Common use of Surrender of Possession Clause in Contracts

Surrender of Possession. Upon the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, to Landlord broom clean and in good condition, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, and all portions thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear exceptedexpected. Tenant shall repair all damage to the Leased Premises, Premises caused by Tenant’s removal of tenant’s property and all portions thereof, damage to the exterior of the Building caused by Tenant’s removal of Tenant’s propertysigns. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Lease Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables any improvements constructed or installed by Tenant which Landlord requests be so removed by Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this Paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for returning the Leased Premises to the required condition, plus interest on all costs incurred from the date paid by Landlord at the then maximum rate of interest not prohibited by Law until paid, payable by Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount within tent days after receipt of all costs so incurred within fifteen (15) days of a statement therefore from Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to the lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipmentequipment (excluding telecommunications wiring and cabling), trade fixturesfixtures (including, without limitation, all laboratory cabinetry and casework not in the Leased Premises as of the Effective Date and not paid for in whole or in part from the Tenant Improvement Allowance as defined in the Work Letter (“Tenant’s Casework”)), furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Notwithstanding the foregoing or the balance of this Paragraph 2.6 to the contrary, Tenant shall not be required to remove the Tenant Improvements (as defined in the Work Letter). Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s removal of Tenant’s property. Tenant shall, with respect to telecommunications wiring and cabling, leave the same in good condition and repair and labeled and/or coded sufficiently so that Landlord can readily determine the origin, destination and function of the wires and cables. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. To the extent necessary as a result of damage due to Tenant’s use of or failure to properly maintain the Leased Premises, the Building, or the Property, Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord the improvements were approved any improvements requiring Landlord approval that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs reasonably and actually incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so reasonably and actually incurred plus such interest thereon, within fifteen ten (1510) business days of Landlord’s delivery billing Tenant for same. Notwithstanding the foregoing, Landlord may consent (in its sole and absolute discretion, which consent may be withheld for any reason or no reason) to accept a cash payment from Tenant in lieu of an invoice together with reasonable supporting informationTenant completing all or any portion of the work required pursuant to this paragraph, such consent to be in a written notice specifying the work from which Tenant shall be excused. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s 's removal of Tenant’s 's property. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls walls, ceiling or ceiling roof of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Tenant requested Landlord's consent to the improvements that Landlord approved any improvements requiring Landlord approval that it desired to have such certain improvements removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery to 's billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.. ARTICLE 3

Surrender of Possession. Upon Notwithstanding anything to the expiration or upon contrary in the sooner termination Lease, effective as of this Leasethe Effective Date, Tenant shall surrender the Premises to Landlord by disabling all security systems within the Premises, terminating all service contracts relating to the Premises and otherwise surrendering the Premises in its then “as-is” condition and Landlord hereby agrees to accept the Premises its then “as-is” condition as full satisfaction of Tenant’s surrender obligations under the Lease. Without limiting the foregoing, Landlord expressly waives the provisions of Section 7.C of the Lease and Tenant shall not be required to clean, repair or restore the Premises, nor shall Tenant be required to remove any Alterations, cabling, furniture fixtures or equipment; provided that, Tenant shall pay Landlord within five (5) business days of the Effective Date the sum of One Hundred Fifty Thousand Dollars ($150,000.00) (the “Restoration Payment”) in consideration for Landlord performing the removal and restoration obligations that Tenant would otherwise be required to perform under Section 7.C of the Lease. In furtherance of the foregoing, effective as of the Effective Date and in consideration of the terms and conditions of this Agreement and the payment of Ten Dollars ($10.00), the receipt and sufficiency of which are hereby acknowledged, Tenant does hereby transfer, assign, sell and convey to Landlord, all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations equipment and other personal property located in the Premises as of the Effective Date (collectively, the “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, to Landlord broom clean and in good condition, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, and all portions thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased PremisesTENANT MAKES NO WARRANTY OR REPRESENTATION WHATSOEVER REGARDING THE FF&E AND EXPRESSLY EXCLUDES ANY SUCH WARRANTY OR REPRESENTATION, includingEITHER EXPRESS OR IMPLIED, without limitationAS TO THE MANUFACTURE, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsFITNESS, MERCHANTABILITY, QUALITY, CONDITION, CAPACITY, SUITABILITY, OR FITNESS FOR A PARTICULAR PURPOSE OF THE FF&E, EXCEPT TENANT REPRESENTS AND WARRANTS TO LANDLORD THAT EITHER TENANT OR LANDLORD CURRENTLY OWNS SUCH FF&E AND TENANT HAS NOT GRANTED OR ALLOWED ANY LIEN TO BE PLACED UPON THE FF&E. THE FF&E IS SOLD TO SUBLESSEE AS IS, WHERE IS, AND WITH ALL FAULTS AND DEFECTS.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, and all portions thereof, Premises caused by Tenant’s removal of Tenant’s propertyproperty and all damage to the exterior of the building caused by Tenant’s removal of Tenant’s signs. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface the same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables any improvements constructed or installed by Tenant which Landlord requests be so removed by Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this Paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for returning the Leased Premises to the required condition, plus interest on all costs incurred from the date paid by Landlord at the then maximum rate of interest not prohibited by Law until paid, payable by Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount within ten days after receipt of all costs so incurred within fifteen (15) days of a statement therefore from Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, when Tenant first took occupancy of the Leased Premises, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s 's removal of Tenant’s 's property. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Tenant shall remove all Specialized Improvements (as defined in Paragraph 6 hereof) identified by Landlord pursuant to the terms of this Lease and shall repair all damage to the Leased Premises, the Building and the Property caused by such removal. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery to 's billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipmentequipment (excluding telecommunications wiring and cabling), trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s removal of Tenant’s property. Tenant shall, with respect to telecommunications wiring and cabling, leave the same in good condition and repair and labeled and/or coded sufficiently so that Landlord can readily determine the origin, destination and function of the wires and cables. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery to billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon 10.1. On the expiration date of termination or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior expiry of the Building and Agreement (the “Termination Date”), Lessee shall remove all surrender possession of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building Premises and the Outside AreasParking Spaces (if applicable) to Lessor, clean, vacant, free from tenancies and shall vacate and surrender the Leased Premisesoccupancies, and all portions thereofin a good order, subject to Landlord broom clean and in good condition, reasonable wear and tear exceptedresulting from proper use and complete with all such fixtures, fittings and other items being ownership of the Lessor. Tenant In respect of any improvements made by Lessee, in case of lack of other arrangements between Parties, Lessor shall repair all damage decide at its sole discretion, whether Lessee shall either remove the improvements at its expense and restore the Premises to the Leased Premises, and all portions thereof, caused by Tenant’s removal condition as at the Commencement Date or leave the improvements in the Premises without reimbursement of Tenant’s propertytheir costs to Lessee. Tenant After Termination Date Lessee shall patch and refinish, have no right to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees occupy the Object of Lease under this Agreement. 10.2. All keys to the floorPremises shall be returned to Lessor on the Termination Date. In the event the keys or other access devices are not returned on such date, walls or ceiling Lessor shall be entitled to open the Premises and change locks (access means) to the Premises at the Lessee’s expense and risk. 10.3. Parties shall execute a written move-out protocol describing in detail the state of the Leased PremisesPremises upon surrender of possession on the Termination Date. 10.4. Should Lessee not vacate the Premises in accordance with this Agreement, whether such penetrations were made then (unless Parties agree on continuation of occupation in accordance with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tilessome other agreement), wall coverings and floor coverings without prejudice to the reasonable satisfaction Lessor’s right to evict Lessee from the Object of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building Lease and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord claim damages exceeding the amount of the rent mentioned below, Lessor shall be entitled to an additional rent equivalent to 200% (say: two hundred percent) of the Rent computed on a monthly basis (without reduction for any partial month) then due for each begun month of occupation beyond the Termination Date. In addition to the additional rent, Lessee shall continue to pay Service Charges and Other Charges for the Premises. 10.5. Should Lessee not remove its belongings upon the Termination Date, Lessor may remove and deposit all costs so incurred within fifteen (15) days such belongings in a storage area at the Lessee’s expense and risk. Prior to their removal, Lessor shall draw up an inventory of Landlordthe belongings. The Lessor shall not be responsible for any damage made in the course of such removal and/or storage. 10.6. In the event that Lessee does not bring the Premises to the state as specified in this section above, Lessor shall be entitled to have it done itself at the Lessee’s delivery expense and risk. 10.7. The same rules as above apply to Tenant partial termination of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss Lease or liability resulting from delay by Tenant in surrendering surrender of the Leased part of the Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon On the expiration or upon last day of the sooner termination term of this Lease, Tenant or on the sooner termination thereof, Lessee shall peaceably surrender the Premises in good condition and repair consistent with Lessee's duty to make repairs as herein provided. On or before the last day of the term of this Lease, or the date of sooner termination thereof, Lessee shall, at its sole cost and expense, remove all of Tenant’s signs its property and trade fixtures and equipment from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereofproperty not removed shall be deemed abandoned. Lessee hereby appoints Lessor its agent to remove all abandoned property of Lessee from the Premises upon termination of this Lease and to cause its transportation and storage for Lessee's benefit, to Landlord broom clean all at the sole cost and risk of Lessee and Lessor shall not be liable for damage, theft, misappropriation or loss thereof and Lessor shall not be liable in any manner in respect thereto. Lessee shall pay all reasonable costs and expenses of such removal, transportation and storage. Lessee shall leave the Premises in good conditionorder, condition and repair, reasonable wear and tear and damage from fire and other casualty or which is the responsibility of Lessor excepted. Tenant Lessee shall repair all damage reimburse Lessor within thirty (30) days following its receipt of written demand for any expenses incurred by Lessor with respect to removal, transportation, or storage of abandoned property and with respect to restoring said Premises to the Leased condition required by this Lease. All alterations, additions and fixtures, other than Lessee's furniture, personal property, trade fixtures and equipment which have been made or installed by either Lessor or Lessee upon the Premises, shall remain the property of Lessor and all portions shall be surrendered with the Premises as a part thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to If the floor, walls or ceiling Premises are not surrendered at the end of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration term or sooner termination of the Lease (“Required Removables”)thereof, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant Lessee shall indemnify Landlord Lessor against loss or liability resulting from delay by Tenant Lessee in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or tenants founded on such delay and any losses attorneys' fees resulting therefrom. Lessee shall promptly surrender all keys for the Premises to Landlord with respect to lost opportunities to lease to succeeding tenantsLessor at the place then fixed for the payment of rent and shall inform Lessor of combinations on any vaults, locks and safes left on the Premises.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord broom clean and in good the same condition, reasonable wear and tear excepted. broom clean, as existed at the Lease Commencement Date. (1) Tenant shall repair all damage to the Leased Premises, and all portions thereof, Premises caused by Tenant’s 's removal of Tenant’s property's property and all damage to the exterior of the Building caused by Tenant's removal of Tenant's signs. