Common use of LESSEE'S OBLIGATIONS Clause in Contracts

LESSEE'S OBLIGATIONS. (a) Except for Capital Repairs (as hereinafter defined), LESSEE shall be responsible for (i) all repairs (including replacements) necessary to maintain the Premises in substantially the same condition as exists on the Effective Date, normal wear and tear and damage by fire or other casualty and eminent domain excepted. LESSEE shall not be responsible for any maintenance, repairs or replacement in or affecting any portions of the Premises occupied by any tenant or occupant other than LESSEE. In the event that LESSEE has not performed such repairs and LESSOR elects to perform the repair, after written notice and a reasonable opportunity to cure, LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor. (b) LESSEE shall also be responsible for making any repairs to the Property caused by any act, omission or negligence of LESSEE or its employees, agents, invitees, licensees, subtenants, or contractors and shall indemnify and save harmless LESSOR from any and all expenses, liens, claims, or damages to either persons or property arising out of, or resulting from the failure to make such repairs; provided, however, LESSEE shall not be obligated to make any repairs to the Property if the need for such repairs is caused by LESSOR or its agents, contractors, employees, guests or invitees. LESSOR shall have the right to make any repairs that are the responsibility of LESSEE under this Section 6.1(b) at LESSEE’s sole cost and expense after written notice and reasonable opportunity to make the repair, and LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor. (c) All repairs conducted by LESSEE shall be accomplished promptly with first class materials, in a good and workmanlike manner, in compliance with all applicable laws of all governmental authorities and in a style, character and quality conforming to the existing construction of the Premises.

LESSEE'S OBLIGATIONS. (a) Except for Capital Repairs (as hereinafter defined)Notwithstanding Lessor's obligation to keep the Premises in good condition and repair, LESSEE Lessee shall be responsible for payment of the cost thereof to Lessor as additional rent for that portion of the cost of any maintenance and repair of the Premises, or any equipment (iwherever located) all repairs (including replacements) necessary that serves only Lessee or the Premises, to maintain the Premises in substantially the same condition as exists on the Effective Date, extent such cost is attributable to causes beyond normal wear and tear and damage by fire or other casualty and eminent domain exceptedtear. LESSEE Lessee shall not be responsible for the cost of painting, repairing or replacing wall coverings, and to repair or replace any maintenance, repairs or replacement in or affecting any portions Premises improvements that are not ordinarily a part of the Premises occupied by Building or that are above then Building standards. Lessor may, at its option, upon reasonable notice, elect to have Lessee perform any tenant particular such maintenance or occupant other than LESSEE. In repairs the event that LESSEE has not performed such repairs and LESSOR elects to perform the repair, after written notice and a reasonable opportunity to cure, LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt cost of LESSOR’s written demand and evidence of payment thereforwhich is otherwise Lessee's responsibility hereunder. (b) LESSEE shall also be responsible for making any repairs to On the Property caused by any act, omission or negligence last day of LESSEE or its employees, agents, invitees, licensees, subtenantsthe term hereof, or contractors on any sooner termination, Lessee shall surrender the Premises to Lessor in the same condition as received, ordinary wear and shall indemnify tear excepted, clean and save harmless LESSOR from any and all expenses, liens, claims, free of debris. Any damage or damages to either persons or property arising out of, or resulting from deterioration of the failure to make such repairs; provided, however, LESSEE Premises shall not be obligated to make deemed ordinary wear and tear if the same could have been prevented by good maintenance practices by Lessee. Lessee shall repair any repairs damage to the Property if Premises occasioned by the need for such repairs is caused by LESSOR installation or its agentsremoval of Lessee's trade fixtures, contractorsalterations, employeesfurnishings and equipment. Except as otherwise stated in this Lease, guests or invitees. LESSOR Lessee shall have leave the right to make any repairs that are air lines, power panels, electrical distribution systems, lighting fixtures, air conditioning, window coverings, wall coverings, carpets, wall paneling, ceilings and plumbing on the responsibility of LESSEE under this Section 6.1(b) at LESSEE’s sole cost and expense after written notice and reasonable opportunity to make the repair, and LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor. (c) All repairs conducted by LESSEE shall be accomplished promptly with first class materials, in a good and workmanlike manner, in compliance with all applicable laws of all governmental authorities Premises and in a style, character and quality conforming to the existing construction of the Premisesgood operating condition.

LESSEE'S OBLIGATIONS. (a) Except for Capital Repairs (as hereinafter defined), LESSEE shall be responsible for (i) all repairs (including replacements) necessary to maintain the Premises in substantially the same condition as exists on the Effective Date, normal wear and tear and damage by fire or other casualty and eminent domain excepted. LESSEE shall not be responsible for any maintenance, repairs or replacement in or affecting any portions of the Premises occupied by any tenant or occupant other than LESSEE. In the event that LESSEE has not performed such repairs and LESSOR elects to perform the repair, after written notice and a reasonable opportunity to cure, LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor. (b) LESSEE shall also be responsible for making any repairs to the Property caused by any act, omission or negligence of LESSEE or its employees, agents, invitees, licensees, subtenants, subtenants or contractors and shall indemnify and save harmless LESSOR from any and all expenses, liens, claims, claims or damages to either persons or property arising out of, or resulting from from, the failure to make such repairs; provided, however, LESSEE shall not be obligated to make any repairs to the Property if the need for such repairs is caused by LESSOR or its agents, contractors, employees, guests or invitees. LESSOR shall have the right to make any repairs that are the responsibility of LESSEE under this Section 6.1(b) at LESSEE’s sole cost and expense after written notice and reasonable opportunity to make the repair, and LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor. (c) All repairs conducted by LESSEE shall be accomplished promptly with first class materials, in a good and workmanlike manner, in compliance with all applicable laws of all governmental authorities and in a style, character and quality conforming to the existing construction of the Premises.

