Premises without the prior written consent of Landlord. Landlord may withhold its consent to any such painting or installation which could affect the appearance of the exterior of the Building or of any common areas of the Building. All alterations, additions, and improvements installed in the Premises must be (i) performed at Tenant's ’s expense and only in accordance with plans and specifications which have been previously submitted to and approved in writing by Landlord, which approval shall be governed by the provisions set forth in this Section 8(a) (b) no alterations or physical additions in or to the Premises may be made without Landlord’s prior written consent; and (iic) Tenant shall not paint or install lighting or decorations, signs, window or door lettering, or advertising media of any type visible from the exterior of the Premises without the prior written consent of Landlord. Landlord’s consent or approval as provided herein shall not be unreasonably withheld or delayed and such consent shall be deemed to have been given if Landlord does not respond to Tenant’s request for approval within ten (10) business days after receipt ther eof from Tenant; however, Landlord may withhold its consent to any alteration or addition that would adversely affect (in the reasonable discretion of Landlord) (1) the Building’s Structure or the Building’s Systems (including the Building’s restrooms or mechanical rooms), (2) the exterior appearance of the Building, (3) the appearance of the Building’s common areas, or (4) the provision of services to other Building occupants. All alterations, additions, and improvements shall be constructed, maintained maintained, and used by Tenant Tenant, at its own risk and expense expense, in accordance with all laws. Laws; Landlord's ’s consent to or approval of the plans and specifications is not a representation by Landlord that such alterations, additions, or improvements comply with any law. Prior to commencing any work, Tenant agrees to pay to Landlord a supervisory and administrative fee equal to five percent (5%) of the cost of any alterations, additions or improvements performed (or the plans therefor) shall not constitute a representation or warranty by Landlord, nor Landlord’s acceptance, that the same comply with sound architectural and/or engineering practices or with all applicable Laws. and Tenant subsequent shall be solely responsible for ensuring all such compliance Notwithstanding anything herein to the tenant improvements described contrary, (i) Tenant shall have the right to make alterations to the Premises without obtaining Landlord’s prior consent provided that the cost of such alterations does not exceed Twenty-Five Thousand and No/100 Dollars ($25,000.00) in any one instance (and not more than One Hundred Thousand and No/100 Dollars ($100,000.00) in the Workletter. Tenant agrees that it will remove aggregate during any 12-month period), and such alterations do not adversely affect (in the reasonable discretion of Landlord) (1) the Building’s Structure or cause its contractor(sthe Building’s Systems (including the Building’s restrooms or mechanical rooms), (2) the exterior appearance of the Building, (3) the appearance of the Building’s common areas, or (4) the provision of services to remove all waste other Building occupants: and debris from (ii) Landlord’s consent shall not be required with respect to minor cosmetic changes to the interior of the Premises upon (such as changing carpets floor coverings, wall coverings and paint). To the completion extent applicable, Tenant shall provide Landlord with final as-built plans detailing any alterations or additions installed by Tenant, regardless of any alterations, additions or improvementswhether Landlord’s prior consent was required.

Improvements; Alterations. Landlord will afford Tenant an allowance of $30.00 per rentable square foot to cover the cost of certain non-structural, tenant improvements, including all architectural related fees, to be made Improvements to the Premises by Tenant, as more particularly described in the Workletter. The cost of any tenant improvements and all fees and expenses relating thereto in excess of the amount of said allowance shall be borne installed at the expense of Tenant only in accordance with plans and paid for specifications which have been previously submitted to and approved in writing by TenantLandlord, which approval shall not be unreasonably withheld, conditioned or delayed. Landlord will enter into a contract with After the general contractor to perform the alterations and tenant improvements. No other initial Tenant improvements are made, no alterations or physical additions in or to the Premises may be made without Landlord's ’s prior written consent. Landlord may withhold its , which consent to any alteration shall not be unreasonably withheld, conditioned or addition that could affect the Building's structure or its HVAC, plumbing, electrical or mechanical systemsdelayed. Tenant may shall not paint or install lightinglighting or decorations, signs, window or door lettering, or advertising media of any type on or about the Premises without the prior written consent of Landlord. Landlord may withhold its , which consent to any such painting shall not be unreasonably withheld, conditioned or installation which could affect the appearance of the exterior of the Building or of any common areas of the Buildingdelayed. All alterations, additions, or improvements (whether temporary or permanent in character, and including without limitation all air-conditioning equipment and all other equipment that is in any manner connected to the Building’s plumbing system) made in or upon the Premises, either by Landlord or Tenant, shall be Landlord’s property at the end of the Term and shall remain on the Premises without compensation to Tenant. Notwithstanding the foregoing, Tenant shall have the right to make non-structural alterations to the Premises so long as (i) they do not affect any Building systems such as mechanical, electrical or plumbing systems (ie movement of a wall likely affects HVAC systems and would require Landlord approval), (ii) they do not exceed a cost of $20,000, and (iii) Tenant gives Landlord fifteen (15) days prior written notice of Tenant’s intention of constructing such improvements installed including a description of the improvements to be installed. Approval by Landlord of any of Tenant’s drawings and plans and specifications prepared in connection with any improvements in the Premises must be (i) performed at Tenant's expense and only in accordance with shall not constitute a representation or warranty of Landlord as to the adequacy or sufficiency of such drawings, plans and specifications specifications, or the improvements to which have been previously submitted they relate, for any use, purpose, or condition, but such approval shall merely be the consent of Landlord as required hereunder. Notwithstanding anything in this Lease to and approved in writing by Landlordthe contrary, Tenant shall be responsible for the cost of all work required to comply with the retrofit requirements of the Americans with Disabilities Act of 1990, and (ii) constructedall rules, maintained regulations, and used guidelines promulgated thereunder, as the same may be amended from time to time, necessitated by Tenant at its own risk and expense in accordance with all laws. Landlord's approval of the plans and specifications is not a representation by Landlord that such alterationsany installations, additions, or improvements alterations made in or to the Premises at the request of or by Tenant or by Tenant’s use of the Premises (other than retrofit work whose cost has been particularly identified as being payable by Landlord in an instrument signed by Landlord and Tenant), regardless of whether such cost is incurred in connection with retrofit work required in the Premises (including the Work described in Exhibit D) or in other areas of the Building. Landlord represents that, to Landlord’s knowledge, the Project complies and/or will comply with any law. Prior to commencing any work, Tenant agrees to pay to Landlord a supervisory all Federal ADA and administrative fee equal to five percent TAS standards in all material respects as well as all other current (5%) as of the cost of any alterationsdate hereof) governmental regulations, additions or improvements performed by Tenant subsequent in all material respects, that apply to the tenant improvements described in the Workletter. Tenant agrees that it will remove or cause its contractor(s) to remove all waste and debris from the Premises upon the completion of any alterations, additions or improvementssimilar office building projects.