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall clean, repair or replace all stained or damaged ceiling tiles, wall coverings and clean or replace as may be required floor coverings to the reasonable satisfaction of Landlord, reasonable wear and tear excepted and except for those improvements or alterations installed by Tenant which Tenant has a right to remove and those improvements which Landlord has notified Tenant that it shall not be required to remove. Tenant shall replace all burned out light bulbs and damaged light lenses, and repair and repaint all damaged walls, reasonable wear and tear excepted and except for those improvements or alterations installed by Tenant which Tenant has a right to remove and those improvements which Landlord has notified Tenant that it shall not be required to remove. Landlord shall retain a mechanical contractor at Tenant's expense to service all heating, ventilating, and air-conditioning equipment, and Tenant shall pay the reasonable cost for the service and the cost to restore (or replace as required) said equipment to good working order, reasonable wear and tear excepted and except for those improvements or alterations installed by Tenant which Tenant has a right to remove and those improvements which Landlord has notified Tenant that it shall not be required to remove. Tenant shall pay the cost of restoring or replacing all trees, shrubs, plants, lawn and ground cover, and repair (or replace as required) all paved surfaces of the Property, and otherwise satisfy all requirements to repair any damage or excessive wear to the Leased Premises, Building, Outside Areas, and/or Property, reasonable wear and tear excepted and except for those improvements or alterations installed by Tenant which Tenant has a right to remove and those improvements which Landlord has notified Tenant that it shall not be required to remove. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or ore resurface same, reasonable wear and tear excepted and except for those improvements or alterations installed by Tenant which Tenant has a right to remove and those improvements which Landlord has notified Tenant that it shall not be required to remove. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables any improvements constructed or installed by Tenant which Landlord requests be so removed by Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this Article at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, after giving notice and time to perXXX, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable regular costs incurred by Landlord in performing returning the Leased Premises to the required condition, plus interest on all costs incurred from the date paid by Landlord at the then maximum rate of interest not prohibited by Law until paid, payable by Tenant to Landlord within ten days after receipt of a statement therefore from Landlord, and Tenant shall be deemed to have impermissibly held over until such obligations for Tenant (includingtime as such required and material work is completed, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord Base Monthly Rent and Additional Rent in accordance with the amount terms of all costs so incurred within fifteen Section 13.2 (15Holding Over) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting informationuntil such work is completed. Tenant shall indemnify Landlord against loss or liability resulting to the extent such liability or loss results from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord broom clean and in good the same condition, reasonable wear and tear exceptedbroom clean, as existed at the Lease Commencement Date. Tenant shall repair all damage to the Leased Premises, Premises caused by Tenant or by Tenant’s removal of Tenant’s property and all portions thereof, damage to the exterior of the Building caused by Tenant’s removal of Tenant’s propertysigns. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall clean, repair or replace all stained or damaged ceiling tiles, wall coverings and clean or replace as may be required floor coverings to the reasonable satisfaction of Landlord. Tenant shall replace all burned out light bulbs and damaged light lenses, and clean and repaint all painted walls. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove any improvements installed by Tenant (other than the Required Removables initial tenant improvements install pursuant to Exhibit F) and repair all damage caused by such removal, unless Landlord, at the time it consented to such improvements waived the right to require such removal. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this Article at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing returning the Leased Premises to the required condition, plus interest on all costs incurred from the date paid by Landlord at the then maximum rate of interest not prohibited by Law until paid, payable by Tenant to Landlord within ten days after receipt of a statement therefore from Landlord, and Tenant shall be deemed to have impermissibly held over until such obligations for Tenant (includingtime as such required work is completed, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord Base Monthly Rent and Additional Rent in accordance with the amount terms of all costs so incurred within fifteen Section 13.2 (15Holding Over) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting informationuntil such work is completed. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s 's removal of Tenant’s 's property. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables any improvements constructed or installed by Tenant which Landlord requests be so removed by Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this Paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx Landlord may perform Tenant’s obligations at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by Law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus interest as above set forth within fifteen (15) ten days of Landlord’s delivery to 's billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon No act by Landlord shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept a surrender of the Premises shall be valid unless it is in writing and signed by Landlord. At the expiration or upon the sooner termination of this Lease, Tenant shall deliver to Landlord the Premises with all improvements located therein in good repair and condition, broom-clean, reasonable wear and tear (and condemnation and casualty damage, as to which Section 14 and Section 11 shall control) excepted, and shall deliver to Landlord all keys to the Premises. Provided that Tenant has performed all of its obligations hereunder, Tenant may remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, unattached trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within placed in the Leased Premises, including Premises or elsewhere in the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, to Landlord broom clean and in good condition, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, and all portions thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made Buildings by Tenant (but Tenant may not remove any such item which was paid for, in whole or its employees to the floorin part, walls by Landlord or ceiling of the Leased Premises, whether any wiring or cabling unless Landlord requires such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface sameremoval). Additionally, to the extent that Landlord at Landlord’s option Tenant shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at (not later than the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner earlier termination of the Lease) remove such alterations, additions, improvements, trade fixtures, personal property, equipment, wiring, conduits, cabling and furniture brought onto or constructed by Tenant at the Premises at any time (whether prior to or during the Term of this Lease) as Landlord may request; provided, however, as to alterations, improvements and additions constructed on the Premises by Tenant with Landlord’s consent, Tenant shall only be obligated to remove such items provided that Landlord conditioned its consent to their construction on Tenant removing them at the Required Removables and repair all damage caused by such removalend of the Term. If Tenant fails shall fail to comply with perform any repairs or restoration, or fail to remove any items from the terms Premises required hereunder, Landlord may do so, and Tenant shall pay Landlord the cost thereof upon demand. All property removed from the Premises by Landlord pursuant to any provisions of this Pxxxxxxxx 0.0, Xxxxxxxx Lease or any applicable Laws may perform Tenant’s obligations be handled or stored by Landlord at Tenant’s expense, and Landlord shall in no event be responsible for the value, preservation or safekeeping thereof. All property not removed from the Premises or retaken from storage by Tenant shall within thirty (30) days after expiration or earlier termination of this Lease or Tenant’s right to possession shall, at Landlord’s option, be liable conclusively deemed to have been conveyed by Tenant to Landlord for all reasonable costs incurred as if by Landlord in performing such obligations for Tenant (including, xxxx of sale without limitation, reasonable costs any payment due by Landlord. The provisions of Landlord’s oversight this Section 15 shall survive the expiration or earlier termination of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsLease.

Surrender of Possession. Upon the expiration of the Term or upon the sooner termination of this LeaseTenant’s right of possession, whether by lapse of time or at the option of Landlord as herein provided, Tenant shall remove all of Tenant’s signs from forthwith surrender the exterior Premises to Landlord in good order, repair and condition, ordinary wear excepted, and shall, if Landlord so requires, restore the Premises to the condition existing at the beginning of the Building and shall remove all of Tenant’s inventoryTerm, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, to Landlord broom clean and in good condition, reasonable ordinary wear and tear excepted. Any interest of Tenant in the alterations, improvements (including all floor coverings) and additions to the Premises made or paid for by Landlord or Tenant shall, without compensation to Tenant, become Landlord’s property at the termination of this lease by lapse of time or otherwise and such alterations, improvements and additions shall be relinquished to Landlord in good condition, ordinary wear excepted. Upon or prior to the earlier of the Expiration Date or the date upon which Tenant’s right to possession of the Premises may be terminated, Tenant shall repair all damage to the Leased Premisesremove its office furniture, trade fixtures, office equipment and all portions thereof, caused by Tenant’s removal other items of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to property on the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord upon demand the amount cost of all costs so incurred within fifteen repairing any damage to the Premises and to the Building caused by any such removal. If Tenant shall fail or refuse to remove any such property from the Premises, Tenant shall be conclusively presumed to have abandoned the same, and title thereto shall thereupon pass to Landlord without any cost either by set-off, credit, allowance or otherwise, and Landlord may at its option accept the title to such property or at Tenant’s expense may (15i) days remove the same or any part in any manner that Landlord shall choose, repairing any damage to the Premises caused by such removal, or (ii) store, destroy or otherwise dispose of Landlord’s delivery the same without incurring liability to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsother person.

Surrender of Possession. Upon Immediately prior to the expiration Expiration Date or upon the sooner earlier termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord broom clean and in good the same condition, reasonable broom clean, as existed as of the Delivery Date, subject to ordinary wear and tear exceptedtear, Casualty, Taking, any repairs and replacements for which Tenant is not responsible under this Lease and further subject to any rights or obligations with respect to the removal or surrender of Alterations pursuant to Section 6.1 and Tenant Improvements pursuant to Section 7 of the Work Letter. Tenant shall (a) repair all damage to the Leased Premises, and all portions thereof, Premises and/or the exterior of the Building caused by Tenant’s 's removal of Tenant’s 's property. Tenant , including but not limited to office furniture and fixtures, signage, lab racks, window cages and, unless otherwise mutually agreed to by Landlord, all power supply and cabling to cubicles and in labs (which power supplies shall be removed back to the junction box and cabling will be removed in accordance with the 2014 National Fire Protection Association (NFPA) 70: National Electrical Code Articles 640, 645, 725, 760, 770, 800, 820, 830 and 840), (b) patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased PremisesPremise, whether such penetrations were made with Landlord’s approval or not. Tenant shall (c) clean, repair or replace all stained or damaged ceiling tiles, wall coverings and coverings, (d) clean floor coverings as may be required to the reasonable satisfaction of Landlord. Tenant shall repair , and (e) replace all damage caused by Tenant to the exterior surface of the Building burned out light bulbs and the paved surfaces of the Outside Areas and, where necessary, replace or resurface samedamaged light lenses. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon prior to the expiration Expiration Date or sooner the earlier termination of the this Lease, remove any improvements constructed or installed by Tenant that Landlord requests be removed by Tenant in accordance with Section 6.1 of the Required Removables Lease or Section 7 of the Work Letter and repair all damage caused by such removal. If the Premises are not surrendered to Landlord in the condition required by this Section upon the Expiration Date or earlier termination of this Lease, Landlord may, at Tenant's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Within thirty (30) days after Tenant's receipt of Landlord's invoice for any such reasonable costs incurred by Landlord, Tenant fails shall reimburse Landlord for all such costs, plus interest thereon at the Interest Rate, until paid by Tenant. Tenant shall be deemed to comply have impermissibly held over until such time as such required work is completed, and Tenant shall pay Base Monthly Rent and Additional Rent in accordance with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing Section 15.2 until such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantswork is completed.

