Common use of REPAIRS, REPLACEMENTS, ALTERATIONS Clause in Contracts

REPAIRS, REPLACEMENTS, ALTERATIONS. A. Tenant shall take good care of the Demised Premises and the fixtures and appurtenances therein. Tenant shall make, at its own expense, all repairs and replacements required to keep the Demised Premises and fixtures in good working order and condition except (1) structural repairs, (2) repairs required to be made by Landlord pursuant to Article 13 hereof, and (3) such repairs as may be required of Landlord in furnishing the services specified in Article 10 hereof. Landlord shall maintain, at its own expense, (which expense shall be deemed an operating expense) all light bulbs, fluorescent tubes, and lighting fixtures in the Demised Premises, including all component parts such as starters, ballasts, and lenses or grills. All repairs made by Tenant shall be at least equal in quality to the original work. Tenant shall not make any installations, alterations, additions or improvements in or to the Demised Premises without first obtaining Landlord's written consent thereto, and shall make the same and all repairs only between such hours and by such contractors or mechanics as may be supplied or approved by Landlord. All alterations, decorations, installations, additions or improvements upon the Demised Premises made by either party (including but not limited to paneling, partitions, railings, and the like), except Tenant's movable fixtures and furniture, shall, unless Landlord elects otherwise (by notice in writing to Tenant given not less than twenty (20) days prior to the expiration or other termination of this Lease or of any renewal or extension thereof) become the property of Landlord and shall remain upon, and be surrendered with, said Premises, as a part thereof, at the end of said Term or renewal Term, as the case may be. If Landlord shall elect otherwise, then Tenant shall remove, at its expense, such alterations, installations, additions or improvements made by Tenant upon the Premises as Landlord shall specify, and Tenant shall repair and restore the Premises to its original condition at Tenant's sole expense prior to the termination date. B. If, because of any acts or omission of Tenant or anyone claiming through or under Tenant, any mechanic's or other lien or order for the payment of money shall be filed against the Demised Premises, the Land or the Building, or against Landlord (whether or not such lien or order is valid or enforceable as such), Tenant shall, at Tenant's own cost and expense, cause the same to be canceled and discharged of record within ten (10) days after the date of filing thereof, and shall also indemnify and save harmless Landlord from and against any and all costs, expenses, claims, losses or damages, including reasonable counsel fees, resulting therefrom or by reason thereof. C. In the event Tenant makes any repairs, replacements, or alterations in or to the Demised Premises, any contractors or subcontractors employed by Tenant shall employ only such labor as will not result in jurisdictional disputes with any labor unions or strikes against or involving the Landlord or the Building. Tenant will inform Landlord, in writing, of the names of contractors and/or subcontractors Tenant proposes using to do work on its behalf within the Building at least seven (7) days prior to the beginning of any permitted work. Landlord reserves the right to reject any and all of the proposed contractors and/or subcontractors. In the event of any strike or dispute, Tenant will cause any persons involved in such work to leave the Demised Premises immediately after receipt of notice from Landlord demanding the same.

REPAIRS, REPLACEMENTS, ALTERATIONS. A. (a) Tenant shall take good care of the Demised demised Premises and the fixtures and appurtenances therein. Tenant shall make, at its own expense, all repairs and replacements required to keep the Demised demised Premises and fixtures in good working order and condition ordinary wear and tear excepted and except for (1i) structural repairs, (2ii) repairs required to be made by Landlord pursuant to Article 13 hereof, and (3iii) such repairs as may be required of Landlord in furnishing the services specified in Article 10 hereof. Landlord Tenant shall maintain, at its own expense, (which expense shall be deemed an operating expense) all light bulbs, fluorescent tubes, and lighting fixtures in the Demised demised Premises, including all component parts such as starters, ballasts, ballasts and lenses or grills. All repairs made by Tenant shall be at least equal in quality to the original work. Tenant shall not make any installations, alterations, additions or improvements in or to the Demised demised Premises without first obtaining Landlord's ’s written consent thereto, which consent shall not be unreasonably withheld or delayed and shall make the same and all repairs only between such hours and by such contractors or mechanics as may be supplied or approved by Landlord. Notwithstanding the foregoing Tenant may make installations, alterations of improvements of a non-material and non-structural nature without Landlord’s prior consent. All alterations, decorations, installations, additions or improvements upon the Demised demised Premises made by either party (including but not limited to paneling, partitions, railings, and the like), except Tenant's ’s movable fixtures and furniture, shall, unless Landlord elects otherwise (by notice in writing to Tenant given not less than twenty (20) days prior to the expiration or other termination of this Lease or of any renewal or extension thereof) become shall be the property of Landlord and shall remain upon, and be surrendered with, said Premises, as a part thereof, at the end of said Term term or renewal Termterm, as the case may be. If Landlord