Improvements; Alterations. Landlord will afford Tenant an allowance of $30.00 per rentable square foot to cover the cost of certain non-structural, tenant improvements, including all architectural related fees, to be made Improvements and alterations to the Premises by Tenant, as more particularly described in the Workletter. The cost of any tenant improvements and all fees and expenses relating thereto in excess of the amount of said allowance shall be borne and paid for by Tenant. Landlord will enter into a contract with installed or made at the general contractor to perform the alterations and tenant improvements. No other alterations or physical additions in or to the Premises may be made without Landlord's prior written consent. Landlord may withhold its consent to any alteration or addition that could affect the Building's structure or its HVAC, plumbing, electrical or mechanical systems. expense of Tenant may not paint or install lighting, signs, window or door lettering, or advertising media of any type on or about the Premises without the prior written consent of Landlord. Landlord may withhold its consent to any such painting or installation which could affect the appearance of the exterior of the Building or of any common areas of the Building. All alterations, additions, and improvements installed in the Premises must be (i) performed at Tenant's expense and only in accordance with plans and specifications which have been previously submitted to and approved in writing by Landlord, which approval shall not be unreasonably withheld with respect to non-structural improvements or alterations, but in Landlord’s sole discretion with regard to structural improvements or alterations and improvements or alterations to the exterior of the Building; provided, however, notwithstanding anything to the contrary contained herein, Tenant shall have the right without Landlord’s approval to make interior, non-structural alterations or improvements (iithat do not require work to be performed outside of the Building or do not alter the Building systems) constructedin any calendar year that do exceed $25,000 individually or $35,000 in the aggregate during such calendar year. All improvements or alterations performed by or for Tenant shall be performed in good and workmanlike manner quality. Landlord acknowledges and consents to Tenant’s installation of the IT room/AC equipment and supplemental HVAC equipment so long as Tenant provides Landlord with the specifications for such supplemental HVAC equipment, maintained and used by Tenant at its own risk and expense such supplemental HVAC equipment is installed in accordance with all lawsany applicable codes and such supplemental HVAC equipment does not exceed Building system capacities. Landlord's approval All improvements and alterations made by or for Tenant shall comply with insurance requirements and with applicable law, ordinances, and regulations, including, without limitation and to the extent applicable, laws and regulations regarding removal or alteration of structural or architectural barriers to handicapped or disabled persons (and Tenant shall construct at its expense any alteration required by such laws or regulations, as they may be amended). Tenant shall not paint or install signs, window or exterior door lettering, or advertising media of any type on the outside of the plans Building without the prior written consent of Landlord, in Landlord’s sole discretion. Obligations and specifications is not a representation by Landlord that such ownership of alterations, additions, or improvements comply at surrender shall be governed by Section 21. Approval by Landlord of any of Tenant’s drawings and plans and specifications prepared in connection with any lawimprovements in the Premises shall not constitute a representation or warranty of Landlord as to the adequacy or sufficiency of such drawings, plans and specifications, or the improvements to which they relate, for any use, purpose, or condition, but such approval shall merely be the consent of Landlord as required hereunder. Prior Notwithstanding anything in this Lease to commencing any workthe contrary, Tenant agrees to pay to Landlord a supervisory and administrative fee equal to five percent (5%) of shall be responsible for the cost of all work required to comply with the retrofit requirements of the Americans with Disabilities Act of 1990, and all rules, regulations, and guidelines promulgated thereunder, as the same may be amended from time to time, necessitated by any alterationsinstallations, additions additions, or improvements performed alterations made in or to the Premises at the request of or by Tenant subsequent or by Xxxxxx’s use of the Premises (other than retrofit work whose cost has been particularly identified as being payable by Landlord in an instrument signed by Landlord and Tenant), regardless of whether such cost is incurred in connection with retrofit work required in the Premises or in other areas of the Building. This Section 8.a. shall not apply to the tenant improvements described Tenant Improvements which shall be governed by and paid for as provided in the Workletter. Tenant agrees that it will remove or cause its contractor(s) to remove all waste Exhibit H-1 and debris from the Premises upon the completion of any alterations, additions or improvementsH-2.

Improvements; Alterations. Landlord will afford Tenant an allowance of $30.00 per rentable square foot to cover No improvements or alterations in or upon the cost of certain non-structural, tenant improvementsPremises, including all architectural related feesnot by limitation paint, to be made to the Premises by Tenantwall coverings, as more particularly described in the Workletter. The cost of any tenant improvements and all fees and expenses relating thereto in excess of the amount of said allowance shall be borne and paid for by Tenant. Landlord will enter into a contract with the general contractor to perform the alterations and tenant improvements. No other alterations or physical additions in or to the Premises may be made without Landlord's prior written consent. Landlord may withhold its consent to any alteration or addition that could affect the Building's structure or its HVACfloor coverings, plumbinglight fixtures, electrical or mechanical systems. Tenant may not paint or install lightingwindow treatments, signs, window or door letteringadvertising, or advertising media of any type on promotional lettering or about the Premises without the prior written consent of Landlord. Landlord may withhold its consent to any such painting other media, shall be installed or installation which could affect the appearance of the exterior of the Building or of any common areas of the Building. All alterations, additions, and improvements installed in the Premises must be (i) performed at Tenant's expense and only made by Tenant except in accordance with plans and specifications which have been previously submitted to and approved in writing by Landlord, which approval shall not be unreasonably withheld or delayed except that Landlord may withhold approval of any improvements or alterations which it determines, in its sole opinion, will materially and adversely affect any structural or aesthetic (only to the extent visible from outside the Premises or common areas) aspect of the Building or Building Systems. All improvements and alterations (whether temporary or permanent in character) made in or upon the Premises, either by Landlord or Tenant, shall (i) comply with all applicable laws, ordinances, rules and regulations, and (ii) constructedbe Landlord’s property at the end of the Term and shall remain on the Premises without compensation to Tenant unless prior to installation, maintained and used Tenant provides Landlord with written notice of all items which may be removed by Tenant at its own risk and expense Landlord consents to such removal in accordance advance. Such consent shall not be unreasonably withheld provided Landlord may condition such consent as it deems reasonably necessary including not by limitation requiring Tenant to replace any items upon removal with all lawssimilar items comparable to any such items in the Building or, if not applicable, then Comparable Buildings. Landlord's approval Approval by Landlord of the any of Tenant’s drawings and plans and specifications is prepared in connection with any improvements in the Premises shall not constitute a representation by or warranty of Landlord that as to the adequacy or sufficiency of such alterationsdrawings, additionsplans and specifications, or the improvements to which they relate, for any use, purpose, or condition, but such approval shall merely be the consent of Landlord as required hereunder. Landlord warrants and agrees that it shall complete the Building Shell Construction in compliance with all then applicable governmental laws, rules and regulations, including not by limitation the Americans with Disabilities Act (“ADA”) and the Texas Accessibility Standards (TAS) Article 9102, Texas Civil Statutes, The Administrative Rules of the Texas Department of Licensing and Regulation. Thereafter, notwithstanding anything in this Lease to the contrary, Tenant shall be responsible for all costs incurred to cause the Premises to comply with any law. Prior to commencing any worksuch laws, Tenant agrees to pay to Landlord a supervisory and administrative fee equal to five percent (5%) rules or regulations, including not by limitation the retrofit requirements of the cost of any alterationsADA and TAS, additions or improvements performed by Tenant subsequent to the tenant improvements described in the Workletter. Tenant agrees that it will remove or cause its contractor(s) to remove all waste and debris from the Premises upon the completion of any alterations, additions or improvementsas may be amended.