Surrender of Possession. Upon the expiration of the Term or upon the sooner termination of this LeaseTenant’s right of possession, whether by lapse of time or at the option of Landlord as herein provided, Tenant shall remove all of Tenant’s signs from forthwith surrender the exterior Premises to Landlord in good order, repair and condition, ordinary wear excepted, and shall, if Landlord so requires, restore the Premises to the condition existing at the beginning of the Building and shall remove all of Tenant’s inventoryTerm, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, to Landlord broom clean and in good condition, reasonable ordinary wear and tear excepted. Any interest of Tenant in the alterations, improvements (including all floor coverings) and additions to the Premises made or paid for by Landlord or Tenant shall, without compensation to Tenant, become Landlord’s property at the termination of this lease by lapse of time or otherwise and such alterations, improvements and additions shall be relinquished to Landlord in good condition, ordinary wear excepted. Upon or prior to the earlier of the Expiration Date or the date upon which Tenant’s right to possession of the Premises may be terminated, Tenant shall repair all damage to the Leased Premisesremove its office furniture, trade fixtures, office equipment and all portions thereof, caused by Tenant’s removal other items of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to property on the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord upon demand the amount cost of all costs so incurred within fifteen repairing any damage to the Premises and to the Building caused by any such removal. If Tenant shall fail or refuse to remove any such property from the Premises, Tenant shall be conclusively presumed to have abandoned the same, and title thereto shall thereupon pass to Landlord without any cost either by set-off, credit, allowance or otherwise, and Landlord may at its option accept the title to such property or at Tenant’s expense may (15i) days remove the same or any part in any manner that Landlord shall choose, repairing any damage to the Premises caused by such removal, and (ii) store, destroy or otherwise dispose of Landlord’s delivery the same without incurring liability to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsother person.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord broom clean and in good the same condition, reasonable wear and tear exceptedbroom clean, as existed at the Lease Commencement Date. Tenant shall repair all damage to the Leased Premises, and all portions thereof, Premises caused by Tenant’s removal of Tenant’s propertyproperty and all damage to the exterior of the Building caused by Tenant’s removal of Tenant’s signs. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations -penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall clean, repair or replace all stained or damaged ceiling tiles, wall coverings and clean or replace as may be required materially soiled floor coverings to the reasonable satisfaction of Landlord. Tenant shall replace all burned out light bulbs and damaged light lenses, and clean or and repaint all painted walls. However, Tenant shall not be liable for normal wear and tear remediation costs. Landlord shall retain a mechanical contractor at Tenant’s expense to service all heating, ventilating, and air-conditioning equipment, and Tenant shall pay the cost for the service and the cost to restore (or replace as required) said equipment to good working order. Tenant shall pay the cost of restoring or replacing all trees, shrubs, plants, lawn and ground cover, and repair (or replace as required) all paved surfaces of the Property, and otherwise satisfy all requirements to repair any damage or wear to the Leased Premises, Building, Outside Areas, and/or Property. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables any improvements constructed or installed by Tenant which Landlord requests be so removed by Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this Article at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing returning the Leased Premises to the required condition, plus interest on all costs incurred from the date paid by Landlord at the then maximum rate of interest not prohibited by Law until paid, payable by Tenant to Landlord within ten days after receipt of a statement therefore from Landlord, and Tenant shall be deemed to have impermissibly held over until such obligations for Tenant (includingtime as such required work is completed, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Base Landlord Initials W Tenant Initials NH Monthly Rent and Additional Rent in accordance with the amount terms of all costs so incurred within fifteen Section 13.2 (15Holding Over) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting informationuntil such work is completed. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon No act by Landlord shall be an acceptance of a surrender of the expiration Premises, and no agreement to accept a surrender of the Premises shall be valid unless it is in writing and signed by Landlord. At the end of the Term or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from right to possess the exterior Premises, the parties will perform a “walk through” at the Premises to inspect the current state of same and Tenant shall: (a) Deliver to Landlord the Premises with all improvements located thereon (except as otherwise stated herein) in good repair and condition, reasonable wear and tear (subject however to Tenant’s maintenance obligations) excepted, and with the HVAC system and hot water equipment, light and light fixtures and overhead doors and related equipment in good working order, and in general terms in the same condition that the Premises were initially delivered to Tenant in accordance to the initial Commencement Memorandum, (b) Deliver to Landlord all keys to the Premises, (c) Deliver to Landlord within sixty (60) days of the Building termination, proof of the Premises fully paid utility bills throughout the date of surrender of possession, and (d) Remove without damage, or so long as Tenant repairs any damage caused by such removal, all signage placed on the Premises, the Building, or the Land by or at Tenant’s request. All fixtures, alterations, additions, and improvements (whether temporary or permanent) shall be Landlord’s property and shall remain on the Premises except as provided in the next sentence. Tenant may remove without damage, or so long as Tenant repairs any damage caused by such removal, all of Tenant’s inventory, equipmentimprovements, trade fixtures, furniture, supplies, wall decorations and other personal property placed in the Premises by Tenant (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, to Landlord broom clean and in good condition, reasonable wear and tear excepted. but Tenant shall repair all damage to the Leased Premisesnot remove any such item which was paid for, and all portions thereofin whole or in part, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord unless otherwise agreed to in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement workwriting.). Tenant shall pay to Landlord remove and retain all capital equipment it has installed at the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, includingat its expense. All work required of Tenant under this section 7.1 shall be done in a good and workmanlike manner, without limitation, any claims made by any succeeding tenant or any losses to Landlord in accordance with respect to lost opportunities to lease to succeeding tenantsall applicable laws.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased PremisesPremises to Landlord in substantially the same condition, broom clean, as existed at the Commencement Date, subject to ordinary wear and tear, casualty, condemnation, Hazardous Materials (other than those for which Tenant is responsible under this Lease), the Landlord's Work, and all portions thereof, alterations that are not required to Landlord broom clean and in good condition, reasonable wear and tear exceptedbe removed at the expiration or earlier termination of the Lease pursuant to this Lease. Tenant shall repair all damage to the Leased Premises, the Building or the Common Areas caused by Tenant or by Tenant's removal of Tenant's property and all portions thereof, damage to the exterior of the Building caused by Tenant’s 's removal of Tenant’s property's signs. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tilestiles and shall repair or replace, as necessary, all wall coverings and floor coverings that do not meet the surrender condition above to the reasonable satisfaction of Landlord. Tenant shall replace all burned out light bulbs and damaged light lenses. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of this Lease, remove any improvements constructed or installed by Tenant which Landlord requests be so removed by Tenant at the time it approves such improvements or in response to Tenant's Alteration Notice, as defined below (or, if Landlord's approval of such improvements was not required pursuant to the terms of this Lease and Tenant did not submit an Alteration Notice, then if Landlord has requested such removal at least thirty (“Required Removables”), Tenant shall, upon 30) days prior to the expiration or sooner termination of the this Lease, remove the Required Removables ) and repair all damage caused by such removal. If Tenant fails the Premises are not surrendered to comply with Landlord in the terms condition required by this Section 2.6 at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing returning the Premises to the required condition, plus interest on all costs incurred from the date paid by Landlord at the then maximum rate of interest not prohibited by Law until paid, payable by Tenant to Landlord within ten (10) days after receipt of a statement therefore from Landlord, and Tenant shall be deemed to have impermissibly held over until such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work)time as such required work is completed. Tenant shall pay to Landlord Base Monthly Rent and Additional Rent in accordance with the amount terms of all costs so incurred within fifteen Section 13.2 (15Holding Over) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting informationuntil such work is completed. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipmentequipment (excluding telecommunications wiring and cabling), trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s removal of Tenant’s property. Tenant shall, with respect to telecommunications wiring and cabling, leave the same in good condition and repair and labeled and/or coded sufficiently so that Landlord can readily determine the origin, destination and function of the wires and cables. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery billing Tenant for same. Notwithstanding the foregoing, Landlord may consent (in its sole and absolute discretion, which consent may be withheld for any reason or no reason) to accept a cash payment from Tenant in lieu of an invoice together with reasonable supporting informationTenant completing all or any portion of the work required pursuant to this paragraph, such consent to be in a written notice specifying the work from which Tenant shall be excused. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this LeaseSublease, Tenant Subtenant, at Subtenant’s sole cost and expense, shall remove all of TenantSubtenant’s signs from the exterior of the Building Building, if any, and Outside Areas, if any, shall perform all work described in Exhibit “E” attached hereto and incorporated herein, shall remove all of TenantSubtenant’s inventoryfurniture (including, equipmentwithout limitation, trade fixtureschairs, tables, and office and cubicle furniture), supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas for the Property to Sublandlord in the same condition, broom clean, as existed at the Effective Date, with all Building systems and all portions thereof, to Landlord broom clean and equipment in good working order and condition, damage by casualty or condemnation (which events shall be governed by Articles 10 and 11) and reasonable wear and tear excepted. Tenant Except for such reasonable wear and tear, Subtenant shall (i) repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by TenantSubtenant’s removal of TenantSubtenant’s property. Tenant shall , (ii) patch and refinish, to Head Landlord’s reasonable satisfaction, all penetrations made by Tenant Subtenant or its employees to the roof, floor, interior or exterior walls or ceiling of the Leased PremisesPremises and the Building, whether such penetrations were made with LandlordSublandlord’s approval or not. Tenant shall , (iii) repair or replace all stained ceiling tiles and wall coverings, provided that the same shall not apply in circumstance where Head Landlord agrees pursuant to an amendment to Head Lease that Sublandlord shall not be required to replace floor coverings or damaged ceiling tiles, wall coverings and tiles upon the expiration or sooner termination of the Head Lease (it being understood that no floor coverings in the Premises shall be deemed to have a useful life that extends beyond the reasonable satisfaction expiration or sooner termination of Landlord. Tenant shall the Head Lease), (iv) repair all damage caused by Tenant Subtenant after the Effective Date to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord Sublandlord shall have notified Tenant or is deemed to have notified Subtenant in writing at the time Landlord approved any alterations or improvements requiring Landlord approval were completed that it desired to have such alterations or improvements made by Subtenant or at the request of Subtenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Sublease, Tenant Subtenant shall, at Subtenant’s sole cost and expense, upon the expiration or sooner termination of the LeaseSublease, remove any such alterations or improvements constructed or installed by Subtenant following the Required Removables Commencement Date of this Sublease and Subtenant shall repair all damage caused by such removalremoval at its cost. Without limiting Subtenant's surrender obligations set forth in this Sublease, in order to assist Subtenant in meeting its surrender obligations, Sublandlord and Subtenant agree, upon the written request of either party given not earlier than sixty (60) days prior to the Sublease Expiration Date (as the same may be extended pursuant to Article 14 below), to conduct a walkthrough of the Leased Premises at a mutually convenient time and to use good faith efforts to identify and agree upon items that must be addressed by Subtenant to satisfy Subtenant's surrender obligations. If Tenant fails the Leased Premises, the Building, the Outside Areas or the Property are not surrendered to comply with Sublandlord in the terms condition required by this Section 2.6 at the expiration or sooner termination of this Pxxxxxxxx 0.0Sublease, Xxxxxxxx may perform TenantSublandlord may, at Subtenant’s obligations at Tenant’s cost and expense, so remove Subtenant’s signs, property and/or improvements not so removed and Tenant make such repairs and replacements not so made or hire, at Subtenant’s cost and expense, independent contractors to perform such work. Subtenant shall be liable to Landlord Sublandlord for all reasonable out-of-pocket costs and expenses incurred by Landlord Sublandlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitation, reasonable costs of Landlord’s oversight of removal, repair the Building and replacement work)the Outside Areas to the required condition. Tenant Subtenant shall pay to Landlord Sublandlord the amount of all costs reasonable out-of-pocket cost and expense so incurred within fifteen thirty (1530) days of LandlordSublandlord’s delivery to Tenant of an invoice together with reasonable supporting informationbilling Subtenant for same. Tenant Subtenant shall indemnify Landlord indemnify, defend and hold harmless Sublandlord against any and all loss or liability resulting from delay by Tenant Subtenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Premises in a timely manner on or any losses before the Sublease Expiration Date (as the same may be extended from time to Landlord with respect time) upon and subject to lost opportunities to lease to succeeding tenantsthe terms and conditions of Section 18.2 below.