LESSEE'S OBLIGATIONS. (a) Except for Capital Repairs (as hereinafter defined)Notwithstanding Lessor’s obligation to keep the Premises in good condition and repair, LESSEE Lessee shall be responsible for (i) all repairs (including replacements) necessary payment of the cost thereof to maintain Lessor as additional rent for that portion of the Premises in substantially cost of any maintenance and repair of the same condition as exists on Premises, to the Effective Date, extent such cost is attributable to causes beyond normal wear and tear tear, and damage by fire the cost of any equipment repairs (wherever located) that serves only Lessee or other casualty and eminent domain exceptedthe Premises, i.e. server rooms. LESSEE Lessee shall not be responsible for the cost of painting, repairing or replacing wall coverings, and to repair or replace any maintenance, repairs or replacement in or affecting any portions Premises improvements that are not ordinarily a part of the Premises occupied by Building or that are above the Building standards. Lessor may, at its option, upon reasonable notice, elect to have Lessee perform any tenant particular such maintenance or occupant other than LESSEE. In repairs the event that LESSEE has not performed such repairs and LESSOR elects to perform the repair, after written notice and a reasonable opportunity to cure, LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEEcost of which is otherwise Lessee’s receipt of LESSOR’s written demand and evidence of payment thereforresponsibility hereunder. (b) LESSEE shall also be responsible for making any repairs to On the Property caused by any act, omission or negligence last day of LESSEE or its employees, agents, invitees, licensees, subtenantsthe term hereof, or contractors on any sooner termination, Lessee shall surrender the Premises to Lessor in the same condition as received, ordinary wear and shall indemnify tear excepted, clean and save harmless LESSOR from any and all expenses, liens, claims, free of debris. Any damage or damages to either persons or property arising out of, or resulting from deterioration of the failure to make such repairs; provided, however, LESSEE Premises shall not be obligated to make deemed ordinary wear and tear if the same could have been prevented by good maintenance practices by Lessee. Lessee shall repair any repairs damage to the Property if Premises occasioned by the need for such repairs is caused by LESSOR installation or its agentsremoval of Lessee’s trade fixtures, contractorsalterations, employeesfurnishings and equipment. Except as otherwise stated in this Lease, guests or invitees. LESSOR Lessee shall have leave the right to make any repairs that are airlines, power panels, electrical distribution systems, lighting fixtures, air conditioning, window coverings, wall coverings, carpets, wall paneling, ceilings and plumbing on the responsibility of LESSEE under this Section 6.1(b) at LESSEE’s sole cost and expense after written notice and reasonable opportunity to make the repair, and LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor. (c) All repairs conducted by LESSEE shall be accomplished promptly with first class materials, in a good and workmanlike manner, in compliance with all applicable laws of all governmental authorities Premises and in a style, character and quality conforming to the existing construction of the Premisesgood operating condition.

LESSEE'S OBLIGATIONS. (a) Except for Capital Repairs Subject to the provisions of Paragraphs 2.2 (Lessor's warranty as hereinafter definedto condition), LESSEE shall be responsible for 2.3 (i) all repairs Lessor's warranty as to compliance with covenants, etc), 5.2 (including replacements) necessary Lessor's obligations to maintain the Premises in substantially the same condition as exists on the Effective Daterepair), normal wear 7 (damage and tear and damage by fire or other casualty and eminent domain excepted. LESSEE shall not be responsible for any maintenancedestruction), repairs or replacement in or affecting any portions of the Premises occupied by any tenant or occupant other than LESSEE. In the event that LESSEE has not performed such repairs and LESSOR elects to perform the repairLessee shall, after written notice and a reasonable opportunity to cure, LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor. (b) LESSEE shall also be responsible for making any repairs to the Property caused by any act, omission or negligence of LESSEE or its employees, agents, invitees, licensees, subtenants, or contractors and shall indemnify and save harmless LESSOR from any and all expenses, liens, claims, or damages to either persons or property arising out of, or resulting from the failure to make such repairs; provided, however, LESSEE shall not be obligated to make any repairs to the Property if the need for such repairs is caused by LESSOR or its agents, contractors, employees, guests or invitees. LESSOR shall have the right to make any repairs that are the responsibility of LESSEE under this Section 6.1(b) at LESSEE’s Lessee's sole cost and expense after written notice and reasonable opportunity at all times, keep the Premises and every part thereof in good order, condition and repair. Lessee is not responsible for repairing anything other than what is caused by its actions and is not required to make repairs to the premises caused by the element of age or that which is not caused by Lessee's neglect. Lessee, in keeping the Premises in good order, condition and repair, shall exercise and LESSEE perform good maintenance practices. Lessee's obligations shall reimburse LESSOR include restoration, replacements or renewals when necessary to keep the repair costs within thirty Premises and all improvements thereon or a part thereof in good order, condition and state of repair. Lessee shall not cause or permit any Hazardous Substance to be spilled or released in, on, under or about the Premises (30including through the plumbing or sanitary sewer system) days following LESSEE’s receipt and shall promptly, at Lessee's expense, take all investigatory and/or remedial action reasonably recommended, whether or not formally ordered or required, for the cleanup of LESSOR’s written demand any contamination of, and evidence of payment therefor. (c) All repairs conducted by LESSEE shall be accomplished promptly with first class materialsfor the maintenance, in a good and workmanlike manner, in compliance with all applicable laws of all governmental authorities and in a style, character and quality conforming to the existing construction security and/or monitoring of the Premises, the elements surrounding same, or neighboring properties, that was caused or materially contributed to by Lessee, or pertaining to or involving any Hazardous Substance and/or storage tank brought onto the Premises by or for Lessee or under its control.