Improvements; Alterations. Landlord will afford Tenant an allowance of $30.00 per rentable square foot to cover the cost of certain non-structural, tenant improvements, including all architectural related fees, to be made Improvements to the Premises by Tenant, as more particularly described in the Workletter. The cost of any tenant improvements and all fees and expenses relating thereto in excess of the amount of said allowance shall be borne and paid for by Tenant. Landlord will enter into a contract with the general contractor to perform the alterations and tenant improvements. No other alterations or physical additions in or to the Premises may be made without Landlord's prior written consent. Landlord may withhold its consent to any alteration or addition that could affect the Building's structure or its HVAC, plumbing, electrical or mechanical systems. Tenant may not paint or install lighting, signs, window or door lettering, or advertising media of any type on or about the Premises without the prior written consent of Landlord. Landlord may withhold its consent to any such painting or installation which could affect the appearance of the exterior of the Building or of any common areas of the Building. All alterations, additions, and improvements installed in the Premises must be (i) performed at Tenant's ’s expense and only in accordance with plans and specifications which have been previously submitted to and approved in writing by Landlord, which approval shall be governed by the provisions set forth in this Section 8(a). No alterations or physical additions in or to the Premises may be made without Landlord’s prior written consent, which shall not be unreasonably withheld or delayed; however, Landlord may withhold its consent to any alteration or addition that would adversely affect (in the reasonable discretion of Landlord) the (1) Building’s Structure or the Building’s Systems (including the Building’s restrooms or mechanical rooms), (2) exterior appearance of the Building, (3) appearance of the Building’s common areas, if any, or (4) provision of services to any other occupants of the Building. Landlord’s consent shall not be required for non-structural, interior cosmetic improvements costing less than $50,000 in the aggregate and (ii) constructednot requiring a permit, maintained provided however, at the expiration or earlier termination of this Lease, Tenant shall, at Landlord’s election, remove any such improvements and used by restore the Premises to its prior condition. Landlord agrees that Tenant shall not be required to remove the tenant improvements to be constructed in the Premises pursuant to Exhibit D at the expiration or earlier termination of this Lease to the extent such improvements are consistent with general office improvements or to the extent such improvements provide supplemental HVAC or additional electricity to the labs and/or server rooms in the Premises. Tenant shall not paint or install lighting or decorations, signs, window or door lettering, or advertising media of any type visible from the exterior of the Premises without the prior written consent of Landlord, which consent may be withheld in Landlord’s sole and absolute discretion. Notwithstanding the foregoing and provided Tenant is not in default under this Lease, Tenant shall have the right, at its own risk sole cost and expense and subject to obtaining all governmental permits and approvals therefor, to install one exterior identification sign (Building top, eyebrow or monument) at a location to be designated by Landlord, and otherwise in accordance with all lawsLaws and the provisions of this Lease. The size, shape, content, general appearance, design, materials, coloring and lettering of said signage shall be subject to Landlord's ’s prior approval, which approval shall not be unreasonably withheld. Tenant shall be responsible for the fabrication, installation, maintenance and repair of such signage in good condition at Tenant’s sole cost and expense. At the plans expiration or earlier termination of this Lease, Tenant shall, at Tenant’s sole expense, remove Tenant’s signage and specifications is restore the Building and/or the Project to its original condition in connection with the removal of such signage. Tenant’s indemnity of Landlord under this Lease shall apply to Tenant’s signage. The signage rights granted to Tenant are personal to the original Tenant signing this Lease and any Permitted Transferee and shall not a representation by Landlord that such inure to the benefit of any assignee, subtenant or other occupant. All alterations, additions, and improvements shall be constructed, maintained, and used by Tenant, at its risk and expense, in accordance with all Laws; Landlord’s consent to or improvements comply with any law. Prior to commencing any work, Tenant agrees to pay to Landlord a supervisory and administrative fee equal to five percent (5%) of the cost approval of any alterations, additions or improvements performed (or the plans therefor) shall not constitute a representation or warranty by Landlord, nor Landlord’s acceptance, that the same comply with sound architectural and/or engineering practices or with all applicable Laws, and Tenant subsequent to the tenant improvements described in the Workletter. Tenant agrees that it will remove or cause its contractor(s) to remove shall be solely responsible for ensuring all waste and debris from the Premises upon the completion of any alterations, additions or improvementssuch compliance.

Improvements; Alterations. Landlord will afford Tenant an allowance of $30.00 per rentable square foot to cover No improvements or alterations in or upon the cost of certain non-structural, tenant improvementsPremises, including all architectural related feesnot by limitation paint, to be made to the Premises by Tenantwall coverings, as more particularly described in the Workletter. The cost of any tenant improvements and all fees and expenses relating thereto in excess of the amount of said allowance shall be borne and paid for by Tenant. Landlord will enter into a contract with the general contractor to perform the alterations and tenant improvements. No other alterations or physical additions in or to the Premises may be made without Landlord's prior written consent. Landlord may withhold its consent to any alteration or addition that could affect the Building's structure or its HVACfloor coverings, plumbinglight fixtures, electrical or mechanical systems. Tenant may not paint or install lightingwindow treatments, signs, window or door letteringadvertising, or advertising media of any type on promotional lettering or about the Premises without the prior written consent of Landlord. Landlord may withhold its consent to any such painting other media, shall be installed or installation which could affect the appearance of the exterior of the Building or of any common areas of the Building. All alterations, additions, and improvements installed in the Premises must be (i) performed at Tenant's expense and only made by Tenant except in accordance with plans and specifications which have been previously submitted to and approved in writing by Landlord, which approval shall not be unreasonably withheld or delayed except that Landlord may withhold approval of any improvements or alterations which it determines, in its sole opinion, will materially and adversely affect any structural or aesthetic (only to the extent visible from outside the Premises or common areas) aspect of the Building or Building Systems. All improvements and alterations (whether temporary or permanent in character) made in or upon the Premises, either by Landlord or Tenant, shall (i) comply with all applicable laws, ordinances, rules and regulations, and (ii) constructedbe Landlord's property at the end of the Term and shall remain on the Premises without compensation to Tenant unless prior to installation, maintained and used Tenant provides Landlord with written notice of all items which may be removed by Tenant at its own risk and expense Landlord consents to such removal in accordance advance. Such consent shall not be unreasonably withheld provided Landlord may condition such consent as it deems reasonably necessary including not by limitation requiring Tenant to replace any items upon removal with all lawssimilar items comparable to any such items in the Building or, if not applicable, then Comparable Buildings. LandlordApproval by Landlord of any of Tenant's approval of the drawings and plans and specifications is prepared in connection with any improvements in the Premises shall not constitute a representation by or warranty of Landlord that as to the adequacy or sufficiency of such alterationsdrawings, additionsplans and specifications, or the improvements to which they relate, for any use, purpose, or condition, but such approval shall merely be the consent of Landlord as required hereunder. Landlord warrants and agrees that it shall complete the Building Shell Construction in compliance with all then applicable governmental laws, rules and regulations, including not by limitation the Texas Accessibility Standards (TAS) Article 9102, Texas Civil Statutes, The Administrative Rules of the Texas Department of Licensing and Regulation. Thereafter, notwithstanding anything in this Lease to the contrary, Tenant shall be responsible for all costs incurred to cause the Premises to comply with any law. Prior to commencing any worksuch laws, Tenant agrees to pay to Landlord a supervisory and administrative fee equal to five percent (5%) rules or regulations, including not by limitation the retrofit requirements of the cost of any alterationsTAS, additions or improvements performed by Tenant subsequent to the tenant improvements described in the Workletter. Tenant agrees that it will remove or cause its contractor(s) to remove all waste and debris from the Premises upon the completion of any alterations, additions or improvementsas may be amended.