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, Premises and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear tear, damage from casualty and condemnation, and the Initial Tenant Improvements excepted. Landlord, at Tenant's expense, shall retain a mechanical contractor to service all heating, ventilation and air conditioning equipment, and Tenant shall pay the cost to restore (or replace as required), said equipment to good working order. Tenant shall repair all damage to the Leased Premises, Premises caused by Tenant or by Tenant's removal of Tenant's property and all portions thereof, damage to the exterior of the Building caused by Tenant’s 's removal of Tenant’s property's signs. Tenant shall patch and refinish, refinish to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tilestiles and shall repair or replace, as necessary, all wall coverings and clean or replace, as may be required, floor coverings to the reasonable satisfaction of Landlord. Tenant shall replace all burned out light bulbs and damaged or stained light lenses. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove any improvements constructed or installed by Tenant, (other than the Required Removables Initial Tenant Improvements), which Landlord requests, at the time of consent to such improvements, be so removed by Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this Article at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, properly and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing returning the Leased Premises to the required condition and Tenant shall be deemed to have impermissibly held over until such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work)time as such required work is completed. Tenant shall pay to Landlord Base Monthly Rent and Additional Rent in accordance with the amount terms of all costs so incurred within fifteen Section 13.2 (15Holding Over) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsuntil such work is completed.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipmentequipment (excluding telecommunications wiring and cabling), trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s removal of Tenant’s property. Tenant shall, with respect to telecommunications wiring and cabling, leave the same in good condition and repair and labeled and/or coded sufficiently so that Landlord can readily determine the origin, destination and function of the wires and cables. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. Notwithstanding the foregoing, Tenant shall not be obligated to remove any improvements installed at the Leased Premises prior to the Lease Commencement Date. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred within fifteen ten (1510) days of Landlord’s delivery billing Tenant for same. If Tenant fails to Tenant make such payment to Landlord within such ten (10) day period, the outstanding amount shall thereafter bear interest at the rate of an invoice together with reasonable supporting informationten percent (10%) per year. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s 's removal of Tenant’s 's property. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of LandlordLandlord to the extent the condition of such items exceeds normal wear and tear. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Notwithstanding the foregoing, Landlord reserves the right to require Tenant to remove any specialized improvements, including raised floor computer areas, vaults, and other improvements of such a nature as not likely to be generally usable by likely future tenants of the Building. In the event Landlord requires such removal, Tenant shall, upon the expiration or sooner termination of the Lease, remove any such improvements and repair all damage caused by such removal. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery to 's billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon the expiration or upon the sooner earlier termination of this Leasethe Lease Term, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased PremisesPremises and all keys, gate cards, parking passes, security cards, and all portions thereof, locks connected therewith to Landlord broom clean and in good condition, reasonable order and repair (ordinary wear and tear excepted). Any and all improvements, repairs, alterations and all other property attached to, used in connection with or otherwise installed upon the Leased Premises (i), shall, immediately upon the completion of the installation thereof, be an become Landlord’s property without payment therefor by Landlord, and (ii) shall be surrendered to Landlord upon the expiration or earlier termination of the Lease Term, except that any machinery, equipment or fixtures installed by Tenant and used in the conduct of the Tenant’s trade or business (rather than to service the Leased Premises or any of the remainder of the Building or Premises generally) and all other personalty of Tenant shall repair all damage to remain Tenant’s property and shall be removed by Tenant upon the Leased Premisesexpiration or earlier termination of the Lease Term, and all portions thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling promptly thereafter fully restore any part of the Leased Premises, whether Premises or the Building damaged by such penetrations were made with Landlord’s approval installation or notremoval thereof. TENANT HOLDING OVER. If Tenant or any person claiming through Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface not immediately surrender possession of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed Leased Premises at the expiration or sooner earlier termination of the Lease (“Required Removables”)Term, Tenant shallthe tenancy shall become month to month and the Landlord shall be entitled to recover compensation for such use and occupancy at the Base Rent plus an additional 5% of Base Rent, upon and Additional Rent payable hereunder as calculated for the last Rent Year prior to the expiration or sooner earlier termination of the Lease, remove Lease Term. Landlord shall also continue to be entitled to retake or recover possession of the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with Leased Premises as herein before provided in case of default on the terms part of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred any loss or damage it may sustain by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs reason of LandlordTenant’s oversight failure to surrender possession of removal, repair and replacement work)the Leased Premises immediately upon the expiration or earlier termination of the Lease Term. Tenant hereby agrees that all the obligation of Tenant and all rights of Landlord applicable during the Lease Term shall pay to Landlord the amount be equally applicable during such period of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantssubsequent occupancy.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, Premises and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord broom clean and in good the same condition, reasonable wear and tear exceptedbroom clean, as existed at the Lease Commencement Date(s). Tenant shall repair all damage to the Leased Premises, and all portions thereof, Premises caused by Tenant’s 's removal of Tenant’s property's property and all damage in the exterior of the Building caused by Tenant's removal of Tenant's signs. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall clean, repair or replace all stained or damaged ceiling tilestile, wall coverings coverings, except for damage caused by Landlord or Landlord's agents, and clean or replace as may be required floor coverings to the reasonable satisfaction of Landlord. Tenant shall replace all burned out light bulbs and damaged light lenses, and repair and repaint all damaged walls. Landlord shall retain a mechanical contractor at Tenant's expense to service all heating, ventilating and air conditioning equipment, and Tenant shall pay the reasonable cost for the service and the cost to restore (or replace as required) said equipment to good working order. Tenant shall pay the costs of restoring or replacing all trees, shrubs, plants, lawn and ground cover, and repair (or replace as required) all paved surfaces of the Property, and otherwise satisfy all requirements to repair any damage or excessive wear to the Leased Premises, Building, Outside Areas and/or Property [reasonable wear and tear excepted and except for those improvements or alterations installed by Tenant which Tenant has a right to remove and those improvements Landlord has notified Tenant that it shall not be required to remove]. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface samesame [reasonable wear and tear excepted and except for those improvements or alterations installed by Tenant which Tenant has a right to remove and those improvements Landlord has notified Tenant that it shall not be required to remove]. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables any improvements constructed or installed by Tenant which Landlord requests be so removed by Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this Article at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease. Landlord may, Xxxxxxxx may perform Tenant’s obligations at Tenant’s 's expense, [after giving notice and time to perform], so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing returning the Leased Premises to the required condition, plus interest on all costs incurred from the date paid by Landlord at the then maximum rate of interest not prohibited by Law until paid, payable by Tenant to Landlord within ten days after receipt of a statement therefore from Landlord, and Tenant shall be deemed to have impermissibly held over until such obligations for Tenant (includingtime as such required and material work is completed [Landlord shall complete any work it performs in a reasonable time period], without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord Base Monthly Rent and Additional Rent in accordance with the amount terms of all costs so incurred within fifteen Section 13.2 (15"Holding Over") days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting informationuntil such work is completed. Tenant shall indemnify Landlord against loss or liability resulting to the extent such liability or _______ results from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date set forth herein, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery to billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery to billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon On the last day of the Lease Term, or on the sooner termination thereof, Tenant shall peaceably surrender the Premises in good condition and repair consistent with Tenant’s duty to make repairs as herein provided. Landlord shall have the right within thirty (30) days after the expiration or upon the sooner termination of this LeaseLease to require Tenant to remove, at Tenant’s sole cost and expense any work or Alterations installed by or on behalf of Tenant and Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventorypromptly complete such removal, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, to Landlord broom clean and in good condition, reasonable wear and tear excepted. Tenant shall repair all repairing any damage to the Leased Premises, and all portions thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings thereby to the reasonable satisfaction of Landlord. , provided that Tenant shall repair all damage caused by Tenant not be obligated to remove or restore the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant initial Tenant’s Work more particularly described in writing Exhibit E attached at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of Xxxxxx’s surrender of the Lease (“Required Removables”)Premises, but if Tenant elects to remove any Tenant’s Work, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables shall be obligated to repair and repair all restore any damage caused by such removal. If On or before the last day of the Lease Term, or the date of sooner termination thereof, Tenant fails shall, at its sole cost and expense, remove all of its merchandise and trade fixtures and equipment from the Premises, and all property not removed shall be deemed abandoned. Tenant hereby appoints Landlord its agent to comply with remove all property of Tenant from the terms Premises upon termination of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Lease and to cause its transportation and storage for Tenant’s obligations benefit, all at the sole cost and risk of Tenant’s expense, and Tenant Landlord shall not be liable to for damage, theft, misappropriation or loss thereof and Landlord for all reasonable costs incurred by Landlord shall not be liable in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work)any manner in respect thereto. Tenant shall pay to Landlord the amount of all costs so and expenses of such removal, transportation and storage. Tenant shall reimburse Landlord upon demand for any expenses incurred within fifteen (15) days by Landlord with respect to removal, transportation, or storage of Landlordabandoned property and with respect to restoring said Premises to good order, condition and repair. All modifications, improvements, alterations, additions and fixtures, other than Tenant’s delivery to trade fixtures and equipment, which have been made or installed by either Landlord or Tenant upon the Premises shall remain the property of an invoice together Landlord and shall be surrendered with reasonable supporting informationthe Premises as a part thereof. If the Premises are not surrendered at the end of the Lease Term or sooner termination thereof, Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant Xxxxxx in so surrendering the Leased Premises, including, without limitation, any including claims made by any succeeding tenant or tenants founded on such delay and any losses attorneys’ fees resulting therefrom. Tenant shall promptly surrender all keys for the Premises to Landlord with respect at the place then fixed for the payment of Rent and shall inform Landlord of combinations on any vaults, locks and safes left on the Premises. Landlord, by written notice to lost opportunities Tenant given at or prior to lease termination of this Lease, may require Tenant to succeeding tenantsremove any improvements, additions or installations installed by or on behalf of Tenant at the Premises at Tenant’s sole cost and expense, and to repair or restore any damage caused by the installation and removal of such improvements, additions, or installations.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventoryequipment (including telecommunications wiring and cabling, equipmentunless Landlord otherwise elects, which election shall be made at the time of consent), trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s removal of Tenant’s property. If Landlord elects by written notice to Tenant not later than sixty (60) days prior to the termination or expiration of the Term to require Tenant to surrender Tenant’s telecommunications wiring and cabling, then Tenant shall leave the same in good condition and repair and labeled and/or coded sufficiently so that Landlord can readily determine the origin, destination and function of the wires and cables. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant Landlord shall repair repair, at Tenant’s sole expense, all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Premises, without limitationthe Building and the Common Areas to the required condition, reasonable together with interest on all costs of Landlord’s oversight of removal, repair and replacement work)so incurred from the date paid by Landlord at the Default Interest Rate until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery billing Tenant for same. Notwithstanding the foregoing, Landlord may consent (in its sole and absolute discretion, which consent may be withheld for any reason or no reason) to accept a cash payment from Tenant in lieu of an invoice together with reasonable supporting informationTenant completing all or any portion of the work required pursuant to this paragraph, such consent to be in a written notice specifying the work from which Tenant shall be excused. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon At the expiration or upon the sooner earlier termination of this Lease, Tenant shall remove all of Tenant’s signs from surrender the exterior Premises to Landlord in as good a condition as existing as of the Building Commencement Date. Tenant shall leave carpets and floors in a clean condition, shall patch holes and re-paint as necessary and shall remove all otherwise leave the Premises in a condition such that the Premises can be immediately re-leased. Tenant shall deliver the Premises free and clear of Tenant’s inventoryany liens, equipment, trade fixtures, furniture, supplies, wall decorations and encumbrances or other personal property (collectively, “Tenant’s FF&E”) from within claims or charges. All Alterations and/or Improvements in or on the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereofwhether made with or without Landlord’s approval, other than Trade Fixtures installed by Tenant, shall be Landlord’s property and, upon termination or earlier expiration of this Lease, such Alterations and Improvements shall remain on the Premises without compensation to Tenant. If Landlord broom clean requests, Tenant shall, at its expense, immediately remove any Alterations or Improvements that have not been approved in writing by Landlord and return the Premises to the condition in good condition, reasonable wear and tear exceptedwhich they were prior to such Alteration. Tenant shall immediately and fully repair any damage to the Premises, the Improvements or the Alterations occasioned Initial---Landlord: _____ Tenant: _____ by removal of any property from the Premises. Any Trade Fixtures installed in the Premises by Tenant at its own expense or other Personal Property of Tenant may be removed on the expiration or earlier termination of this Lease, provided that Tenant is not then in Default, that Tenant bears the cost of such removal, and further that Tenant repairs at its own expense any and all damage to the Leased Premises, and all portions thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by Premises resulting from such removal. If Tenant fails to comply with remove any such Trade Fixtures from the terms Premises on the expiration or earlier termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations all such Trade Fixtures shall become the property of Landlord unless Landlord elects to require their removal, in which case Tenant shall promptly remove the same at its expense and restore the Premises to their prior condition. If Tenant does not, upon expiration or termination of this Lease, deliver the Premises to the Landlord in good condition as set forth herein, then the Landlord, at Tenant’s expense, and Tenant shall be liable will bring the Premises to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay good condition as is necessary to Landlord re-lease the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon expiration of the expiration or upon the sooner termination of this LeaseLease Term, Tenant shall remove all of Tenant’s signs from the exterior of the Building promptly and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and peacefully surrender the Leased PremisesPremises to Landlord, and all portions thereof, to Landlord broom clean and free of all of its furniture, movable fixtures, special equipment and Alterations (if any) required to be removed pursuant to Section 15.3, above, and otherwise in as good conditioncondition as when received by Tenant from Landlord or as thereafter improved, reasonable use and wear and tear and damage by insured casualty excepted. Tenant shall repair all damage to the Leased Premises, and all portions thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to If the exterior surface of the Building Premises are not surrendered as and the paved surfaces of the Outside Areas andwhen aforesaid, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant and in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply accordance with the terms of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability all claims, losses, costs, expenses (including reasonable attorneys' fees) and liabilities resulting from the delay by Tenant in so surrendering the Leased Premisessame, including, without limitation, including any claims made by any succeeding occupant! founded on such delay,provided that in order to claim indemnification for consequential damages under this Section (for example, for damages suffered due to termination of a replacement lease or for delay damages payable to any tenant under a replacement lease, due to late delivery arising by rirtue of Tenant failure to surrender possession in a timely fashion), Landlord agrees that it shall be required to provide Tenant with not less than sixty (60) days prior written notice that Landlord has executed (or any losses is in negotiation to Landlord execute) a lease which provides for termination or payment of such delay damages if Tenant fails to surrender possession of the Premises by a date certain set forth in such notice (which shall be not less than sixty (60) days after the date of such notice) or upon expiration of the Term (whichever is later), and identifying with respect reasonable specificity the amount of such damages (or such termination right) which will result if Tenant fails to lost opportunities to lease to succeeding tenantssurrender the Premises in a timely fashion thereafter, or the basis for measuring same. The indemnification set forth in this Section 26 shall survive termination of this Lease.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased PremisesPremises to Landlord in broom-clean condition. Notwithstanding the foregoing, Tenant shall have no obligation or liability to remove any and all portions thereofTenant Improvements (as defined in the Tenant Improvement Agreement attached hereto as Exhibit “D”) or any and all Alterations (as defined in Section 6.1 below) which have been approved in writing by Landlord during the Term and which, to at the time of giving its approval, Landlord broom clean and does not designate in good condition, reasonable wear and tear exceptedwriting for removal. Tenant shall repair all damage to the Leased Premises, and all portions thereof, Premises caused by Tenant’s removal of Tenant’s propertyproperty and all damage to the exterior of the Building caused by Tenant’s removal of Tenant’s signs. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall clean, repair or replace all stained or damaged ceiling tiles, wall coverings and clean the floor coverings to the reasonable satisfaction of Landlord. Tenant shall replace all burned out light bulbs and damaged light lenses, and clean all painted walls. Tenant shall retain a mechanical contractor at Tenant’s expense to inspect all heating, ventilating, and air-conditioning equipment and such mechanical contractor shall deliver to Landlord a certificate certifying that all such equipment is in good working order and in good condition and repair, or else Tenant shall pay the cost for such mechanical contractor to service and restore (or replace as required) said equipment to good condition and repair and thereafter provide Landlord with written documentation thereof prior to the expiration or sooner termination of this Lease subject to Section 5.1A below. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface same. Additionally, to the extent that such damage is beyond normal wear and tear as determined by Landlord shall have notified in its reasonable discretion. Additionally, Tenant in writing shall, prior to the expiration or sooner termination of this Lease, remove all Alterations constructed or installed by Tenant which Landlord, at the time of providing its consent to the construction or installation thereof, requests in writing be so removed by Tenant and Tenant shall repair all damage caused by such removal; provided however, at such time as Landlord approved provides to Tenant its written approval of any improvements requiring Alterations or modifications of the Leased Premises pursuant to Section 6.1, Landlord approval that it desired will indicate to have Tenant whether such improvements Alterations will be required to be removed upon the expiration or sooner termination of this Lease. If the Leased Premises are not surrendered to Landlord in the condition required by this Article 2 at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0Landlord may, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, so remove Tenant’s signs, property and/or Alterations not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for returning the Leased Premises to the required condition, plus interest on all costs incurred from the date paid by Landlord at the then maximum rate of interest not prohibited by Law until paid, payable by Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen ten (1510) days after receipt of a statement therefore from Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants. Landlord shall, beginning 100 days before expiration of this Lease, work with Tenant in good faith to develop a mutually agreeable list of Tenant’s surrender responsibilities.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property Property (collectively, “Tenant’s FF&E”defined in Article 6 below) from within the Leased Premises, including the Building Premises and the Outside AreasBuilding, and shall vacate and surrender the Leased Premises, the Building, the Common Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and clean, as existed following completion of the tenant improvements, if any, in good conditionaccordance with this Lease, reasonable wear and tear tear, damage caused by Landlord or Landlord’s employees, agents, contractors, or subcontractors (collectively with Landlord, the “Landlord Parties”), casualty, condemnation, alterations that Tenant is expressly permitted to surrender and repairs and replacements that are not Tenant’s responsibility, excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Buildings and all portions thereof, the Common Areas caused by Tenant’s removal of Tenant’s propertyProperty. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of If the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tilesthe Building, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to Common Areas, the exterior surface of the Building Property, and the paved surfaces of Project are not surrendered to Landlord in the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed condition required by this paragraph at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0Landlord may, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, so remove Tenant’s signs and property not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Common Areas to the required condition, reasonable together with interest on all costs of Landlord’s oversight of removal, repair and replacement work)so incurred from the date paid by Landlord at the Default Interest Rate until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen thirty (1530) days of Landlord’s delivery billing Tenant for same. Notwithstanding the foregoing, Landlord may consent (in its sole and absolute discretion, which consent may be withheld for any reason or no reason) to accept a cash payment from Tenant in lieu of an invoice together with reasonable supporting information. Tenant completing all or any portion of the work required pursuant to this paragraph, such consent to be in a written notice specifying the work from which Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsbe excused.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord in the same condition, broom clean clean, as existed at the Lease Commencement Date. Return of Premises to Landlord shall be subject to normal wear and tear, except that all systems shall be in good operating condition, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, and all portions thereof, Premises caused by Tenant’s 's removal of Tenant’s property's property and all damage to the exterior of the Building caused by Tenant's removal of Tenant's removal of Tenant's property and all damage to the exterior of the building caused by Tenant's removal of Tenant's signs. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls walls, or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall clean, repair or replace all stained or damaged ceiling tiles, wall coverings and clean or replace as may be required floor coverings to the reasonable satisfaction of Landlord. Tenant shall replace all burned out light bulbs and damaged light lenses, and clean and all painted walls. Tenant at its sole cost shall retain a mechanical contractor acceptable to Landlord to service all heating, ventilating, and air-conditioning equipment and restore (or replace as required) said equipment to good working order. Tenant shall pay the cost of restoring or replacing all trees, shrubs, plants, lawn and ground cover, and repair (or replace as required) all paved surfaces of the Property, and otherwise satisfy all requirements to repair any damage or excessive wear to the Leased Premises, Building, Outside Areas, and/or Property. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables any improvements constructed or installed by Tenant which Landlord requests be so removed by Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this Article at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing returning the Leased Premises to the required condition, plus interest on all costs incurred from the date paid by Landlord at die then maximum rate of interest not prohibited by Law unfit paid, payable by Tenant to Landlord within ten days after receipt of a statement therefore from Landlord, and Tenant shall be deemed to have impermissibly held over until such obligations for Tenant (includingtime as such required work is completed, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord Base Monthly Rent and Additional Rent in accordance with the amount terms of all costs so incurred within fifteen Section 13,2 (15Holding Over) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting informationuntil such work is completed. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s 's removal of Tenant’s 's property. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace remove all stained or damaged ceiling tiles, wall coverings and floor coverings Specialized Improvements (as defined in the Work Letter) identified by Landlord pursuant to the reasonable satisfaction of LandlordWork Letter and shall repair all damage to the Leased Premises, the Building and the Property caused by such removal. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface the same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant returning the Leased Premises, the Building and the Outside Areas to the required condition, together with interest on all costs so incurred from the date paid by Landlord at the lesser of (includingi) that rate quoted by Xxxxx Fargo Bank, without limitation, reasonable costs N.T. & S.A. from time to time as its prime rate plus 5% or (ii) the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen thirty (1530) days of Landlord’s delivery to 's billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon On the last day of the term of this Lease, or on the sooner termination thereof, Lessee shall peaceably surrender the Premises in good condition and repair consistent with Lessee's duty to make repairs as herein provided. On or before the last day of the term of this Lease, or the date of sooner termination thereof, Lessee shall, at its sole cost and expense, remove all of its property and trade fixtures and equipment from the Premises, and all property not removed shall be deemed abandoned following the expiration or upon the sooner of ten (10) days after termination of this Lease, Tenant shall . Lessee hereby appoints Lessor its agent to remove all abandoned property of Tenant’s signs Lessee from the exterior Premises upon termination of this Lease and to cause its transportation and storage for Lessee's benefit, all at the Building sole cost and risk of Lessee and Lessor shall remove not be liable for damage, theft, misappropriation or loss thereof and Lessor shall not be liable in any manner in respect thereto. Lessee shall pay all reasonable costs and expenses of Tenant’s inventorysuch removal, equipment, trade fixtures, furniture, supplies, wall decorations transportation and other personal property (collectively, “Tenant’s FF&E”) from within storage. Lessee shall leave the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, to Landlord broom clean and Premises in good conditionorder, condition and repair, reasonable wear and tear and damage from fire and other casualty or which is the responsibility of Lessor excepted. Tenant Lessee shall repair all damage reimburse Lessor within thirty (30) days following its receipt of written demand for any expenses incurred by Lessor with respect to removal, transportation, or storage of abandoned property and with respect to restoring said Premises to the Leased condition required by this Lease. All alterations, additions and fixtures, other than Lessee's furniture, personal property, trade fixtures and equipment which have been made or installed by either Lessor or Lessee upon the Premises, shall remain the property of Lessor and all portions shall be surrendered with the Premises as a part thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to If the floor, walls or ceiling Premises are not surrendered at the end of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration term or sooner termination of the Lease (“Required Removables”)thereof, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant Lessee shall indemnify Landlord Lessor against loss or liability resulting from delay by Tenant Lessee in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or tenants founded on such delay and any losses attorneys' fees resulting therefrom. Lessee shall promptly surrender all keys for the Premises to Landlord with respect to lost opportunities to lease to succeeding tenantsLessor at the place then fixed for the payment of rent and shall inform Lessor of combinations on any vaults, locks and safes left on the Premises.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord broom clean and in as good condition, broom clean, as existed at the Commencement Date, damage by casualty or condemnation (which events shall be governed by Articles 10 and 11) and reasonable wear and tear excepted. Except for such reasonable wear and tear, Tenant shall (i) repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s removal of Tenant’s property. Tenant shall , (ii) patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the roof, floor, interior or exterior walls or ceiling of the Leased PremisesPremises and the Building, whether such penetrations were made with Landlord’s approval or not. Tenant shall , and (iii) repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all if damage was caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface sameTenant. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any that particular improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal; provided however, Tenant shall not be required to remove any improvements installed prior to the Commencement Date. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work)returning the Leased Premises to the required condition. Tenant shall pay to Landlord the amount of all reasonable costs so incurred within fifteen ten (1510) days of Landlord’s delivery to billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.. 4 ARTICLE 3 RENT, LATE CHARGES AND SECURITY DEPOSITS 3.1