LESSEE'S OBLIGATIONS. Lessee, at its sole cost and expense, shall comply with all Environmental Requirements relating to the storage, use and disposal of all Hazardous Materials, including those materials identified in Sections 66680 through 66685 of Title 22 of the California Administrative Code, Division 4, Chapter 30 (a"Title22") Except for Capital Repairs (as hereinafter defined), LESSEE shall be responsible for (i) all repairs (including replacements) necessary to maintain the Premises in substantially the same condition as exists may be amended from time to time. If Lessee does store, use or dispose of any Hazardous Materials other than copy machine toners or similar commonly used office supplies, Lessee shall notify Landlord in writing at least ten (10) days prior to the first appearance of such materials on the Effective DatePremises, normal wear Building or Office Building Project, and tear and damage by fire or other casualty and eminent domain excepted. LESSEE shall not be responsible for any maintenance, repairs or replacement in or affecting any portions of the Premises occupied by any tenant or occupant other than LESSEE. In the event that LESSEE has not performed such repairs and LESSOR elects to perform the repair, after written notice and a reasonable opportunity to cure, LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor. (b) LESSEE shall also be responsible for making any repairs to the Property caused by any act, omission or negligence of LESSEE or its employees, agents, invitees, licensees, subtenants, or contractors and shall indemnify and save harmless LESSOR from any and all expenses, liens, claims, or damages to either persons or property arising out of, or resulting from the failure to make such repairs; provided, however, LESSEE shall not be obligated to make any repairs to the Property if the need for such repairs is caused by LESSOR or its agents, contractors, employees, guests or invitees. LESSOR Lessor shall have the right to make any repairs disapprove of Lessee's use thereof on the Premises (provided that are the responsibility Lessor's failure to disapprove thereof shall not constitute Lessor's approval thereof or excuse Lessee from complying with the terms of LESSEE this paragraph 44), and Lessee's failure to so notify Lessor shall constitute a default under this Section 6.1(b) Lease. Lessee shall be solely responsible for and shall protect, defend, indemnify, and hold Lessor, its agents and contractors harmless from and against all Environmental Damages arising out of or in connection with the storage, use and disposal of Hazardous Materials by Lessee, its officers, employees, agents, representatives, servants, subtenants, concessionaires, licensees, contractors, invitees or permittees. If the presence of Hazardous Materials on the Premises, Building or Office Building Project caused or permitted by Lessee results in contamination or deterioration of water or soil resulting in a level of contamination greater than the levels established by any governmental agency (raving jurisdiction over such contamination, then Lessee shall, at LESSEE’s its sole cost and expense after written notice expense, promptly take any arid all action necessary to clean up such contamination if required by law or as a condition to the issuance or continuing effectiveness of any governmental approval which relates to tire use orthe Premises, Building or Offcc Building Project. If at any lime prior to the expiration of the Lease Term, Lessor shall reach a reasonable good faith determination that Lessee or its officers, employees, agents, representatives, servants, subtenants, concessionaires, licensees, contractors, invitees or permitees have at any time violated any Environmental Requirements, discharged any Hazardous Material onto the Premises, Building or Office Building Project, or surrounding areas or otherwise subjected Lessor or the Office Building Project to liability for Environmental Damages, then Lessor shall have the right to require Lessee to conduct appropriate tests of water arid soil and reasonable opportunity to make deliver to Lessor the repairresult of such tests to demonstrate that no contamination in excess of legally permitted levels has occurred as a result of Lessee's use of tire Premises, Building or Office Building Project. If (lie presence of Hazardous Materials on die Premises, Building or Office Building Project is caused or permitted by Lessee or its officers, employees, agents, representatives, servants, subtetiants, concessionaires, licensees, contractors, invitees or permittees such that Lessor or Lessee becomes obligated to conduct the necessary clean-up of such contamination as required above, then, Lessee shall further be solely responsible for, and LESSEE shall reimburse LESSOR the repair protect, defend, indemnify and hold Lessor, its agents and contractors harmless from and against all claims, costs within thirty (30) days following LESSEE’s receipt and liabilities, including actual attorneys' fees, expert witness fees and costs, arising out of LESSOR’s written demand or in connection with any removal, cleanup and evidence of payment therefor. (c) All repairs conducted by LESSEE shall be accomplished promptly with first class materials, in a good restoration work and workmanlike manner, in compliance with all applicable laws of all governmental authorities and in a style, character and quality conforming materials required hereunder to the existing construction of return the Premises, Building or Office Building Project and any other property of whatever nature to conditions which existed prior to Lessee's use thereof and which are within acceptable levels according to all Environmental Requirepients or any other Federal, State or local governmental requirements. Lessee's obligations hereunder shall survive tile expiration or earlier termination of this Lease.

LESSEE'S OBLIGATIONS. 15.1 The Lessee shall maintain the Premises, including all improvements therein in a good state of repair and in good condition. The Lessee shall make all needed lessee’s repairs. Subject to Section 16.2.4, at the expiry of the lease, the Lessee shall restore the Premises to a good state of repair and condition such as they were at the beginning of the lease, except for reasonable wear and tear. Should the Lessee fail to fulfil its obligations, the Lessor may, upon giving the Lessee a five (a) Except 5)-day written notice, carry out the repair and maintenance work. All reasonable costs incurred by the Lessor shall be payable by the Lessee to the Lessor upon demand. The Lessee shall advise the Lessor, without delay and in writing, of any defects in or damages to the Premises. 15.2 The Lessee shall not obstruct nor affect the proper functioning of the heating, air-conditioning, water, sewage and gas equipment, wash-rooms, drains and accessories in and about the Premises. It shall advise the Lessor, without delay and in writing, of any accident or defects in their proper functioning. The Lessee shall be solely responsible for Capital Repairs damage to said systems, equipment, and accessories caused by its abuse or negligence. 15.3 The Lessee undertakes not to bring into or store in or about the Premises or the Building anything which is contrary to the fire, police and health and safety laws, orders, decrees and regulations of the municipality in which the Immovable is located, of the urban community (as hereinafter definedif such is the case), LESSEE or any other government authority with jurisdiction over the Premises, the occupancy thereof or the business carried on by the Lessee in the Premises, nor permit such to be done. 15.4 Subject to Section 23.21, the Lessee shall not bring into or store in the Premises anything which could cause the insurance policies of the Lessor or of the other lessees of the Building to be cancelled. Subject to Section 23.21, no inflammable or explosive material of any kind whatsoever shall be responsible for (i) all repairs (including replacements) necessary to maintain brought into or stored in the Premises in substantially or the same condition as exists Building. The Lessee shall pay, on demand, to the Effective Date, normal wear and tear and damage Lessor any additional insurance premiums required for insurance coverage subscribed for by fire the Lessor or by other casualty and eminent domain excepted. LESSEE shall not be responsible for any maintenance, repairs or replacement in or affecting any portions lessees of the Premises occupied Immovable because of: 15.4.1 the activities carried on by any tenant the Lessee; 15.4.2 the items or occupant other than LESSEE. In objects which the event that LESSEE has not performed such repairs and LESSOR elects to perform Lessee keeps or stores in the repair, after written notice and a reasonable opportunity to cure, LESSEE shall reimburse LESSOR Premises; or 15.4.3 the repair costs within thirty (30) days following LESSEE’s receipt conduct of LESSOR’s written demand and evidence of payment thereforbusiness by the Lessee. (b) LESSEE 15.5 The Lessee shall also be responsible hold harmless and indemnify the Lessor against all: 15.5.1 penalty or damage imposed or suffered as a consequence of any breach of any law, order, decree or regulation whatsoever; and 15.5.2 liability including liability for making any repairs personal injury or damage to property by or to the Property caused by any act, omission or negligence of LESSEE or its Lessee’s employees, agents, inviteesclients, licensees, subtenants, visitors or contractors licensees and shall indemnify and save harmless LESSOR from any and all expenses, liens, claims, damages or damages to either persons expenses as a result of any act or property arising out of, or resulting from the failure to make such repairs; provided, however, LESSEE shall not be obligated to make any repairs to the Property if the need for such repairs is caused by LESSOR or its agents, contractors, employees, guests or invitees. LESSOR shall have the right to make any repairs that are the responsibility of LESSEE under this Section 6.1(b) at LESSEE’s sole cost and expense after written notice and reasonable opportunity to make the repair, and LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment thereforomission. (c) All repairs conducted by LESSEE shall be accomplished promptly with first class materials, in a good and workmanlike manner, in compliance with all applicable laws of all governmental authorities and in a style, character and quality conforming to the existing construction of the Premises.