Improvements; Alterations. Landlord will afford Tenant an allowance of $30.00 per rentable square foot to cover Except as otherwise specified in the cost of certain non-structuralLease or in any Exhibit hereto, tenant improvements, including all architectural related fees, to be made improvements to the Premises by Tenant, as more particularly described in the Workletter. The cost of any tenant improvements and all fees and expenses relating thereto in excess of the amount of said allowance shall be borne installed at the expense of Tenant only in accordance with plans and paid for specifications which have been previously submitted to and approved in writing by TenantLandlord. Landlord will enter into a contract with After the general contractor to perform the alterations and tenant improvements. No other initial Tenant improvements are made (if any), no alterations or physical additions in or to the Premises may be made without Landlord's prior written consent. , which consent shall not be unreasonably withheld or delayed; provided, however, that so long as Tenant gives Landlord may withhold its prior written notice thereof, Landlord's consent to and approval shall not be required for any alteration improvements or addition alterations which are non-structural and cosmetic in nature and that could affect cost less than $5,000.00 per full floor of the Building's structure or its HVAC, plumbing, electrical or mechanical systemsPremises in the aggregate in any calendar year. Tenant may shall not paint or install lightinglighting or decorations, signs, window or door lettering, or advertising media of any type on or about the Premises without the prior written consent of Landlord. Landlord may withhold its , which consent to any such painting shall not be unreasonably withheld or installation which could affect the appearance of the exterior of the Building or of any common areas of the Buildingdelayed. All alterations, additions, or improvements, (whether temporary or permanent in character, and including without limitation all air-conditioning equipment and all other equipment that is in any manner connected to the Building's plumbing system) made in or upon the Premises, either by Landlord or Tenant, shall be Landlord's property at the end of the Term and shall remain on the Premises without compensation to Tenant; provided, however that if Tenant is not then in default hereunder and Tenant repairs any damage caused by such removal, Tenant may remove its trade fixtures at the end of the Term. Upon approving any improvement or alteration, Landlord shall also advise Tenant as to whether it will require Tenant to remove such alteration or improvement at the termination or expiration of this Lease. Approval by Landlord of any of Tenant's drawings and plans and specifications prepared in connection with any improvements installed in the Premises must be (i) performed at Tenant's expense and only in accordance with shall not constitute a representation or warranty of Landlord as to the adequacy or sufficiency of such drawings, plans and specifications which have been previously submitted to and approved in writing by Landlord, and (ii) constructed, maintained and used by Tenant at its own risk and expense in accordance with all laws. Landlord's approval of the plans and specifications is not a representation by Landlord that such alterations, additionsspecifications, or the improvements comply with to which they relate, for any law. Prior to commencing any workuse, Tenant agrees to pay to purpose, or condition, but such approval shall merely be the consent of Landlord a supervisory and administrative fee equal to five percent (5%) of the cost of any alterations, additions or improvements performed by Tenant subsequent to the tenant improvements described in the Workletter. Tenant agrees that it will remove or cause its contractor(s) to remove all waste and debris from the Premises upon the completion of any alterations, additions or improvementsas required hereunder.

Improvements; Alterations. Landlord will afford Tenant an allowance of $30.00 per rentable square foot to cover the cost of certain non-structural, The initial tenant improvements, including all architectural related fees, to be made improvements to the Premises by Tenant, shall be installed in accordance with Exhibit D. Except as more particularly described provided in the Workletter. The cost of any next sentence, after the initial tenant improvements and all fees and expenses relating thereto in excess of the amount of said allowance shall be borne and paid for by Tenant. Landlord will enter into a contract with the general contractor to perform the alterations and tenant improvements. No other are made, no alterations or physical additions in or to the Premises may be made without Landlord's prior written consent. , which shall not be unreasonably withheld or delayed; however, Landlord may withhold its consent to any alteration or addition that could would adversely affect the Building's structure, the Building's HVAC, plumbing, mechanical, electrical, or other utility transmission systems, or affect the exterior appearance of the Building or the appearance of the Building's common areas or elevator lobbies. Tenant may make alterations or physical additions to the Premises without Landlord's prior written consent, provided that (1) Tenant delivers to Landlord or the Building manager, at least ten days before beginning such work, written notice thereof and plans and specifications therefor, (2) such alterations do not (A) adversely affect the Building's structure or its HVAC, mechanical systems, electrical, plumbing, or other utility transmission facility (other than the installation or removal of standard electrical plugs), (B) affect the exterior appearance of the Building or mechanical systems(C) affect the appearance of the Building's common areas or elevator lobbies and (3) the cost of such work, when added to the cost of all other alterations or additions made to the Premises during the previous 12-month period, will not exceed $30,000. Tenant may shall not paint or install lightinglighting or decorations, signs, window or door lettering, or advertising media of any type on or about the Premises without the prior written consent of Landlord. , which consent shall not be unreasonably withheld or delayed; however, Landlord may withhold its consent to any such painting or installation which could would affect the appearance of the exterior of the Building or of any Building common areas of the Buildingor elevator lobbies. All alterations, additions, or improvements (whether temporary or permanent in character, and including without limitation all air-conditioning equipment and all other equipment that is in any manner connected to the Building's plumbing system) made in or upon the Premises, either by Landlord or Tenant, shall be Landlord's property at the end of the Term, shall remain on the Premises without compensation to Tenant, and (except as provided in Exhibit D) shall be at Tenant's expense. Approval by Landlord of any of Tenant's drawings and plans and specifications prepared in connection with any improvements installed in the Premises must be (i) performed at Tenant's expense and only in accordance with shall not constitute a representation or warranty of Landlord as to the adequacy or sufficiency of such drawings, plans and specifications specifications, or the improvements to which have been previously submitted to they relate, for any use, purpose, or condition, but such approval shall merely be the consent of Landlord as required hereunder. As between Landlord and approved in writing by LandlordTenant, Tenant shall bear the risk of complying with Title III of the Americans With Disabilities Act of 1990 and Article 9102 of the Texas Revised Civil Statutes, and all rules, regulations, and guidelines promulgated under each such act, as they may be amended from time to time (ii) constructedcollectively, maintained the "ADA"), in the Premises, and used Landlord shall bear the risk of complying with the ADA in the common areas of the Building, other than compliance that is necessitated by Tenant at its own the use of the Premises for other than the Permitted Use (which risk and expense in accordance with all lawsresponsibility shall by borne by Tenant). Landlord's approval For purposes of the plans previous sentence, the elevator lobbies and specifications is not a representation by Landlord that such alterations, additions, or improvements comply with any law. Prior to commencing any work, Tenant agrees to pay to Landlord a supervisory and administrative fee equal to five percent (5%) of the cost of any alterations, additions or improvements performed by Tenant subsequent to the tenant improvements described bathrooms in the Workletter. Tenant agrees that it will remove or cause its contractor(s) to remove all waste and debris from the Premises upon the completion of any alterations, additions or improvementsshall be considered common areas.