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises to Landlord in the same condition, broom clean, as existed at the Lease Commencement Date. Landlord, at Tenant's expense, shall retain a mechanical contractor to service all heating, ventilation and air conditioning equipment, and Tenant shall pay the cost to restore (or replace as required), said equipment to good working order. Tenant shall pay the cost of restoring or replacing all trees, shrubs, plants, lawn and ground cover, and repair (or replace as required) all paved surfaces of the Property, and otherwise satisfy all requirements to repair any damage or wear to the Leased Premises, and all portions thereofBuilding, to Landlord broom clean and in good conditionCommon Areas, reasonable wear and tear exceptedOutside Areas, and/or Property. Tenant shall repair all damage to the Leased Premises, Premises caused by Tenant or by Tenant's removal of Tenant's property and all portions thereof, damage to the exterior of the Building caused by Tenant’s 's removal of Tenant’s property's signs. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall clean, repair or replace all stained or damaged ceiling tiles, wall coverings and clean or replace as may be required floor coverings to the reasonable satisfaction of Landlord. Tenant shall replace all burned out light bulbs and damaged light lenses, and clean and repaint all painted walls. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables any improvements constructed or installed by Tenant which Landlord requests be so removed by Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises are not, surrendered to comply with Landlord in the terms condition required by this Article at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease. Landlord may, Xxxxxxxx may perform Tenant’s obligations at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs coats incurred by Landlord in performing returning the Leased Premises to the required condition, plus interest on all costs incurred from the date paid by Landlord at the then maximum rate of interest not prohibited by Law until paid, payable by Tenant to Landlord within ten days after receipt of a statement therefore from Landlord, and Tenant shall be deemed to have impermissibly held over until such obligations for Tenant (includingtime as such required work is completed, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord Base Monthly Rent and Additional Rent in accordance with the amount terms of all costs so incurred within fifteen Section 13.2 (15Holding Over) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting informationuntil such work is completed. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon the expiration or upon other termination of the sooner termination term of this Lease, Tenant shall remove all of Tenant’s signs from quit and surrender to Landlord the exterior of the Building premises, broom clean, in good order and condition, ordinary wear excepted, and Tenant shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, suppliesits property. Landlord shall remove all telephone and other communication cable from the plenum areas, wall decorations cavities and other personal rises at Tenant's expense. If the Tenant does not remove its property (collectivelyof every kind and description from the demised premises prior to the end of the term, “Tenant’s FF&E”) from within however ended, the Leased Premises, including Tenant shall be conclusively presumed to have conveyed the Building same to the Landlord under this Lease as a bill of sale without further payment or credit by the Landlord to the Tenant and the Outside AreasLandlord may remove the same and the Tenant shall pay the cost of such removal to the Landlord upon demand. Not later than sixty (60) days before this Lease terminates or Tenant vacates the premises, Tenant shall give Landlord written notice of its intended departure and shall schedule a joint inspection with Landlord -of the premises in preparation for Tenant's vacating of the premises. At such joint inspection, Landlord shall prepare a list of the following items for Tenant to resolve before vacating the premises: 1) repairs and restorations that will need to be made to the premises before vacating, if any; 2) equipment and/or fixtures that may be removed, and shall vacate and surrender a procedure that must be followed in order to remove such items from the Leased PremisesBuilding, and all portions thereof, which may include a "check out" procedure with an employee of Landlord at the Building; 3) equipment and/or fixtures that may not be removed from the premises because they rightfully belong to Landlord broom clean and in good condition, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, and all portions thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by have ten (10) days after receipt of said list from Landlord to notify Landlord of any discrepancies it notes on said Est. If Tenant to the exterior surface of the Building does not so notify Landlord, said list shall be binding on Tenant, and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, shall be binding upon Landlord except to the extent that that, because of hidden problems, Landlord could not reasonably ascertain whether certain repairs and/or restoration would be needed until vacating of the premises. In any event, if Tenant fails to arrange sxxx xxint inspection, any list of needed restoration or repairs prepared by Landlord as a result of Landlord's inspection at or after Tenant's vacating the prexxxxx shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired be conclusively deemed correct for purposes of determining Tenant's responsibility for repairs and restoration. Tenant's obligation to have such improvements removed at observe or perform this covenant shall survive the expiration or sooner other termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms term of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsLease.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs (other than any signs installed by Landlord) from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord in the same condition, broom clean clean, as existed upon completion of the Improvement Work in accordance with this Lease and in good conditionthe Work Letter, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s 's removal of Tenant’s 's property. Tenant shall patch and refinish, to Landlord’s reasonable 's satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord, to the extent such repairs are necessitated by actions that are not considered normal wear and tear. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same, to the extent such repairs are necessitated by actions that are not considered normal wear and tear. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord the improvements were first approved any improvements requiring Landlord approval that it desired to have such certain improvements removed made by Tenant or at the expiration or sooner termination request of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventoryequipment (including telecommunications wiring and cabling, equipmentunless Landlord otherwise elects), trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Common Areas, and shall vacate and surrender the Leased Premises, the Building, the Common Areas, the Property, and all portions thereof, the Project to Landlord in broom clean condition and in good conditionas existed on the Lease Commencement Date (or as the Leased Premises may have been thereafter improved, subject to Tenant’s removal obligations set forth below), reasonable wear and tear excepted; provided however, that Tenant shall remove, prior to Lease expiration, any non-standard office improvements then-existing in the Leased Premises. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Common Areas caused by Tenant’s removal of Tenant’s propertyproperty and non-standard office improvements as required hereunder. If Landlord elects by written notice to Tenant not later than ten (10) days prior to the termination or expiration of the Term to require Tenant to surrender Tenant’s telecommunications wiring and cabling, then Tenant shall leave the same in good condition and repair and labeled and/or coded sufficiently so that Landlord can readily determine the origin, destination and function of the wires and cables. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant (as opposed to wear and tear and natural deterioration) to the exterior surface of the Building and the paved surfaces of the Outside Common Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified notifies Tenant in writing that it desires to have certain improvements made by Tenant or at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”including, without limitation, the Tenant Improvements), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. However, Tenant shall not be required to remove any improvements or alterations that are for first class general office use. If Tenant fails the Leased Premises, the Building, the Common Areas, the Property, and the Project are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Common Areas to the required condition, reasonable together with interest on all costs of Landlord’s oversight of removal, repair and replacement work)so incurred from the date paid by Landlord at the Default Interest Rate until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery billing Tenant for same. Notwithstanding the foregoing, Landlord may consent (in its sole and absolute discretion, which consent may be withheld for any reason or no reason) to accept a cash payment from Tenant in lieu of an invoice together with reasonable supporting informationTenant completing all or any portion of the work required pursuant to this paragraph, such consent to be in a written notice specifying the work from which Tenant shall be excused. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear (and damage from casualty, which is covered by Article 10 hereof) excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery to billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord in the same condition, broom clean and in freshly repainted, as existed at the Lease Commencement Date. Landlord, at Tenant’s expense, shall retain a mechanical contractor to service all heating, ventilation and air conditioning equipment, and Tenant shall pay the cost to restore (or replace as required), said equipment to good condition, reasonable wear and tear exceptedworking order. Tenant shall repair all damage to the Leased Premises, Premises caused by Tenant or by Tenant’s removal of Tenant’s property and all portions thereof, damage to the exterior of the Building caused by Tenant’s removal of Tenant’s propertysigns. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tilestiles and shall repair or replace, as necessary, all wall coverings and clean or replace, as may be required, floor coverings to the reasonable satisfaction of Landlord. Tenant: shall replace all burned out light bulbs and damaged or stained light lenses, and shall repaint all painted walls. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables any improvements constructed or installed by Tenant which Landlord requests be so removed by Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this Article at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing returning the Leased Premises to the required condition and Tenant shall be deemed to have impermissibly held over until such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work)time as such required work is completed. Tenant shall pay to Landlord Base Monthly Rent and Additional Rent in accordance with the amount terms of all costs so incurred within fifteen Section 13.2 (15Holding Over) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsuntil such work is completed.

Surrender of Possession. Lessee shall on the last day of the Term or upon any sooner termination thereof, whether by lapse of time or by reason of Lessee’s Default or otherwise, surrender and deliver to Lessor the Premises and all Improvements in clean, wholesome, good and safe order and condition and in good repair, ordinary wear and tear excepted, and-if Lessee shall thereafter remain in possession thereof it shall be deemed guilty of forcible detainer of the Premises and shall be subject to all the conditions and provisions contained herein and to ejection and removal, forcibly and otherwise, with or without process of law. Upon the termination of this Lease by lapse of time, Lessee may remove furniture, trade fixtures and other personal property belonging to Lessee that are incident to the business of Lessee (as distinguished from personal property used in the operation of the !remises); such furniture, trade fixtures and other personal property belonging to Lessee and incident to the business of Lessee are hereinafter referred to as “Trade Fixtures”. Lessee shall repair any injury or damage to the Premises or the Improvements that may result from such removal. If Lessee does not remove such Trade Fixtures from the Premises prior to the end of the Term, however ended, Lessor may, at its option, remove the same and deliver the same to any other place of business of Lessee or warehouse the same, and Lessee shall pay the cost of such removal (including the repair of any injury or damage to the Premises or the Improvements resulting from such removal), delivery and warehousing to Lessor on demand, or Lessor may treat such Trade Fixtures as having been conveyed to Lessor with this Lease as a xxxx of sale, without further payment or credit by Lessor or Lessee. Any holding over by Lessee of the Premises after the expiration or upon of this Lease shall operate and be construed to be a tenancy from month to month only, at one hundred fifty percent (150%) of the sooner termination monthly installments of Fixed Rent, plus Additional Rent and other sums otherwise payable hereunder for the Term. Nothing contained in this Section shall be construed to give Lessee the right to hold over after the expiration of this Lease, Tenant shall remove and Lessor may exercise any and all of Tenant’s signs from the exterior remedies at law or in equity to recover possession of the Building Premises and shall remove all may seek damages in the event of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, to Landlord broom clean and in good condition, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, and all portions thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsa hold over tenancy.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord broom clean and in good the same condition, reasonable wear and tear exceptedbroom clean, as existed at the Lease Commencement Date. Tenant shall repair all damage to the Leased Premises, and all portions thereof, Premises caused by Tenant’s 's removal of Tenant’s property's property and all damage to the exterior of the Building caused by Tenant's removal of Tenant's signs. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall clean, repair or replace all stained or damaged ceiling tiles, wall coverings and clean or replace as may be required floor coverings to the reasonable satisfaction of Landlord. Tenant shall replace all burned out light bulbs and damaged light lenses, and clean and repaint all painted walls. Landlord shall retain a mechanical contractor at Tenant's expense to service all heating, ventilating, and air-conditioning equipment, and Tenant shall pay the cost for the service and the cost to restore (or replace as required) said equipment to good working order. Tenant shall pay the cost of restoring or replacing all trees, shrubs, plants, lawn and ground cover, and repair (or replace as required) all paved surfaces of the Property, and otherwise satisfy all requirements to repair any damage or excessive wear to the Leased Premises, Building, Outside Areas, and/or Property. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables any improvements constructed or installed by Tenant which Landlord requests be so removed by Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this Article at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing returning the Leased Premises to the required condition, plus interest on all costs incurred from the date paid by Landlord at the then maximum rate of interest not prohibited by Law until paid, payable by Tenant to Landlord within ten days after receipt of a statement therefore from Landlord, and Tenant shall be deemed to have impermissibly held over until such obligations for Tenant (includingtime as such required work is completed, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord Base Monthly Rent and Additional Rent in accordance with the amount terms of all costs so incurred within fifteen Section 13.2 (15Holding Over) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting informationuntil such work is completed. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Premises and/or the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areasshall remove Alterations if required hereunder, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased PremisesPremises caused by Xxxxxx's removal of Xxxxxx's property Alterations (if required hereunder) including but not limited to spackling holes in walls and uniformly painting such, and all portions thereof, damage to the exterior of the Premises and/or the Building caused by Tenant’s Xxxxxx's removal of Tenant’s propertyXxxxxx's signs. Tenant shall patch and refinish, to Landlord’s reasonable 's satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair (or replace when the damage cannot be repaired to the satisfaction of Landlord), all stained or damaged ceiling tiles, movable wall partition panels, counter tops, wall coverings and floor coverings to the reasonable satisfaction of LandlordLandlord (for example, damage caused by moly bolts, wall fasteners or other damage to walls). Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables any improvements constructed or installed by Tenant which Landlord requests be so removed by Tenant (including but not limited to all cabling and wiring) and repair all damage caused by such removal. If Tenant fails the Premises are not surrendered to comply with Landlord in the terms of condition required by this Pxxxxxxxx 0.0Paragraph, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s Xxxxxx's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Premises to the required condition, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). in addition Tenant shall pay be liable to Landlord for Base Monthly Rent for the Premises in the amount stated in section 13.2 below (regardless if Tenant is not in possession of the Premises) until the Premises are returned to the required condition, plus interest, at the rate stated in Paragraph 3.4, on all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting informationfrom the date paid by Landlord and the Base Monthly Rent as stated above. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant Xxxxxx in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease lease. If any personal property remains, or is left, at the Premises after the expiration or sooner termination of this Lease, then Landlord may, in its sole discretion, sell such personal property upon such terms and conditions as Landlord shall in its sole discretion decide. Landlord shall have all right, title and interest in and to succeeding tenantsall proceeds from said sale. Landlord may also discard, or otherwise dispose of such personal property and Landlord shall have no liability to Tenant or any other third party regarding such personal property. Tenant shall reimburse Landlord for any costs incurred in discarding such personal property. No act or thing done by Landlord or its agents during the term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept a surrender of the Premises shall be valid unless the same is made in writing and signed by Xxxxxxxx.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, supplies and wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, the Building the Outside Areas to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear tear, casualty and alterations Tenant is not required under this Lease to remove excepted. Tenant shall repair all damage to the Leased PremisesLeases premises, the exterior to the Building and all portions thereof, the Outside Areas caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas andAreas, and where necessary, replace or resurface same. Additionally, to the extent that the Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building or the Outside Areas and Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred and interest thereon within fifteen thirty (1530) days of Landlord’s delivery to Landlord billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, including without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon On or before the expiration Expiration Date or upon the sooner termination of this Lease, Tenant Tenant, at its cost and expense, shall (a) peaceably surrender the Premises broom clean, good order, condition and repair consistent with Tenant's duty to make repairs as herein provided, and (b) remove all of Tenant’s signs from the exterior of the Building and shall alterations that Tenant is required to remove all of Tenant’s inventoryunder Section 11, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, to Landlord broom clean and in good condition, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, and all portions thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such any of the foregoing removal. If Tenant fails shall have no obligation to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform remove Tenant’s obligations at Tenant’s expenseWork or any subsequent alterations made to the Premises, and Tenant except as required under Section 11. All property not removed by such date shall be liable to deemed abandoned and may be removed, stored or disposed of by Landlord, at the cost and expense of Tenant. Landlord shall not be responsible for all reasonable costs incurred by Landlord in performing the preservation or safekeeping of such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work)property. Tenant shall pay to Landlord, upon demand, all expenses incurred in such removal, storage or disposal of such property and all costs incurred by Landlord to cause the amount Premises to be in the condition required under this Section. Upon the Expiration Date or sooner termination of this Lease, ownership of all costs so incurred within fifteen (15) days of Landlord’s delivery to modifications, improvements, alterations, additions, fixtures, furniture, equipment and personal property not already owned by Landlord that have been made or installed by either Landlord or Tenant of an invoice together upon the Premises shall vest in Landlord and be surrendered with reasonable supporting informationthe Premises. Tenant shall indemnify promptly surrender all keys to the Premises to Landlord against loss or liability resulting from delay at the place then fixed for the payment of Base Rent and shall inform Landlord of combinations to any vaults, locks and safes left at the Premises. The acceptance of keys to the Premises by Tenant in surrendering the Leased PremisesLandlord, includingits agents, without limitationemployees, any claims made by any succeeding tenant contractors or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsother person on Landlord’s behalf, shall not be deemed an acceptance of surrender of the Premises or constitute a termination of this Lease.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipmentequipment (including telecommunications wiring and cabling), trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Common Areas, and shall vacate and surrender the Leased Premises, the Building, the Common Areas, the Property, and all portions thereof, the Project to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear and damage caused by Landlord or Landlord’s employees, agents, contractors, or subcontractors (collectively with Landlord, the “Landlord Parties”) and casualty not caused by Tenant or Tenant Parties, excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Common Areas caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Subject to the terms of Paragraph 9.3 below, Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Exclusive Use Common Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the applicable improvements requiring Landlord approval were consented to, that it desired to have such improvements certain Non-Standard Office Improvements made by or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)this Lease, Tenant shall, upon the expiration or sooner termination of this Lease: (A) remove such Non-Standard Office Improvements constructed or installed by Landlord or Tenant (including any backup generator or other mechanical equipment), but only if they had been identified as Non-Standard Office Improvements by Landlord at the Leasetime consented to pursuant to Paragraph 6.1 below or the Work Letter, remove the Required Removables as applicable, and (B) repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, and the Exclusive Use Common Areas are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingso remove Tenant’s signs, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs property and/or improvements not so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.Building C

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, . Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniturefurnitures, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord broom clean and in good the same condition, reasonable broom clean, as existed at the Lease Commencement Date, excepting normal wear and tear exceptedtear. Tenant shall repair all damage to the Leased Premises, and all portions thereof, Premises caused by Tenant’s removal of Tenant’s propertyproperty and all damage to the exterior of the Building caused by Tenant’s removal of Tenant’s removal of Tenant’s signs. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall clean, repair or replace all stained or damaged ceiling tiles, wall coverings and clean or replace as may be required floor coverings to the reasonable satisfaction of Landlord. Tenant shall replace all burned out light bulbs and damaged light lenses, and clean all walls as reasonably required. Landlord shall retain a mechanical contractor reasonably acceptable to Tenant at Tenant’s expense to service all heating, ventilating, and air-conditioning equipment, and Tenant shall pay the cost for the service and the cost to restore said equipment to good working order. Tenant shall pay the cost of restoring or replacing all trees, shrubs, plants, lawn and ground cover, and repair (or replace as required) all paved surfaces of the Property, and otherwise satisfy all requirements to repair any damage or excessive wear to the Leased Premises. Building, Outside Areas, and/or Property. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables any improvements constructed or installed by Tenant which Landlord requests be so removed by Tenant and repair all damage caused by such removal. If the Leased Premises are not surrendered to Landlord in the condition required by this Article at the expiration or sooner termination of this Lease, Landlord shall, within five business days after Tenant’s surrender of the Leased Premises, deliver to Tenant a written punch list identifying the items that cause the Leased Premises not to satisfy the required condition and Tenant shall have twenty business days thereafter to remedy such items. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0remedy all such items within such twenty business day period, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing returning the Leased Premises to the required condition, plus interest on all costs incurred from the date paid by Landlord at an interest rate equal to the Xxxxx Fargo Bank prime lending rate plus three percent (3%) until paid, payable by Tenant to Landlord within ten days after receipt of a statement therefore from Landlord, and Tenant shall be deemed to have impermissibly held over until such obligations for Tenant (includingtime as such required work is completed, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord Base Monthly Rent and Additional Rent in accordance with the amount terms of all costs so incurred within fifteen Section 13.2 (15Holding Over) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting informationuntil such work is completed. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants. Prior to the expiration of the Lease upon Tenant’s request Landlord shall tour the Leased premises with Tenant and advise Tenant of the items of work that Landlord observes.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building 2 and shall remove all of Tenant’s inventory, equipmentequipment (including telecommunications wiring and cabling), trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building 2 and the Outside Common Areas, and shall vacate and surrender the Leased Premises, Building 2, the Common Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear (and casualty that is not the obligation of Tenant under this Lease to repair) excepted, and subject to Article 6 below. Tenant shall repair all damage to the Leased Premises, the exterior of Building 2 and all portions thereof, the Common Areas caused by Tenant’s removal of Tenant’s property. Notwithstanding the foregoing, at any time during the last twelve (12) months of the Lease Term, Tenant may, and in any event prior to removing any telecommunications wiring and cabling Tenant shall, provide Landlord with at least thirty (30) days’ prior written notice that Tenant intends to remove such wiring and cabling, and Landlord may, within the later to occur of (A) ten (10) days after receipt of such notice, and (B) ninety (90) days prior to the expiration of the Lease Term, elect to have Tenant leave such telecommunications wiring and cabling in the Leased Premises, in which case Tenant shall leave the same in its then as-is condition and in any event shall not clip any labeling or coding used to determine the origin, destination and function of the wires and cables. Landlord’s failure to respond within the applicable period shall be deemed an election to have Tenant remove all such telecommunications wiring and cabling. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord, except to the extent such staining or damage was caused by Landlord’s failure to maintain in accordance with Paragraph 5.1(b) below. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building 2 and the paved surfaces of the Outside Common Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time the improvements were completed that such improvements constitute Non-Standard Office Improvements (as defined in Paragraph 6.1 below) and that Landlord approved any improvements requiring Landlord approval that it desired to have such improvements Non-Standard Office Improvements removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such Non-Standard Office Improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises to the required condition, without limitation, reasonable together with interest on all costs of Landlord’s oversight of removal, repair and replacement work)so incurred from the date paid by Landlord at the Default Interest Rate until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery billing Tenant for same. Notwithstanding the foregoing, Landlord may consent (in its sole and absolute discretion, which consent may be withheld for any reason or no reason) to accept a cash payment from Tenant in lieu of an invoice together with reasonable supporting information. Tenant completing all or any portion of the work required pursuant to this paragraph, such consent to be in a written notice specifying the work from which Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsbe excused.