LESSEE'S OBLIGATIONS. (a) Except for Capital Repairs Subject to the provisions of Paragraphs 2.2 (Lessor's warranty as hereinafter definedto condition), LESSEE 2.3 (Lessor's warranty as to compliance with covenants, etc.), pressure vessels, fire sprinkler and/or standpipe and hose or other automatic fire extinguishing system, including fire alarm and/or smoke detection systems and equipment, fire hydrants, fixtures, walls (interior and exterior), foundations, ceilings, roofs, floors, windows, doors, plate glass, skylights, landscaping, driveways, parking lots, fences, retaining walls, signs, sidewalks and parkways located in, on, about, or adjacent to the Premises. Lessee shall not cause or permit any Hazardous Substance to be responsible for (i) all repairs spilled or released in, on, under or about the Premises (including replacementsthrough the plumbing or sanitary sewer systems) necessary and shall promptly, at Lessor's expense, take all investigatory and/or remedial action reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of the Premises, the elements surrounding same, or neighboring properties, that was caused or materially contributed to maintain by lessee, or pertaining to or involving any Hazardous Substance and/or storage tank brought onto the Premises by or for Lessee or under its control. Lessee, in keeping the Premises in substantially good order, condition and repair, shall exercise and perform good maintenance practices. Lessee's obligations shall include restorations, replacements or renewals when necessary to keep the same Premises and all improvements thereon or a part thereof in good order, condition as exists and state of repair. If Lessee occupies the Premises for seven (7) years or more, Lessor may require Lessee to repaint the exterior of the buildings on the Effective DatePremises as reasonably required, normal wear and tear and damage by fire or other casualty and eminent domain excepted. LESSEE shall but not be responsible for any maintenance, repairs or replacement in or affecting any portions of the Premises occupied by any tenant or occupant other more frequently than LESSEE. In the event that LESSEE has not performed such repairs and LESSOR elects to perform the repair, after written notice and a reasonable opportunity to cure, LESSEE shall reimburse LESSOR the repair costs within thirty once every seven (307) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment thereforyears. (b) LESSEE shall also be responsible for making any repairs to the Property caused by any actLessee shall, omission or negligence of LESSEE or its employees, agents, invitees, licensees, subtenants, or contractors and shall indemnify and save harmless LESSOR from any and all expenses, liens, claims, or damages to either persons or property arising out of, or resulting from the failure to make such repairs; provided, however, LESSEE shall not be obligated to make any repairs to the Property if the need for such repairs is caused by LESSOR or its agents, contractors, employees, guests or invitees. LESSOR shall have the right to make any repairs that are the responsibility of LESSEE under this Section 6.1(b) at LESSEE’s Lessee's sole cost and expense after written notice expense, procure and reasonable opportunity maintain contracts, with copies to make the repair, and LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor. (c) All repairs conducted by LESSEE shall be accomplished promptly with first class materialsLessor, in a good customary form and workmanlike mannersubstance for and with contractors specializing and experienced in, in compliance with all applicable laws of all governmental authorities the inspection, maintenance and in a style, character and quality conforming to the existing construction service of the following equipment and improvements, if any,located on the Premises: (i) heating, air conditioning and ventilation equipment, (ii) boiler, fired or unfired pressure vessels, (iii) fire sprinkler and/or standpipe and hose or other automatic fire extinguishing systems, including fire alarm and/or smoke detection, (iv) landscaping and irrigation systems, (v) roof covering and drain maintenance and (vi)asphalt and parking lot maintenance.