Improvements; Alterations. Landlord will afford Tenant an allowance of $30.00 per rentable square foot to cover No improvements or alterations in or upon the cost of certain non-structural, tenant improvementsPremises, including all architectural related feesnot by limitation paint, to be made to the Premises by Tenantwall coverings, as more particularly described in the Workletter. The cost of any tenant improvements and all fees and expenses relating thereto in excess of the amount of said allowance shall be borne and paid for by Tenant. Landlord will enter into a contract with the general contractor to perform the alterations and tenant improvements. No other alterations or physical additions in or to the Premises may be made without Landlord's prior written consent. Landlord may withhold its consent to any alteration or addition that could affect the Building's structure or its HVACfloor coverings, plumbinglight fixtures, electrical or mechanical systems. Tenant may not paint or install lightingwindow treatments, signs, window or door letteringadvertising, or advertising media of any type on promotional lettering or about the Premises without the prior written consent of Landlord. Landlord may withhold its consent to any such painting other media, shall be installed or installation which could affect the appearance of the exterior of the Building or of any common areas of the Building. All alterations, additions, and improvements installed in the Premises must be (i) performed at Tenant's expense and only made by Tenant except in accordance with plans and specifications which have been previously submitted to and approved in writing by Landlord, which approval shall not be unreasonably withheld or delayed except that Landlord may withhold approval of any improvements or alterations which it determines, in its sole opinion, will materially and adversely affect any structural or aesthetic (only to the extent visible from outside the Premises or common areas) aspect of the Building or Building Systems. All improvements and alterations (whether temporary or permanent in character) made in or upon the Premises, either by Landlord or Tenant, shall (i) comply with all applicable laws, ordinances, rules and regulations, and (ii) constructedbe Landlord’s property at the end of the Term and shall remain on the Premises without compensation to Tenant unless prior to installation, maintained and used Tenant provides Landlord with written notice of all items which may be removed by Tenant at its own risk and expense Landlord consents to such removal in accordance advance. Such consent shall not be unreasonably withheld provided Landlord may condition such consent as it deems reasonably necessary including not by limitation requiring Tenant to replace any items upon removal with all lawssimilar items comparable to any such items in the Building or, if not applicable, then Comparable Buildings. Landlord's approval Approval by Landlord of the any of Tenant’s drawings and plans and specifications is prepared in connection with any improvements in the Premises shall not constitute a representation by or warranty of Landlord that as to the adequacy or sufficiency of such alterationsdrawings, additionsplans and specifications, or the improvements to which they relate, for any use, purpose, or condition, but such approval shall merely be the consent of Landlord as required hereunder. Landlord warrants and agrees that it shall complete the Building Shell Construction in compliance with all then applicable governmental laws, rules and regulations, including not by limitation the Americans with Disabilities Act of 1990 (“ADA”) and Texas Accessibility Standards adopted by the Texas Commission on Licensing and Regulation (“TAS”) Thereafter, notwithstanding anything in this Lease to the contrary, Tenant shall be responsible for all costs incurred (as provided in Section 2.(c) of Exhibit C) to cause the Premises to comply with any law. Prior to commencing any worksuch laws, Tenant agrees to pay to Landlord a supervisory rules or regulations, including not by limitation the retrofit requirements of ADA and administrative fee equal to five percent (5%) of TAS, as the cost of any alterations, additions or improvements performed by Tenant subsequent to the tenant improvements described in the Workletter. Tenant agrees that it will remove or cause its contractor(s) to remove all waste and debris from the Premises upon the completion of any alterations, additions or improvementssame may be hereafter amended.

Improvements; Alterations. Landlord will afford Tenant an allowance The provisions of $30.00 per rentable square foot this Section 6.1 shall apply to cover the cost of certain non-structural, tenant improvements, including all architectural related fees, to be made improvements and alterations contemplated subsequent to the Premises by Tenant, as more particularly tenant improvements described in the Workletter. The cost of any tenant improvements and all fees and expenses relating thereto in excess of the amount of said allowance shall be borne and paid for by Tenant. Landlord will enter into a contract with the general contractor to perform the alterations and tenant improvements. No other alterations or alterations, physical additions or improvements in or to the Premises may be made without Landlord's prior written consentconsent which consent shall not unreasonably be withheld. Landlord may withhold its consent to any alteration or addition that could affect the Building's structure or its HVAC, plumbing, electrical or mechanical systems. Tenant may not paint or install lighting, signs, window or door lettering, or advertising media of any type on or about the Premises in a location visible from outside the Premises without the prior written consent of Landlord. Tenant acknowledges that Landlord may withhold its consent to any such painting or installation which could affect the appearance of the exterior of the Building or of any common areas of the Building. All alterations, additions, additions and improvements installed in the Premises must be (i) performed at Tenant's expense and only in accordance with plans and specifications which have been previously submitted to and approved in writing by Landlord, and (ii) constructed, maintained and used by Tenant at its own risk and expense in accordance with all laws. Landlord's approval of the plans and specifications is not a representation by Landlord that such alterations, additions, or improvements comply with any law. Prior to commencing any work, Tenant agrees to pay reimburse Landlord for the actual out-of-pocket costs incurred to third parties by Landlord a supervisory and administrative fee equal to five percent (5%) of the cost of any in connection with supervising such alterations, additions or improvements performed by Tenant subsequent to the tenant improvements described in the Workletter. Tenant agrees that it will remove or cause its contractor(s) to remove all waste and debris from the Premises upon the completion of any alterations, additions or improvements. Notwithstanding anything in this Section 6.1 to the contrary, Landlord's consent will not be required if (i) the alterations do not affect the HVAC, plumbing, electrical or mechanical systems of the Building, (ii) the alterations do not affect the structure of the Building, (iii) the cost of the alterations do not exceed $15,000 in any six (6) month period and (iv) Tenant has notified Landlord of such alterations prior to commencement of any work.