shall elect otherwise, then Tenant shall remove, at its expense, such alterations, installations, additions or improvements made by Tenant upon the Premises as Landlord shall specify, and Tenant shall repair and restore the Premises to its original condition at Tenant's sole expense prior to the termination date. B. (b) If, because of any acts or omission of Tenant or anyone claiming through or under Tenant, any mechanic's ’s or other lien or order for the payment of money shall be filed against the Demised demised Premises, the Land or the and Building, or against Landlord (whether or not such lien or order is valid or enforceable as such), Tenant shall, at Tenant's ’s own cost and expense, cause the same to be canceled cancelled and discharged of record within ten twenty (1020) days after the date of filing thereof, and shall also indemnify and save harmless Landlord from and against any and all costs, expenses, claims, losses or damages, including reasonable counsel fees, resulting therefrom or by reason thereof. C. (c) In the event Tenant makes any repairs, replacements, replacements or alterations in or to the Demised demised Premises, any contractors or subcontractors employed by Tenant shall employ only such labor as will not result in jurisdictional disputes with any labor unions or strikes against or involving the Landlord or the Building. Tenant will inform Landlord, in writing, of the names of contractors and/or subcontractors Tenant proposes using to do work on in its behalf within the Building at least seven (7) days prior to the beginning of any permitted work. Landlord reserves the right to reject any and all of the proposed contractors and/or subcontractors. In the event of any strike strikes or dispute, Tenant will cause any persons involved in such work to leave the Demised demised Premises immediately after receipt of notice from Landlord demanding the same.

REPAIRS, REPLACEMENTS, ALTERATIONS. A. Tenant shall take good care of the Demised Premises demised premises and the fixtures and appurtenances therein. Tenant shall make, at its own expense, all repairs and replacements required to keep the Demised Premises demised premises and fixtures in good working order and condition except (1) structural repairs, (2) repairs required to be made by Landlord pursuant to Article 13 hereof, and (3) such repairs as may be required of Landlord in furnishing the services specified in Article 10 hereof. Landlord shall maintain, at its own expense, (which expense shall be deemed an operating expense) all light bulbs, fluorescent tubes, and lighting fixtures in the Demised Premisesdemised premises, including all component parts such as starters, ballasts, and lenses or grills. All repairs made by Tenant Landlord shall be at least equal in quality to the original work. Tenant shall not make any installations, alterations, additions or improvements in or to the Demised Premises demised premises without first obtaining Landlord's written consent thereto, and shall make the same and all repairs only between such hours and by such contractors or mechanics as may be supplied or approved by Landlord. All alterations, decorations, installations, additions or improvements upon the Demised Premises demised premises made by either party (including but not limited to paneling, partitions, railings, and the like), except Tenant's movable fixtures and furniture, shall, unless Landlord elects otherwise (by notice in writing to Tenant given not less than twenty (20) days prior to the expiration or other termination of this Lease or of any renewal or extension thereof) become the property of Landlord and shall remain upon, and be surrendered with, said Premisespremises, as a part thereof, at the end of said Term term or renewal Termterm, as the case may be. If Landlord shall elect otherwise, then Tenant shall remove, at its expense, such alterations, installations, additions or improvements made by Tenant upon the Premises premises as Landlord shall specify, and Tenant shall repair and restore the Premises premises to its original condition at Tenant's sole expense prior to the termination date. B. If, because of any acts or omission of Tenant or anyone claiming through or under Tenant, any mechanic's or other lien or order for the payment of money shall be filed against the Demised Premisesdemised premises, the Land or the Building, or against Landlord (whether or not such lien or order is valid or enforceable as such), Tenant shall, at Tenant's own cost and expense, cause the same to be canceled and discharged of record within ten twenty (1020) days after the date of filing thereof, and shall also indemnify and save harmless Landlord from and against any and all costs, expenses, claims, losses or damages, including reasonable counsel fees, resulting therefrom or by reason thereof. C. In the event Tenant makes any repairs, replacements, or alterations in or to the Demised Premisesdemised premises, any contractors or subcontractors employed by Tenant shall employ only such labor as will not result in jurisdictional disputes with any labor unions or strikes against or involving the Landlord or the Building. Tenant will inform Landlord, in writing, of the names of contractors and/or subcontractors Tenant proposes using to do work on its behalf within the Building at least seven (7) days prior to the beginning of any permitted work. Landlord reserves the right to reject any and all of the proposed contractors and/or subcontractors. All approved contractors and/or subcontractors shall submit Certificates of Insurance naming Landlord as an additional insured. In the event of any strike or dispute, Tenant will cause any persons involved in such work to leave the Demised Premises demised premises immediately after receipt of notice from Landlord demanding the same.