LESSEE'S OBLIGATIONS. (aA) Except for Capital Repairs (as hereinafter defined)Notwithstanding Lessor's obligation to keep the Premises in good condition and repair, LESSEE Lessee shall be responsible for payment of the cost thereof to Lessor as additional rent for that portion of the cost of any maintenance and repair of the Premises, or any equipment (iwherever located) all repairs (including replacements) necessary that serves only Lessee or the Premises, to maintain the Premises in substantially the same condition as exists on the Effective Date, extent such cost is attributable to causes beyond normal wear and tear and damage by fire or other casualty and eminent domain exceptedtear. LESSEE Lessee shall not be responsible for the cost of painting, repairing or replacing wall coverings, and to repair or replace any maintenance, repairs or replacement in or affecting any portions Premises improvements that are not ordinarily a part of the Premises occupied by any tenant Building. Lessor may, at its option, upon at least twenty (20) days prior notice to Lessee, perform such maintenance or occupant other than LESSEErepair at Lessee's cost that is otherwise Lessee's responsibility hereunder. In the event that LESSEE has not performed During such repairs and LESSOR elects twenty (20) day period Lessee may inform Lessor of its intention to perform the such maintenance or repair on its own and Lessor shall not have any right to perform such maintenance or repair, after written notice and a reasonable opportunity to cure, LESSEE shall reimburse LESSOR the except if Lessee does not perform such maintenance or repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment thereforthereof. (bB) LESSEE shall also be responsible for making any repairs to On the Property caused by any act, omission or negligence last day of LESSEE or its employees, agents, invitees, licensees, subtenantsthe term hereof, or contractors on any sooner termination, Lessee shall surrender the Premises to Lessor in the same condition as received, ordinary wear and shall indemnify tear excepted, clean and save harmless LESSOR from any and all expenses, liens, claims, free of debris. Any damage or damages to either persons or property arising out of, or resulting from deterioration of the failure to make such repairs; provided, however, LESSEE Premises shall not be obligated deemed ordinary wear and tear if the same could have been prevented by good maintenance practices by Lessee. Lessee shall repair all penetrations and damage (including markings to make walls and stains in carpet). Lessee shall repair any repairs damage to the Property if Premises occasioned by the need for such repairs is caused by LESSOR installation or its agentsremoval of Lessee's trade fixtures, contractorsalterations, employeesfurnishings and equipment. Except as otherwise stated in this Lease, guests or invitees. LESSOR Lessee shall have leave the right to make any repairs that are air lines, power panels, electrical distribution systems, lighting fixtures, air conditioning, window coverings, wall coverings, carpets, wall paneling, ceilings and plumbing on the responsibility of LESSEE under this Section 6.1(b) Premises in the same good operating condition as they were at LESSEE’s sole cost and expense after written notice and reasonable opportunity to make the repair, and LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor. (c) All repairs conducted by LESSEE shall be accomplished promptly with first class materials, in a good and workmanlike manner, in compliance with all applicable laws of all governmental authorities and in a style, character and quality conforming to the existing construction commencement of the PremisesLease, ordinary wear and tear excepted. Should Lessee fail to surrender the Premises in the condition described herein, it is agreed and understood that Lessor may elect to deem the lease as a holdover lease pursuant to Paragraph 25 herein and Lessee shall pay rent at the rate set forth in such Paragraph 25.

LESSEE'S OBLIGATIONS. (a) Except Lessee hereby agrees that it will remediate both during and following the Term, to the satisfaction of the applicable governmental and regulatory agencies and , to the extent the same are not inconsistent therewith, on a basis consistent with applicable Laws, any release into the environment of Hazardous Substance which is required to be remediated under applicable Laws, to the extent such release results or resulted from the us of ( or activities on) the Premises by Lessee, Lessee's invitees or any Lessee Party (defined below). In those instances where Lessee, Lessee's invitees or any Lessee Party has a duty to remediate pursuant to the immediately preceding sentence, Lessee shall commence the process necessary for Capital Repairs (as hereinafter defined)such remediation with reasonable promptness following the receipt to written notice from Lessor or any applicable governmental or regulatory agency of the governmental requirement for such remediation, LESSEE and thereafter shall pursue such remediation to completion with reasonable promptness. Lessee hereby agrees that any such remediation required under this Paragraph 6.2.2 shall be responsible for conducted in a manner consistent with the standard of remediation applied to similar contaminations with respect to comparable commercial projects in California. Notwithstanding any provision of this Paragraph 6.2.2 tot he contrary, except as specifically provided in Paragraph 6.2.6 below, (iI) all repairs (including replacements) necessary to maintain the Premises in substantially the same condition as exists on the Effective Date, normal wear and tear and damage by fire or other casualty and eminent domain excepted. LESSEE Lessee shall not be responsible for any maintenancecurrent, repairs pre-existing or replacement in or affecting any portions future contamination of the Premises, the Building or the Project by Hazardous Substances to the extent such contamination did not result from the us of (or activities on) the Premises occupied by Lessee, Lessee's invitee(s) or any tenant Lessee Party, and (ii) Lessee shall have no obligation to pay to or occupant other than LESSEE. In to reimburse Lessor for (or otherwise bear) any expense, cost or liability with respect to such contamination to the event that LESSEE has extent the same did not performed such repairs and LESSOR elects to perform result from the repair, after written notice and a reasonable opportunity to cure, LESSEE shall reimburse LESSOR use of (or activities on) the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment thereforPremises by Lessee or any Lessee Party. (b) LESSEE With reasonable promptness following acquisition of actual knowledge of any material release of Hazardous Substance in, on, at, under, above or about the Premise, the Building or Project which Lessee is required to remediate pursuant to this Paragraph 6.2.2, Lessee shall also be responsible for making any repairs to notify Lessor of the Property caused by any act, omission or negligence existence of LESSEE or its employees, agents, invitees, licensees, subtenants, or contractors and shall indemnify and save harmless LESSOR from any and all expenses, liens, claims, or damages to either persons or property arising out of, or resulting from the failure to make such repairsrelease; provided, however, LESSEE that Lessee shall not be obligated deemed to make have actual knowledge of any repairs to such release unless and until the Property if operations manager of Lessee shall become actually aware of the need for existence of such repairs is caused by LESSOR or its agents, contractors, employees, guests or invitees. LESSOR shall have the right to make any repairs that are the responsibility of LESSEE under this Section 6.1(b) at LESSEE’s sole cost and expense after written notice and reasonable opportunity to make the repair, and LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment thereforrelease. (c) All repairs conducted In any case where Lessee is required or requested by LESSEE Lessor or any other party to remediate (or bear the cost of remediating) any Hazardous Substance in, on, at, under, above or about the Premises, the Building or Project (I) Lessee shall be accomplished promptly with first class materialspermitted, subject to reasonable participation by Lessor, to supervise investigation of the extent of the release of Hazardous Substance in a good question, (ii) Lessee shall be permitted, subject to the reasonable approval of Lessor, to structure and workmanlike manner, in compliance with all applicable laws of all negotiate the remediation plan to be submitted to and approved by the governmental authorities having jurisdiction, and in a style(iii) Lessee shall be permitted, character and quality conforming subject to reasonable participation by lessor, to supervise the actual remediation. In connection with foregoing, Lessee shall be provided, free of charge, with reasonable access to all portions of the Premises possibly relevant to the existing construction foregoing activities, including, without limitation, reasonable access beyond the Term of this Lease, as necessary. (d) Lessee shall conduct all of its operations within the PremisesPremises relating to the use, transportation, storage and/or disposal of Hazardous Substance (if any) in accordance with Laws applicable thereto.