Improvements; Alterations. Landlord will afford Tenant an allowance of $30.00 per rentable square foot to cover the cost of certain non-structural, tenant improvements, including all architectural related fees, to be made Improvements to the Premises by Tenant, as more particularly described in the Workletter. The cost of any tenant improvements and all fees and expenses relating thereto in excess of the amount of said allowance shall be borne installed at Tenant's expense only in accordance with plans and paid for specifications which have been previously submitted to and approved in writing by Tenant. Landlord will enter into a contract with the general contractor to perform the alterations and tenant improvementsLandlord. No other alterations or physical additions in or to the Premises may be made without Landlord's prior written consent. , which shall not be unreasonably withheld or delayed; however, Landlord may withhold its consent to any alteration or addition that could would affect the Building's structure or its HVAC, plumbing, electrical electrical, or mechanical systems. Notwithstanding the foregoing, Tenant may from time to time make alterations, additions or improvements to the Building, without the consent of Landlord and without Landlord's approval of plans, provided: (i) the cost thereof shall not exceed Twenty-Five Thousand Dollars ($25,000.00) in the aggregate in any consecutive twelve-month period; (ii) Tenant shall, prior to commencing any such alterations, additions and/or improvements in the Building in connection therewith, furnish Landlord with a complete set of plans and specifications 19 for any such alterations, additions and/or improvements; (iii) such alterations, additions and/or improvements shall not involve or affect the exterior or the structure of the Building or any of the mechanical or plumbing systems of the Building or the base building electrical system, as such base building electrical system exists after Tenant's installation of the Work (but such alterations may include minor electrical alterations not affecting the base building electrical system); and (iv) Tenant shall comply with all requirements of this Lease with respect to such alterations, additions and/or improvements other than obtaining the prior approval of Landlord. Tenant shall not paint or install lightinglighting or decorations, signs, window or door lettering, or advertising media of any type on or about the Premises without the prior written consent of Landlord. , which shall not be unreasonably withheld or delayed; however, Landlord may withhold its consent to any such painting or installation which could would affect the appearance of the exterior of the Building or of any common areas of the Building. Notwithstanding any provisions of the preceding sentence to the contrary, if Tenant is the sole occupant of the Building, Landlord's prior written consent shall only be required with respect to the painting or installation of lighting or decorations, signs, window or door lettering, or advertising media of any type on or about the Premises which would affect the exterior of the Building. All alterations, additions, and improvements installed in the Premises must shall be (i) performed at Tenant's expense and only in accordance with plans and specifications which have been previously submitted to and approved in writing by Landlord, and (ii) constructed, maintained maintained, and used by Tenant Tenant, at its own risk and expense expense, in accordance with all laws. Laws; Landlord's approval of the plans and specifications is therefor shall not be a representation by Landlord that such alterations, additions, or improvements comply with any lawLaw. Prior to commencing Landlord shall cooperate with Tenant in obtaining any work, permits or licenses sought by Tenant agrees in connection with the Premises provided Landlord shall never be required to pay to Landlord a supervisory and administrative fee equal to five percent (5%) of the cost of any alterations, additions or improvements performed by Tenant subsequent to the tenant improvements described out-of-pocket expenses in the Workletter. Tenant agrees that it will remove or cause its contractor(s) to remove all waste and debris from the Premises upon the completion of any alterations, additions or improvementsconnection therewith.

Improvements; Alterations. Landlord will afford Tenant an allowance of $30.00 per rentable square foot to cover the cost of certain non-structural, tenant improvements, including all architectural related fees, to be made to the Premises by Tenant, as more particularly described in the Workletter. The cost of any tenant improvements and all fees and expenses relating thereto in excess of the amount of said allowance shall be borne and paid for by Tenant. Landlord will enter into a contract with the general contractor to perform the alterations and tenant improvements. No other alterations or physical additions in or to the Premises may be made without Landlord's prior written consent. Landlord may withhold its consent to any alteration or addition that could affect the Building's structure or its HVAC, plumbing, electrical or mechanical systems. Tenant may not paint or install lighting, signs, window or door lettering, or advertising media of any type on or about the Premises without the prior written consent of Landlord. Landlord may withhold its consent to any such painting or installation which could affect the appearance of the exterior of the Building or of any common areas of the Building. All Any alterations, additions, and deletions, modifications or utility installations in, of or to the improvements installed in contained within the Premises must (collectively, "ALTERATIONS") shall be (i) performed installed at Tenant's expense and only in accordance with detailed plans and specifications specifications, construction methods, and all appropriate permits and licenses, all of which have been previously submitted to and approved in writing by Landlord, and by a professionally qualified and licensed contractor and subcontractors approved by Landlord. Alterations shall not include the Tenant Improvements described in Exhibit C attached hereto and Tenant shall not be required to remove such initial Tenant Improvements at the expiration or earlier termination of this Lease. No Alterations in or to the Premises may be made without (a) Landlord's prior written consent and (b) compliance with such nondiscriminatory requirements and construction regulations concerning such Alterations as Landlord may impose from time to time. Landlord will not be deemed to unreasonably withhold its consent to any Alteration that violates Regulations, may affect or be incompatible with the Building's structure or its HVAC, plumbing, telecommunications, elevator, life-safety, electrical, mechanical or other basic systems, or the appearance of the interior common areas or exterior of the Project, or which may interfere with the use or occupancy of any other portion of the Project. Landlord shall respond to Tenant's written request for consent described in this Paragraph 7.1 within five (5) business days after Landlord's receipt thereof. In the event Landlord fails to so respond to Tenant within such five (5) business day time period, Landlord shall not be in default hereof nor shall Tenant be deemed to have received consent to the requested Alterations, but Tenant may provide a second written request to Landlord. Landlord shall respond to Tenant's second written request for consent described in this Paragraph 7.1 within five (5) business days after Landlord's receipt thereof. In the event Landlord fails to so respond to Tenant's second written request, Landlord shall be deemed to have rejected Tenant's request to make Alterations; provided, however, that if the total cost of any proposed Alterations by Tenant during the previous six (6) month period is less than Fifty Thousand Dollars ($50,000.00), Landlord shall be deemed to have consented to Tenant's second request to make such Alterations. Notwithstanding the foregoing, Tenant shall have the right, without consent of, but upon at least ten (10) business days' prior written notice to Landlord to make non-structural, cosmetic Alterations within the interior of the Premises (and which are not visible from the outside of the Premises), which do not impair the value of the Building, and which cost, in the aggregate, less than Fifteen Thousand Dollars ($15,000.00) in any twelve (12) month period during the Term of this Lease, provided that such Alterations shall nevertheless be subject to all of the remaining requirements of this Paragraph 7 and payment of the administration fee referred to in this Paragraph 7, other than the requirement of Landlord's prior consent. In addition all Alterations shall be performed by duly licensed contractors or subcontractors reasonably acceptable to Landlord, proof of insurance shall be submitted to Landlord as required under this Lease, and Landlord reserves the right to impose reasonable rules and regulations for contractors and subcontractors. Tenant shall, if requested by Landlord, promptly furnish Landlord with complete as-built plans and specifications for any Alterations performed by Tenant to the Premises, at Tenant's sole cost and expense. All Alterations made in or upon the Premises shall, (i) at Landlord's option, either be removed by Tenant prior to the end of the Term (and Tenant shall restore the portion of the Premises affected to its condition existing immediately prior to such Alteration), or shall remain on the Premises at the end of the Term, (ii) be constructed, maintained maintained, insured and used by Tenant Tenant, at its own risk and expense expense, in a first-class, good and workmanlike manner, and in accordance with all laws. Regulations, and (iii) shall be subject to payment of Landlord's approval of the plans and specifications is standard alterations supervision fee which standard fee shall not a representation by Landlord that such alterations, additions, or improvements comply with any law. Prior to commencing any work, Tenant agrees to pay to Landlord a supervisory and administrative fee equal to five exceed ten percent (510%) of the cost of the Alterations. If any alterations, additions Alteration made or improvements performed initiated by Tenant subsequent or the removal thereof shall cause, trigger or result in any portion of the Project outside of the Premises, any portion of the Building's shell and core improvements (including restrooms, if any) within the Premises, or any Building system inside or outside of the Premises being required by any governmental authority to be altered, improved or removed, or may otherwise potentially affect such portions of the Project or any other tenants of the Project, Landlord shall have the option (but not the obligation) of performing the same at Tenant's expense, in which case Tenant shall pay to Landlord (within ten (10) days of Landlord's written demand) in advance Landlord's reasonable estimate of the cost of such work, and any actual costs of such work in excess of Landlord's estimate, plus an administrative charge of ten percent (10%) thereof. At least ten (10) days before beginning construction of any Alteration, Tenant shall give Landlord written notice of the expected commencement date of that construction to permit Landlord to post and record a notice of non-responsibility. Upon substantial completion of construction, if the law so provides, Tenant shall cause a timely notice of completion to be recorded in the office of the recorder of the county in which the Building is located. Notwithstanding anything to the tenant improvements described contrary contained in this Paragraph 7.1, at the Workletter. time Landlord gives its consent for any Alterations after the initial Tenant agrees Improvements, Tenant shall also be notified whether or not Landlord will require that it will remove or cause its contractor(s) to remove all waste and debris from the Premises such Alterations be removed upon the completion expiration or earlier termination of any alterationsthis Lease. If Landlord fails to so notify Tenant within five (5) business days after Landlord's receipt of Tenant's written request for consent, additions or improvementsit shall be assumed that Landlord will not require their removal.