REPAIRS, REPLACEMENTS, ALTERATIONS. A. Tenant shall take good care of the Demised Premises and the fixtures and appurtenances therein. Tenant shall make, at its own expense, all repairs and replacements required to keep the Demised Premises and fixtures in good working order and condition except (1) structural and roof repairs, maintenance and replacement (as necessary), (2) repairs required to be made by Landlord pursuant to Article 13 hereofmaintenance, repair and replacement (as necessary) of building systems located outside of the Demised Premises, (3) such repairs as may be required of Landlord in furnishing the services specified in Article 10 hereof, and (4) repairs required to be made by Landlord pursuant to this Article 8 or Article 13 hereof. Landlord shall maintain, at its own expense, The cost of subsections (which expense 1) through (4) shall be deemed an "operating expense) all light bulbsexpenses" as provided in and subject to Article 4A(ii), fluorescent tubes, and lighting fixtures in the Demised Premises, including all component parts such as starters, ballasts, and lenses or grillsabove. All repairs made by Tenant shall be at least equal in quality to the original work. Tenant shall not make any installations, alterations, additions or improvements in or to the Demised Premises without first obtaining Landlord's written consent theretothereto (which consent shall not be unreasonably withheld, conditioned or delayed), and shall make the same and all repairs only between such hours and by such contractors or mechanics as may be supplied or reasonably approved by Landlord. Notwithstanding the foregoing, Tenant may, without the prior written consent of Landlord, make alterations which are (x) decorative in nature (y) nonstructural in nature for the cumulative cost of $20,000 or less; or (z) cannot be seen or viewed from the exterior of the Building or the Common Areas. All alterations, decorations, installations, additions or improvements upon the Demised Premises made by either party (including but not limited to paneling, partitions, railings, and the like), except Tenant's movable fixtures fixtures, personal property and furniture, shall, unless Landlord elects otherwise (by notice in writing to Tenant given not less than twenty (20) days prior to the expiration or other termination of this Lease or of any renewal or extension thereoftogether with Landlord's consent therefor) become the property of Landlord and shall remain upon, and be surrendered with, said Premisespremises, as a part thereof, at the end of said Term term or renewal Termterm, as the case may be. If Landlord shall elect otherwise, then Tenant shall remove, at its expense, such alterations, installations, additions or improvements made by Tenant upon the Premises premises as Landlord shall specify, and Tenant shall repair and restore any damage to the Premises to its original condition premises caused by such removal at Tenant's sole expense prior to the termination date. With respect to any such Tenant alterations, decorations, installations, additions or improvements upon the Demised Premises, Landlord shall have the option of performing all such work for Tenant at competitive rates and terms to be agreed upon. B. If, because of any acts or omission of Tenant or anyone claiming through or under Tenant, any mechanic's or other lien or order for the payment of money shall be filed against the Demised Premises, the Land or the Building, or against Landlord (whether or not such lien or order is valid or enforceable as such), Tenant shall, at Tenant's own cost and expense, cause the same to be canceled and discharged of record or bonded within ten thirty (1030) days after the date notice of filing thereof, and shall shall, in the event it is due to Tenant, also indemnify and save harmless Landlord from and against any and all costs, expenses, claims, losses or damages, including reasonable counsel fees, resulting therefrom or by reason thereof. C. In the event Tenant makes any repairs, replacements, or alterations in or to the Demised Premises, any contractors or subcontractors employed by Tenant shall employ only such labor as will not result in jurisdictional disputes with any labor unions or strikes against or involving the Landlord or the Building. Tenant will inform Landlord, in writing, of the names of contractors and/or subcontractors Tenant proposes using to do work on its behalf within the Building at least seven (7) days prior to the beginning of any permitted work. Landlord reserves the right right, in its reasonable judgment, to reject any and all of the proposed contractors and/or subcontractorssubcontractors based upon such factors. In the event of any strike or dispute, Tenant will cause any persons involved in such work and causing such strike or dispute to leave the Demised Premises immediately after receipt of notice from Landlord demanding the same. D. Landlord shall maintain in good condition and repair, and shall make all structural and non-structural repairs to, the base building and the Common Areas of the Building, and in a manner comparable to comparable multi-story office buildings in the general geographic area of the Building, including, without limitation, the Building systems, the roof, the exterior walls, the windows and doors of the Building, the interior and exterior Building structure, the lobby, the elevators, and all mechanical, life safety, electrical, plumbing and HVAC components serving the Building. E. Tenant, at Tenant's sole cost and expense, may install, for use within the Demised Premises, one or more supplemental air conditioning units within the Demised Premises. In connection therewith, Tenant shall have the right to install the ducts and other equipment needed to distribute the cool air generated thereby within the Demised Premises and to vent the return air generated thereby from the Demised Premises. In connection with the foregoing, Tenant agrees that any utilities associated with such supplemental air-conditioning unit will not be connected to the building services, but rather will be attached to the utilities to be paid for by Tenant. Further, Tenant agrees to permit Landlord to review any and all mechanical drawings prior to such installation. Landlord shall have the right to approve such installation, which approval shall not be unreasonably withheld, conditioned nor delayed.