LESSEE'S OBLIGATIONS. Lessee, at its sole cost and expense, shall comply with all Environmental Requirements relating to the storage, use and disposal of all Hazardous Materials, including those materials identified in Sections 66680 through 66685 of Title 22 of the California Administrative Code, Division 4, Chapter 30 (a"Title 22") Except for Capital Repairs (as hereinafter defined), LESSEE the same may be amended from time to time. Lessee shall be solely responsible for (i) and shall protect, defend, indemnify, and hold Lessor, its agents and contractors harmless from and against all repairs (including replacements) necessary to maintain Environmental Damages arising out of or in connection with the Premises in substantially the same condition as exists on the Effective Datestorage, normal wear use and tear and damage disposal of Hazardous Materials by fire or other casualty and eminent domain excepted. LESSEE shall not be responsible for any maintenanceLessee, repairs or replacement in or affecting any portions of the Premises occupied by any tenant or occupant other than LESSEE. In the event that LESSEE has not performed such repairs and LESSOR elects to perform the repairits officers, after written notice and a reasonable opportunity to cure, LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor. (b) LESSEE shall also be responsible for making any repairs to the Property caused by any act, omission or negligence of LESSEE or its employees, agents, inviteesrepresentatives, servants, subtenants, concessionaires, licensees, subtenantscontractors, invitees or contractors permittees. If the presence of Hazardous Materials on the Premises, Building or Building Project caused or permitted by Lessee results in contamination or deterioration of water or soil resulting in a level of contamination greater than the levels established by any governmental agency having jurisdiction over such contamination, then Lessee shall, at its sole cost and shall indemnify and save harmless LESSOR from expense, promptly take any and all expenses, liens, claims, action necessary to clean up such contamination if required by law or damages to either persons or property arising out of, or resulting from the failure to make such repairs; provided, however, LESSEE shall not be obligated to make any repairs as a condition to the Property if issuance or continuing effectiveness of any governmental approval which relates to the need for such repairs is caused by LESSOR use of the Premises, Building or Building Project. If at any time prior to the expiration of the Lease term, Lessor shall reach a reasonable good faith determination that Lessee or its officers, employees, agents, representatives, servants, subtenants, concessionaires, licensees, contractors, employeesinvitees or permittees have at any time violated any Environmental Requirements, guests discharged any Hazardous Material onto the Premises, Building or invitees. LESSOR Building Project, or surrounding areas or otherwise subjected Lessor or the Building Project to liability for Environmental Damages, then Lessor shall have the right to make any repairs that are the responsibility of LESSEE under this Section 6.1(b) require Lessee at LESSEE’s Lessor's sole cost and expense after written notice to conduct appropriate tests of water and reasonable opportunity soil and to make deliver to Lessor the repair, and LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt result of LESSOR’s written demand and evidence such tests to demonstrate that no contamination in excess of payment therefor. (c) All repairs conducted by LESSEE shall be accomplished promptly with first class materials, in legally permitted levels has occurred as a good and workmanlike manner, in compliance with all applicable laws result of all governmental authorities and in a style, character and quality conforming to the existing construction Lessee's use of the Premises, Building or Building Project. If it is determined that Lessee is responsible for the presence of Hazardous Materials on the Premises or Building in excess of legally permitted levels, Lessee shall pay for such tests. If the presence of Hazardous Materials on the Premises, Building or office Building Project is caused or permitted by Lessee or its officers, employees, agents, representatives, servants, subtenants, concessionaires, licensees, contractors, invitees or permittees such that Lessor or Lessee becomes obligated to conduct the necessary clean-up of such contamination as required above, then, Lessee shall further be solely responsible for, and shall protect, defend, indemnify and hold Lessor, its agents and contractors harmless from and against all claims, costs and liabilities, including actual attorneys' fees, expert witness fees and costs, arising out of or in connection with any removal, cleanup and restoration work and materials required hereunder to return the Premises, Building or office Building Project and any other property of whatever nature to conditions which existed prior to Lessee's use thereof and which are within acceptable levels according to all Environmental Requirements or any other Federal, State or local governmental requirements. Lessee's obligations hereunder shall survive the termination of this Lease. Lessor shall indemnify, defend by counsel reasonably acceptable to Lessee, protect and hold Lessee harmless from and against all liabilities, losses, costs and expenses, demands, causes of action, claims or judgments directly or indirectly arising out of the use, generation, storage or disposal of Hazardous Materials on the Premises, Building, or Building Project by Lessor or any of Lessor's agents, employees or contractors. Lessor's obligations pursuant to the foregoing indemnity shall survive the termination of this Lease.

LESSEE'S OBLIGATIONS. (a) Except Lessee represents, warrants and agrees that, during the Term or any extension thereof, or for Capital Repairs (such longer period as hereinafter defined)may be specified herein, LESSEE Lessee shall comply with the following provisions unless otherwise specifically approved in writing by the Lease Administrator: a. Any handling, transportation, storage, treatment or usage by Lessee of Hazardous Materials that is to occur on the Premises following the Commencement Date shall be responsible for (i) all repairs (including replacements) necessary to maintain the Premises in substantially the same condition as exists on the Effective Date, normal wear and tear and damage by fire or other casualty and eminent domain excepted. LESSEE shall not be responsible for any maintenance, repairs or replacement in or affecting any portions of the Premises occupied by any tenant or occupant other than LESSEE. In the event that LESSEE has not performed such repairs and LESSOR elects to perform the repair, after written notice and a reasonable opportunity to cure, LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor. (b) LESSEE shall also be responsible for making any repairs to the Property caused by any act, omission or negligence of LESSEE or its employees, agents, invitees, licensees, subtenants, or contractors and shall indemnify and save harmless LESSOR from any and all expenses, liens, claims, or damages to either persons or property arising out of, or resulting from the failure to make such repairs; provided, however, LESSEE shall not be obligated to make any repairs to the Property if the need for such repairs is caused by LESSOR or its agents, contractors, employees, guests or invitees. LESSOR shall have the right to make any repairs that are the responsibility of LESSEE under this Section 6.1(b) at LESSEE’s sole cost and expense after written notice and reasonable opportunity to make the repair, and LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor. (c) All repairs conducted by LESSEE shall be accomplished promptly with first class materials, in a good and workmanlike manner, in compliance with all applicable laws Hazardous Materials Laws. b. Any release of all Hazardous Materials which may occur on the Premises following the Commencement Date shall be promptly and thoroughly cleaned and removed from the Premises by Lessee at its sole expense, and any such discharge shall be promptly reported in writing to Lessor, and to any other appropriate governmental authorities and regulatory authorities. c. No friable asbestos shall be constructed, placed on, deposited, stored, disposed of, or located by Lessee in a style, character and quality conforming to the existing construction of the Premises. d. No underground improvements, including but not limited to treatment or storage tanks, or water, gas or oil xxxxx shall be located by Lessee on the Premises without Lessor’s prior written consent. e. Lessee shall conduct and complete all investigations, studies, sampling, and testing procedures and all remedial, removal, and other actions necessary to clean up and remove all Hazardous Materials on, from, or affecting the Premises in accordance with all applicable Hazardous Materials’ Laws and to the satisfaction of Lessor. f. Lessee shall promptly provide to Lessor copies of all notices, reports, correspondence, and submissions made by Lessee to the United States Environmental Protection Agency, the United Occupational Safety and Health Administration, and any other local, state or federal authority which requires submission of any information concerning environmental matters or hazardous wastes or substances pursuant to applicable Hazardous Materials’ Laws. g. Lessee shall promptly notify Lessor of any liens threatened or attached against the Premises pursuant to any Hazardous Materials’ Law. If such a lien is filed against the Premises, then within twenty (20) days following such filing or before any governmental authority commences proceedings to sell the Premises pursuant to the lien, whichever occurs first, Lessee shall either: (a) pay the claim and remove the lien from the Premises; or (b) furnish either (1) a bond or cash deposit reasonably satisfactory to Lessor in an amount not less than the claim from which the lien arises, or (2) other security satisfactory to Lessor in an amount not less than that which is sufficient to discharge the claim from which the lien arises. At the end of this lease, Lessee shall surrender the Premises to Lessor free of any and all Hazardous Materials and in compliance with all Hazardous Materials’ Laws affecting the Premises.