Improvements; Alterations. Landlord will afford 8.1.1 Tenant an allowance of $30.00 per rentable square foot shall not make, or allow to cover the cost of certain non-structuralbe made, tenant improvementsany alterations, physical additions, improvements or partitions, including all architectural related fees, to be made to without limitation the Premises by Tenant, as more particularly described in the Workletter. The cost attachment of any tenant improvements and all fees and expenses relating thereto in excess of the amount of said allowance shall be borne and paid for by Tenant. Landlord will enter into a contract with the general contractor to perform the alterations and tenant improvements. No other alterations fixtures or physical additions in equipment, in, about or to the Premises may be made (“Alterations”) without Landlord's prior written consent. Landlord may withhold its consent to any alteration or addition that could affect the Building's structure or its HVAC, plumbing, electrical or mechanical systems. Tenant may not paint or install lighting, signs, window or door lettering, or advertising media of any type on or about the Premises without obtaining the prior written consent of Landlord. Landlord may withhold , which consent shall not be unreasonably withheld with respect to proposed Alterations which: (1) comply with all applicable Regulations (defined below); (2) are, in Landlord’s opinion, compatible with the Building or the Project and its consent mechanical, plumbing, electrical, heating/ventilation/air conditioning systems, and will not cause the Building or Project or such systems to be required to be modified to comply with any such painting or installation which could affect Regulations (including, without limitation, the appearance Americans With Disabilities Act); and (3) will not interfere with the use and occupancy of the exterior any other portion of the Building or Project by any other tenant or its invitees. Specifically, but without limiting the generality of the foregoing, Tenant must obtain Landlord’s written consent for all plans and specifications for the proposed Alterations, construction means and methods, all appropriate permits and licenses, any contractor or subcontractor to be employed on the work of Alterations, and the time for performance of such work, and may impose rules and regulations for contractors and subcontractors performing such work. Tenant shall also supply to Landlord any documents and information requested by Landlord in connection with Landlord’s consideration of a request for approval hereunder. Tenant shall cause all Alterations to be accomplished in a good and workmanlike manner, and to comply with all applicable Regulations. Tenant shall at Tenant’s sole expense, perform any additional work required under applicable Regulations due to the Alterations hereunder. No review or consent by Landlord of or to any proposed Alteration or additional work shall constitute a waiver of Tenant’s obligations under this Paragraph 8. 1. Tenant shall reimburse Landlord for all costs which Landlord may incur in connection with granting approval to Tenant for any such Alterations, including any costs or expenses which Landlord may incur in electing to have outside architects and engineers review said plans and specifications. All such Alterations shall remain the property of Tenant until the expiration or earlier termination of this Lease, at which time they shall be and become the property of Landlord; provided, however, that Landlord may, at Landlord’s option, require that Tenant, at Tenant’s expense, remove any or all Alterations made by Tenant and restore the Premises by the expiration or earlier termination of this Lease, to their condition existing prior to the construction of any common areas of the Buildingsuch Alterations. All alterations, additions, such removals and improvements installed restoration shall be accomplished in a first- class and good and workmanlike manner so as not to cause any damage to the Premises must or Project whatsoever. If Tenant fails to remove such Alterations or Tenant’s trade fixtures or furniture or other personal property, Landlord may keep and use them or remove any of them and cause them to be (i) performed at Tenant's expense and only stored or disposed of in accordance with plans and specifications which have been previously submitted to and approved in writing by applicable law, at Tenant’s sole expense. 8.1.2 Notwithstanding the foregoing, at Landlord’s option (but without obligation), and (ii) constructed, maintained and used by Tenant at its own risk and expense in accordance with all laws. Landlord's approval or any portion of the plans and specifications is not a representation Alterations shall be performed by Landlord that such alterationsfor Tenant’s account and Tenant shall pay Landlord’s estimate of the cost thereof (including a reasonable charge for Landlord’s overhead and profit) prior to commencement of the work. In addition, additionsat Landlord’s election and notwithstanding the foregoing, or improvements comply with any law. Prior to commencing any workhowever, Tenant agrees to shall pay to Landlord a supervisory and administrative fee equal to five percent (5%) of the cost of removing any alterationssuch Alterations and restoring the Premises to their original condition such cost to include a reasonable charge for Landlord’s overhead and profit as provided above, additions and such amount may be deducted from the Security Deposit or improvements performed any other sums or amounts held by Landlord under this Lease. 8.1.3 At least ten (10) business days before beginning construction of any Alteration, Tenant subsequent shall give Landlord written notice of the expected commencement date of that construction to permit Landlord to post and record a notice of non-responsibility. Upon substantial completion of construction, if the tenant improvements described law so provides, Tenant shall cause a timely notice of completion to be recorded in the Workletter. Tenant agrees that it will remove or cause its contractor(s) to remove all waste and debris from office of the Premises upon recorder of the completion of any alterations, additions or improvementscounty in which the Building is located.