REPAIRS, REPLACEMENTS, ALTERATIONS. A. (a) Tenant shall take good ---------------------------------- care of the Demised Premises demised premises and the fixtures and appurtenances therein. Tenant shall make, at its own expense, all repairs and replacements required to keep the Demised Premises and fixtures in good working order and condition except Tenant (1) structural repairsrepairs and those repairs arising directly from Landlord's negligence, (2) repairs required to be made by Landlord pursuant to Article 13 hereof, and (3) such repairs as may be required of Landlord in furnishing the services specified in Article 10 hereof. Landlord Tenant shall maintain, at its own expense, (which expense shall be deemed an operating expense) all light bulbs, fluorescent tubes, and lighting fixtures in the Demised Premisesdemised premises, including all component parts such as starters, ballasts, and lenses or grills. All repairs made by Tenant shall be at least equal in quality to the original work. Tenant shall not make any installations, alterations, additions or improvements in or to the Demised Premises demised premises without first obtaining Landlord's written consent thereto, and shall make the same and all repairs only between such hours and by such contractors or mechanics as may be supplied or approved by Landlord. All alterations, decorations, installations, additions or improvements upon the Demised Premises demised premises made by either party (including but not limited to paneling, partitions, railings, and the like), except Tenant's movable fixtures fixtures, carpeting and furniture, shall, unless Landlord elects otherwise (by notice in writing to Tenant given not less than twenty (20) days prior to the expiration or other termination of this Lease or of any renewal or extension thereof) become the property of Landlord Land- lord and shall remain upon, and be surrendered with, said Premisespremises, as a part thereof, at the end of said Term term or renewal Termterm, as the case may be. If Landlord shall elect otherwise, then Tenant shall remove, at its expense, such alterations, installations, additions or improvements made by Tenant upon the Premises premises as Landlord shall specify, and Tenant shall repair and restore the Premises premises to its original condition at Tenant's sole expense prior to the termination date. B. (b) If, because of any acts or omission of Tenant or anyone claiming through or under Tenant, any mechanic's or other lien or order for the payment of money shall be filed against the Demised Premisesdemised premises, the Land or the Building, or against Landlord (whether or not such lien or order is valid or enforceable as such), Tenant shall, at Tenant's own cost and expense, cause the same to be canceled and discharged of record within ten twenty (1020) days after the date of filing thereof, and shall also indemnify and save harmless Landlord from and against any and all costs, expenses, claims, losses or damages, including reasonable counsel fees, resulting therefrom or by reason thereof. C. (c) In the event Tenant makes any repairs, replacements, or alterations in or to the Demised Premisesdemised premises, any contractors or subcontractors subcon- tractors employed by Tenant shall employ only such labor as will not result in jurisdictional disputes with any labor unions or strikes against or involving the Landlord or the Building. Tenant will inform Landlord, in writing, of the names of contractors and/or subcontractors Tenant proposes using to do work on in its behalf within the Building at least seven (7) days prior to the beginning of any permitted work. Landlord reserves the right to reject any and all of the proposed contractors con- tractors and/or subcontractors. In the event of any strike or dispute, Tenant will cause any persons involved in such work to leave the Demised Premises demised premises immediately after receipt of notice from Landlord demanding the same.