LESSEE'S OBLIGATIONS. 12.1 The Lessee shall during the Rental Period: (a) Except for Capital Repairs (as hereinafter defined), LESSEE shall be responsible for (i) all repairs (including replacements) necessary provide to maintain the Premises in substantially Lessor reasonable notice of when the same condition as exists on the Effective Date, normal wear and tear and damage by fire Equipment requires maintenance or other casualty and eminent domain excepted. LESSEE shall not be responsible for any maintenance, repairs or replacement in or affecting any portions of the Premises occupied by any tenant or occupant other than LESSEE. In the event that LESSEE has not performed such repairs and LESSOR elects to perform the repair, after written notice and a reasonable opportunity to cure, LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor.; (b) LESSEE shall also be responsible for making bear the reasonable cost of the repair or rectification of any repairs damage to the Property caused Equipment resulting from misuse, neglect, alteration, mishandling or unauthorised manipulation by any actperson permitted by the Lessee to use the Equipment, omission or negligence of LESSEE or its employees, agents, invitees, licensees, subtenants, or contractors and shall indemnify and save harmless LESSOR from any and all expenses, liens, claims, or damages to either persons or property arising out of, or resulting from provided that the failure to make such repairs; provided, however, LESSEE Lessee shall not be obligated to make liable for any repairs to the Property if the need for such repairs costs of repair where damage is caused by LESSOR or its agents, contractors, employees, guests or invitees. LESSOR shall have an operator provided by the right to make any repairs that are the responsibility of LESSEE under this Section 6.1(b) at LESSEE’s sole cost and expense after written notice and reasonable opportunity to make the repair, and LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor.Lessor; (c) All repairs conducted permit the Lessor or its duly authorised representative to inspect the Equipment at all reasonable times and on reasonable notice and for such purpose to enter the Site or any premises at which the Equipment may be located, and shall grant reasonable access and facilities for such inspection; (d) not, without the prior written consent of the Lessor (such consent not to be unreasonably withheld or delayed), part with control of (including for the purposes of repair or maintenance), sell or offer for sale, underlet or lend the Equipment; (e) not without the prior written consent of the Lessor (such consent not to be unreasonably withheld or delayed), attach the Equipment to any land or building so as to cause the Equipment to become a permanent or immovable fixture on such land or building. If the Equipment does become affixed to any land or building then the Equipment must be capable of being removed without material injury to such land or building and the Lessee shall repair and make good any damage caused by LESSEE shall the affixation or removal of the Equipment from any land or building; (f) not do or permit to be accomplished promptly with first class materialsdone any act or thing which will or may jeopardise the right, title or interest of the Lessor in a good and workmanlike mannerthe Equipment. (g) not use the Equipment for any unlawful purpose; (h) not remove from the Equipment anything that identifies it as being the Lessor’s property; and (i) at the end of the Rental Period, in compliance with all applicable laws of all governmental authorities and in a style, character and quality conforming allow the Lessor or its representatives access to the existing construction Site or any other premises where the Equipment is located for the purpose of removing the PremisesEquipment.