Improvements; Alterations. Landlord will afford Tenant an allowance of $30.00 per rentable square foot to cover the cost of certain non-structuralExcept as otherwise ALTERATIONS; ------------------------- REPAIRS; specified in this Lease or in any Exhibit hereto, tenant improvements, including all architectural related fees, to be made improvements MAINTENANCE to the Premises by Tenantas well as installation of sinage and satellite dish provided for in Sections 23u and 23v below, as more particularly described in the Workletter. The cost of any tenant improvements and all fees and expenses relating thereto in excess of the amount of said allowance shall be borne installed at the expense of Tenant only in accordance with plans and paid for specifications which have been previously submitted to and approved in writing by Tenant. Landlord will enter into a contract with Landlord, After the general contractor to perform the alterations and tenant improvements. No other initial Tenant improvements are made (if any), no alterations or physical additions in or to the Premises may be made without Landlord's prior written consent. Landlord may withhold its consent to any alteration or addition that could affect the Building's structure or its HVAC, plumbing, electrical or mechanical systems. Tenant may shall not paint or install lightinglighting or decorations, signs, window or door lettering, or advertising media of any type on or about the Premises without the prior written consent of Landlord. Landlord may withhold its consent to any such painting or installation which could affect the appearance of the exterior of the Building or of any common areas of the Building. All alterations, additions, and improvements installed in the Premises must be (i) performed at Tenant's expense and only in accordance with plans and specifications which have been previously submitted to and approved in writing by Landlord, and (ii) constructed, maintained and used by Tenant at its own risk and expense in accordance with all laws. Landlord's approval of the plans and specifications is not a representation by Landlord that such alterations, additions, or improvements comply (whether temporary or permanent in character, and including without limitation all air conditioning equipment and all other equipment that is in any manner connected to the Building's plumbing system) made in or upon the Premises, either by Landlord or Tenant, except the initial Tenant Improvement paid for by Landlord, shall at Landlord's option, either be removed by Tenant, shall become Landlord's property at the end of the Term and shall remain on the Premises without compensation to Tenant; provided, however, that if tenant is not then in default hereunder and Tenant repairs any damage caused by such removal, Tenant may remove its trade fixtures at the end of the Term. Approval by Landlord of any of Tenant's drawings and plans and specifications prepared in connection with any law. Prior to commencing any workimprovements, Tenant agrees to pay to alterations or additions in the Premises as well as signage and satellite dish shall not constitute a representation or warranty of Landlord a supervisory and administrative fee equal to five percent (5%) of the cost of any alterations, additions or improvements performed by Tenant subsequent as to the tenant adequacy or sufficiency of such drawings, plans and specifications, or the improvements described in to which they relate, for any use, purpose, or condition, but such approval shall merely be the Workletterconsent of Landlord as required hereunder. Notwithstanding the above provision, Landlord shall, at Tenant's written request, notify Tenant agrees that it at time of alteration if alteration will remove or cause its contractor(s) have to remove all waste and debris from the Premises be removed upon the completion termination of any alterations, additions or improvementsLease.

Improvements; Alterations. Landlord will afford Tenant an allowance of $30.00 per rentable square foot to cover the cost of certain non-structural, tenant improvements, including all architectural related fees, to be made may install improvements to the Premises by Tenant, as more particularly described in the Workletter. The cost of any tenant improvements and all fees and expenses relating thereto in excess of the amount of said allowance shall be borne and paid for by Tenant. Landlord will enter into a contract with the general contractor to perform the alterations and tenant improvements. No other alterations or physical additions in or to the Premises may be made without Landlord's prior written consent. Landlord may withhold its consent to any alteration or addition that could affect the Building's structure or its HVAC, plumbing, electrical or mechanical systems. Tenant may not paint or install lighting, signs, window or door lettering, or advertising media of any type on or about the Premises without the prior written consent of Landlord. Landlord may withhold its consent to any such painting or installation which could affect the appearance of the exterior of the Building or of any common areas of the Building. All alterations, additions, and improvements installed in the Premises must be (i) performed only at Tenant's ’s expense and only in accordance with plans and specifications which that have been previously submitted to and approved in writing by Landlord, and using contractors approved in writing by Landlord. Except as otherwise provided in Section 8.(f), Tenant shall not paint or install lighting or decorations, signs, window or door lettering or advertising media of any type visible from the exterior of the Premises without the prior written consent of Landlord. Notwithstanding the foregoing, Tenant may make non-structural, interior alterations to the Premises required in the ordinary course of Tenant’s business without the written consent of Landlord provided: (i) such alterations will not be visible from outside the Premises; (ii) such alterations will not affect the Building’s structure, the provision of services to other Building tenants or the Building’s electrical, plumbing, HVAC, life safety or mechanical systems; (iii) such alterations will not violate any applicable Laws; (iv) such alterations will not unreasonably interfere with the business operations of other tenants in the Building; (v) the cost of the work for such alterations does not exceed $100,000 in any single instance or series of related alterations performed within a year (provided that Tenant shall not perform any improvements, alterations or additions to the Premises in stages as a means to subvert this provision); and (vi) Tenant secures any and all permits, licenses and approvals required to construct and install such alterations (collectively, “Permitted Alterations”). All Permitted Alterations shall be made in accordance with all applicable Laws and in a good and first-class, workmanlike manner and in accordance with the terms of this Lease, including the terms of Exhibit B. Tenant shall notify Landlord before performing any Permitted Alterations if the anticipated Permitted Alterations could disrupt any other tenants or occupants of the Building or interfere with Landlord’s operation of the Building. All such alterations, additions and improvements shall be constructed, maintained and used by Tenant at its own sole risk and expense expense, in accordance with all lawsapplicable Laws. Landlord's approval Notwithstanding anything in this Lease to the contrary, Tenant shall be responsible for the cost of all work required to comply with the retrofit requirements of the plans ADA or other applicable laws pertaining to accessibility of the Premises by disabled or handicapped persons, and specifications is not a representation all rules, regulations and guidelines promulgated thereunder, as the same may be amended from time to time, necessitated by Landlord that such alterationsany installations, additions, or improvements comply with any law. Prior alterations made in or to commencing any work, the Premises after the Commencement Date at the request of or by Tenant agrees to pay to Landlord a supervisory and administrative fee equal to five percent (5%) or by Tenant’s use of the Premises (other than retrofit work whose cost has been particularly identified as being payable by Landlord in an instrument signed by Landlord and Tenant), regardless of whether such cost is incurred in connection with retrofit work required in the Premises (including work described in Exhibit B) or in other areas of the Building. In connection with Landlord’s review and approval of Tenant’s Work or any of Tenant’s proposed alterations, additions or improvements to the Premises, Landlord may notify Tenant in writing, contemporaneously with Landlord’s notice of approval to Tenant with respect to the improvements in question, that Landlord will require Tenant to remove such alterations prior to the expiration of the Term; provided, however Landlord will not require Tenant to remove alterations, additions or improvements to the extent the same are Building-standard, as reasonably determined by Landlord. Notwithstanding the foregoing, if Tenant does not obtain Landlord’s prior written consent for any alterations, additions or improvements performed by Tenant subsequent to the tenant improvements described in the Workletter. Premises (whether such approval is required hereunder or otherwise), Tenant agrees that it will remove or cause its contractor(s) to shall remove all waste and debris from the Premises upon the completion of any such alterations, additions or and improvements, as Landlord may request; provided such request is delivered (1) not less than 60 days prior to the expiration of the Term in the event this Lease expires at the end of the Term and (2) promptly following the termination of this Lease if this Lease is terminated prior to the expiration of the Term.