LESSEE'S OBLIGATIONS. (a) Except Lessee shall, at Lessee's sole cost and expense, keep the Premises, including all HVAC, plumbing, electrical and mechanical systems servicing the Premises, in good and sanitary condition and repair at all times during the Term. All damage, injury or breakage to any part or portion of the Premises or the Building Project caused by the willful or negligent act or omission of Lessee or Lessee's agents, contractors, licensees, directors, officers, partners, trustees, visitors or invitees (collectively, "Lessee's Employees") shall be promptly repaired by Lessee, at Lessee's sole cost and expense, to the satisfaction of Lessor provided, however, no such repair shall be made without obtaining Lessor's prior written consent and instructions as to any special precautions or steps which may be required; provided further, however, that Lessee shall be entitled to receive reimbursement for Capital Repairs such expense to the extent that the cost of any such repair is covered by insurance obtained by Lessor as part of Operating Expenses and is related to damage to the Premises or to the Building Project rather than expenses. Lessor may make any repairs which are not made by Lessee within a reasonable amount of time (except in the case of emergency when such repairs can be made immediately), and charge Lessee for the cost of such repairs. Lessee shall be solely responsible for the design and function of all Alterations (as hereinafter defined), LESSEE shall be responsible for (i) whether or not installed by Lessor at Lessee's request. Lessee waives all rights to make repairs (including replacements) necessary to maintain the Premises in substantially or to the same condition as exists on Building Project at the Effective Dateexpense of Lessor, normal wear and tear and damage by fire or other casualty and eminent domain excepted. LESSEE shall not be responsible for any maintenance, repairs or replacement in or affecting any portions to deduct the cost of the Premises occupied by any tenant or occupant other than LESSEE. In the event that LESSEE has not performed such repairs and LESSOR elects from any payment owed to perform Lessor under the repair, after written notice and a reasonable opportunity to cure, LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment thereforLease. (b) LESSEE Lessee shall also be responsible not make any claim or demand upon or bring any action against Lessor for making any repairs to the Property loss, cost, liability, damages or other expenses caused by any actfailure or defect, omission structural or negligence nonstructural, of LESSEE the Premises or its employeesany part thereof. Without limiting the generality of the foregoing, agents, invitees, licensees, subtenants, or contractors and shall indemnify and save harmless LESSOR from Lessee waives any and all expenses, liens, claims, or damages to either persons or property arising out of, or resulting from the failure to make such repairs; provided, however, LESSEE shall not be obligated to make any repairs to the Property if the need for such repairs is caused by LESSOR or its agents, contractors, employees, guests or invitees. LESSOR shall have the right to make any repairs that are at Lessor's expense under the responsibility provisions of LESSEE under this Section 6.1(b) at LESSEE’s sole cost Sections 1941 and expense after written notice and reasonable opportunity to make the repair, and LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor. (c) All repairs conducted by LESSEE shall be accomplished promptly with first class materials, in a good and workmanlike manner, in compliance with all applicable laws of all governmental authorities and in a style, character and quality conforming to the existing construction 1942 of the PremisesCalifornia Civil Code, as amended.

LESSEE'S OBLIGATIONS. Lessee, at its sole cost and expense, shall comply with all Environmental Requirements relating to the storage, use and disposal of all Hazardous Materials, including those materials identified in Sections 66680 through 66685 of Title 22 of the California Administrative Code, Division 4, Chapter 30 (a"Title 22") Except for Capital Repairs (as hereinafter defined), LESSEE shall be responsible for (i) all repairs (including replacements) necessary to maintain the Premises in substantially the same condition as exists may be amended from time to time. If Lessee does store, use or dispose of any Hazardous Materials, Lessee shall notify Landlord in writing at least ten (10) days prior to the first appearance of such materials on the Effective DatePremises, normal wear Building or Office Building Project, and tear and damage by fire or other casualty and eminent domain excepted. LESSEE shall not be responsible for any maintenance, repairs or replacement in or affecting any portions of the Premises occupied by any tenant or occupant other than LESSEE. In the event that LESSEE has not performed such repairs and LESSOR elects to perform the repair, after written notice and a reasonable opportunity to cure, LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor. (b) LESSEE shall also be responsible for making any repairs to the Property caused by any act, omission or negligence of LESSEE or its employees, agents, invitees, licensees, subtenants, or contractors and shall indemnify and save harmless LESSOR from any and all expenses, liens, claims, or damages to either persons or property arising out of, or resulting from the failure to make such repairs; provided, however, LESSEE shall not be obligated to make any repairs to the Property if the need for such repairs is caused by LESSOR or its agents, contractors, employees, guests or invitees. LESSOR Lessor shall have the right to make any repairs disapprove of Lessee's use thereof on the Premises (provided that are Lessor's failure to disapprove thereof shall not constitute Lessor's approval thereof or excuse Lessee from complying with the responsibility terms of LESSEE this paragraph 45), and Lessee's failure to so notify Lessor shall constitute a default under this Section 6.1(b) Lease. Lessee shall be solely responsible for and shall protect, defend, indemnify, and hold Lessor, its agents and contractors harmless from and against all Environmental Damages arising out of or in connection with the storage, use and disposal of Hazardous Materials by Lessee, its officers, employees, agents, representatives, servants, sublessees, concessionaires, licensees, contractors, invitees or permittees. If the presence of Hazardous Materials on the Premises, Building or Office Building Project caused or permitted by Lessee results in contamination or deterioration of water or soil resulting in a level of contamination greater than the levels established by any governmental agency having jurisdiction over such contamination, then Lessee shall, at LESSEE’s its sole cost and expense after written notice expense, promptly take any and reasonable opportunity all action necessary to make the repair, and LESSEE shall reimburse LESSOR the repair costs within thirty (30) days following LESSEE’s receipt of LESSOR’s written demand and evidence of payment therefor. (c) All repairs conducted clean up such contamination if required by LESSEE shall be accomplished promptly with first class materials, in law or as a good and workmanlike manner, in compliance with all applicable laws of all governmental authorities and in a style, character and quality conforming condition to the existing construction issuance or continuing effectiveness of any governmental approval which relates to the use of the Premises, Building or Office Building Project. If at any time prior to the expiration of the Lease term, Lessor shall reach a reasonable good faith determination that Lessee or its officers, employees, agents, representatives, servants, sublessees, concessionaires, licensees, contractors, invitees or permittees have at any time violated any Environmental Requirements, discharged any Hazardous Material onto the Premises, Building or Office Building Project, or surrounding areas or otherwise subjected Lessor or the Office Building Project to liability for Environmental Damages, then Lessor shall have the right to require Lessee to conduct appropriate tests of water and soil and to deliver to Lessor the result of such tests to demonstrate that no contamination in excess of legally permitted levels has occurred as a result of Lessee's use of the Premises, Building or Office Building Project. If the presence of Hazardous Materials on the Premises, Building or office Building Project is caused or permitted by Lessee or its officers, employees, agents, representatives, servants, sublessees, concessionaires, licensees, contractors, invitees or permittees such that Lessor or Lessee becomes obligated to conduct the necessary clean-up of such contamination as required above, then, Lessee shall further be solely responsible for, and shall protect, defend, indemnify and hold Lessor, its agents and contractors harmless from and against all claims, costs and liabilities, including actual attorneys' fees, expert witness fees and costs, arising out of or in connection with any removal, cleanup and restoration work and materials required hereunder to return the Premises, Building or office Building Project and any other property of whatever nature to conditions which existed prior to Lessee's use thereof and which are within acceptable levels according to all Environmental Requirements or any other Federal, State or local governmental requirements. Lessee's obligations hereunder shall survive the termination of this Lease.