Surrender of Possession. Upon The New Building shall be the expiration or property of Tenant; however, upon the sooner termination Expiration Date, the New Building shall become the Landlord's property. As of this Leasethe Expiration Date, Tenant shall remove all of Tenant’s signs from the exterior surrender possession of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building Leasehold Premises and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Leasehold Improvements to Landlord broom clean and in good condition, reasonable wear and tear excepted. Tenant's equipment shall be removed from the Leasehold Premises on or before the Expiration Date. Any of Tenant's property remaining on the Leasehold Premises or on any other part of Flowerfield 30 days after the Expiration Date, which Landlord does not require Tenant to remove, shall repair all become Landlord's property free from any claim of Tenant or any person claiming right to such property through Tenant. Tenant has caused to be installed or otherwise has the exclusive use of the trade fixtures listed in Exhibit "D" or any equipment substituted therefor during the Lease Term, and Tenant has sole responsibility, at Landlord's option, to remove or leave in place, the trade fixtures listed in Exhibit "D" or any equipment substituted therefor during the Lease Term upon the expiration, termination or cancellation of this Lease unless such trade fixtures and/or any additions thereto become affixed to the Leasehold Premises, the removal of which would cause damage to the Leased Leasehold Premises. Except as otherwise permitted under this Lease, and all portions thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, not remove or cause to Landlord’s reasonable satisfaction, all penetrations made by Tenant be removed any fixtures or its employees to any other installation that was "in place" at the floor, walls or ceiling of Leasehold Premises on the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to Commencement Date without the reasonable satisfaction written consent of Landlord. Tenant shall repair all damage caused by Tenant to At the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination end of the Lease (“Required Removables”)Term, Tenant shall, upon the expiration or sooner termination of Leasehold Premises and all improvements comprising a part thereof will be delivered to the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice vacant broom clean condition together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering all keys to the Leased Leasehold Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s 's removal of Tenant’s 's property. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such returning the Leased Premises, the Building and the Outside Areas to the required condition, together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of interest not prohibited or made usurious by law until paid. In addition to Tenant's obligations for Tenant (includingset forth in Paragraph 13.2, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen twenty (1520) days of Landlord’s delivery to 's billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables any improvements constructed or installed by Tenant which Landlord requests be so removed by Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this Paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx Landlord may perform Tenant’s obligations at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by Law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus interest as above set forth within fifteen (15) ten working days of Landlord’s delivery to billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitationlimitations, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon 15. The Tenant agrees to deliver up and surrender to the Landlord possession of said premises at the expiration or upon the sooner termination of this Leaselease, by lapse of time or otherwise, in as good repair as when the Tenant obtained the same at the commencement of said term, excepting only ordinary wear and tear, or damage by the elements (occurring without the fault of the Tenant or other persons permitted by the Tenant to occupy or enter the demised premises or any part thereof), or by act of God, or by insurrection, riot, invasion or commotion, or of military or usurped power. FIRE CLAUSE 16. If the demised premises or said building, shall be so damaged by fire or other catastrophe as to render said premises wholly untenantable, and if such damage shall be so great that a competent architect selected by the Landlord, shall certify in writing to the Landlord and the Tenant that said premises, with the exercise of reasonable diligence, cannot be made fit for occupancy within ninety (90) days from the happening thereof, then this lease shall cease and terminate from the date of the occurrence of such damage, and the Tenant thereupon shall surrender to the Landlord said premises and all interest therein, and the Landlord may reenter and take possession of said premises and remove the Tenant therefrom. The Tenant shall remove all pay rent, duly apportioned, up to the time of Tenant’s signs such termination of this lease. If, however, the damage shall be such that such an architect so shall certify that said demised premises can be made tenantable within such number of days from the exterior happening of such damage by fire or other catastrophe, then the Landlord shall repair the damage so done with all reasonable speed, and the rent shall be abated only for the period during which the Tenant shall be deprived of the Building and shall remove all use of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building said premises by reason of such damage and the Outside Areasrepair thereof. If said demised premises, without the fault of the Tenant, shall be slightly damaged by fire or other catastrophe but not so as to render the same untenantable, the Landlord, after receiving notice in writing of the occurrence of the injury, shall cause the same to be repaired with reasonable promptness; but in such event, there shall be no abatement of the rent. In case the building throughout be so injured or damaged, whether by fire or otherwise (though said demised premises may not be affected) that the Landlord within sixty (60) days after the happening of such injury, shall decide to reconstruct, rebuild, or raze said building, and shall vacate enter into a legal and surrender binding contract therefore, then upon thirty (30) days' notice in writing to that effect given by the Leased PremisesLandlord to the Tenant, this lease shall cease and terminate from the date of the occurrence of said damage, and the Tenant shall pay the rent, properly apportioned, up to such date, and both parties hereto shall be free and discharged of all portions thereoffurther obligations hereunder. In the event of a condemnation or other taking by any governmental agency, all proceeds shall be paid to the Landlord broom clean and in good conditionhereunder, reasonable wear and tear exceptedthe Tenant waiving all right to any such payments. INSURANCE 17. Tenant shall repair all damage to the Leased Premisesshall, at Tenant's expense, obtain and keep in full force, fire and liability insurance in an amount not less than $[***], including fire legal liability in amount not less than $[***], and all portions thereofname Landlord and it's agent as an additional insured. This policy will be on Insurance Services Office, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, Inc. (ISO) form CG 0001 0196 or an equivalent occurrence basis commercial general liability insurance policy form that is reasonably satisfactory to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair obtain and keep in force Workers' Compensation insurance. Tenant agrees to obtain and keep in full force, all risk coverage for Tenant's personal property, and business interruption insurance for loss of Tenant's business income. [***] Confidential portions of this document have been redacted and filed separately with the Commission. Tenant shall provide certificates of all insurance policies to Landlord at ail times during the term of this lease. WAIVER OF SUBROGATION AND HOLD HARMLESS 18. Landlord and Tenant each herewith and hereby releases and relieves the other and waives its entire right of against the other for loss or damage caused by Tenant arising out of or incident to perils described in standard fire insurance policies and all perils described in the "Extended Coverage" insurance endorsement approved for use in the State of Colorado, which occurs in, on or about the premises, unless due to the exterior surface negligence of the Building and the paved surfaces of the Outside Areas andeither party, where necessarytheir agents, replace employees or resurface sameotherwise. Additionally, to the extent that Landlord or its agent shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expensenot be liable for, and Tenant shall be liable agrees to defend and hold Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitationits agent harmless from, any claims made claim, action and/or judgment for damages to property or injury to persons suffered or alleged to be suffered in, on or about the premises by any succeeding tenant person, firm or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.corporation, unless caused by Landlord' s negligence. SUBORDINATION

Surrender of Possession. Upon On the expiration last day of the Term, or upon on the sooner termination of this Leasethereof, Tenant shall will peaceably surrender the Premises in good condition and repair consistent with Tenant's duty to make repairs as herein provided. Subject to this Section 13.1, on or before the last day of the Term, or the date of sooner termination thereof, Tenant will, at its sole cost and expense, remove all of Tenant’s signs its property and trade fixtures and equipment from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereofproperty not removed will be deemed abandoned. Tenant hereby appoints Landlord its agent to remove all abandoned property of Tenant from the Premises upon termination of this Lease and to cause its transportation and storage for Tenant's benefit, to all at the sole cost and risk of Tenant and Landlord broom clean will not be liable for damage, theft, misappropriation or loss thereof and Landlord will not be liable in any manner in respect thereto. Tenant will pay all costs and expenses of such removal, transportation and storage. Tenant will leave the Premises in good conditionorder, condition and repair, reasonable wear and tear and damage from fire and other casualty not caused by Tenant excepted. Tenant shall repair all damage will reimburse Landlord upon demand for any expenses incurred by Landlord with respect to removal, transportation, or storage of abandoned property and with respect to restoring such Premises to good order, condition and repair. All alterations, additions and fixtures, other than Tenant's trade fixtures and equipment which have been made or installed by either Landlord or Tenant upon the Leased Premises, will remain the property of Landlord and all portions will be, surrendered with the Premises as a part thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to If the floor, walls or ceiling Premises are not surrendered at the end of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration Term or sooner termination of the Lease (“Required Removables”)thereof, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall will indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or tenants founded on such delay and any losses attorneys' fees resulting therefrom. Tenant will promptly surrender all keys for the Premises to Landlord with at the place then fixed for the payment of rent and will inform Landlord of combinations on any vaults, locks and safes left on the Premises. Within ten (10) days after the Final Leasehold Improvement Plans have been approved by Tenant, Landlord will notify Tenant of which portions of the Leasehold Improvements, if any, must be removed upon the termination of this Lease. With respect to lost opportunities any Work hereunder, Landlord will notify Tenant of which portions thereof, if any, must be removed upon the termination of this Lease in the manner provided in Section 8.1 hereof. Anything in this Section 13.1 or elsewhere in this Lease to lease the contrary notwithstanding, Tenant will be required to succeeding tenantsremove only those portions of the Leasehold Improvements and the Work of which Landlord has so notified Tenant, and under no circumstances will Tenant be required to remove carpeting from the Premises.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside AreasPremises ("Tenants Property"), and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord broom clean and in good condition, the same condition (except for reasonable wear and tear exceptedtear, acts of god or alterations which Landlord had stated in writing may remain upon expiration or earlier termination of this Lease), broom clean, as existed at the Lease Commencement Date. Tenant shall repair all damage to the Leased Premises, and all portions thereof, Premises caused by Tenant’s 's removal of Tenant’s property's property and all damage to the exterior of the Building caused by Tenant's removal of Tenant's signs. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, tiles and wall coverings and replace as may be required floor coverings to the reasonable satisfaction of Landlord. Subject to paragraph 13.12 B Tenant shall pay the cost of restoring or replacing all trees, shrubs, plants, lawn and ground cover, and repair (or replace as required) all paved surfaces of the Property, and otherwise satisfy all requirements to repair any damage or excessive wear to the Leased Premises, Building, Outside Areas, and/or Property. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved expiration or sooner termination of this Lease, remove any improvements requiring constructed or installed by Tenant which Landlord approval that it desired requests be so removed by Tenant and Tenant shall restore the Leased Premises to have the condition existing prior to the installation of such improvements removed improvements, ordinary wear and tear and casualty damage for which Tenant is not responsible excepted. If the Leased Premises are not surrendered to Landlord in the condition required by this Article at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0Landlord may, Xxxxxxxx may perform Tenant’s obligations at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for returning the Leased Premises to the required condition, plus interest on all costs incurred from the date paid by Landlord at the Xxxxx Fargo Bank Prime Rate Plus Two not to exceed the legal rate allowed by Law until paid, payable by Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount within ten days after receipt of all costs so incurred within fifteen (15) days of a statement therefor from Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Premises and/or the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations decorations, and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areasshall remove Alterations if required hereunder, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased PremisesPremises caused by Xxxxxx's removal of Xxxxxx's property Alterations (if required hereunder) including but not limited to spackling holes in walls and uniformly painting such, and all portions thereof, damage to the exterior of the Premises and/or the Building caused by Tenant’s Xxxxxx's removal of Tenant’s propertyXxxxxx's signs. Tenant shall patch and refinish, to Landlord’s reasonable 's satisfaction, all penetrations made by Tenant or its employees to the floor, walls walls, or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair (or replace when the damage cannot be repaired to the satisfaction of Landlord), all stained or damaged ceiling tiles, movable wall coverings partition panels, counter tops, wall coverings, and floor coverings to the reasonable satisfaction of LandlordLandlord (for example, damage caused by moly bolts, wall fasteners or other damage to walls). Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables any improvements constructed or installed by Tenant which Landlord requests be so removed by Tenant (including but not limited to all cabling and wiring) and repair all damage caused by such removal. If Tenant fails the Premises are not surrendered to comply with Landlord in the terms of condition required by this Pxxxxxxxx 0.0Paragraph, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s Xxxxxx's expense, so remove Tenant's signs, property, and/or improvements not so removed and make such repairs and replacements not so made. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Premises to the required condition, without limitationand in addition, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay be liable to Landlord for Base Monthly Rent for the Premises in the amount stated in section 13.2 below (regardless if Tenant is not in possession of the Premises) until the Premises are returned to the required condition, plus interest, at the rate stated in Paragraph 3.4, on all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting informationfrom the date paid by Landlord and the Base Monthly Rent as stated above. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant Xxxxxx in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease lease. If any personal property remains, or is left, at the Premises after the expiration or sooner termination of this Lease, then Landlord may, in its sole discretion, sell such personal property upon such terms and conditions as Landlord shall in its sole discretion decide. Landlord shall have all right, title, and interest in and to succeeding tenantsall proceeds from said sale. Landlord may also discard or otherwise dispose of such personal property, and Landlord shall have no liability to Tenant or any other third party regarding such personal property. Tenant shall reimburse Landlord for any costs incurred in discarding such personal property. No act or thing done by Landlord or its agents during the term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept a surrender of the Premises shall be valid unless the same is made in writing and signed by Xxxxxxxx.

Surrender of Possession. From current lease instead of below a. Upon the expiration or upon the sooner other termination of this Lease, Tenant shall remove all of TenantXxxxxx’s signs from the exterior rights to use of the Building premises, facilities and services described in this Lease shall remove cease, and Lessee shall vacate the premises without unreasonable delay. b. At the termination or expiration of this Lease, Xxxxxx shall surrender the leased premises to Xxxxxx in as good condition as when received by Xxxxxx from Lessor or as thereafter improved, reasonable use and wear excepted. Lessee shall repair any damage to the premises occasioned by its use, or by the removal of Xxxxxx’s trade fixtures, furnishings, and equipment and repair shall include the patching and filling of holes and repair of structural damage. c. Except as otherwise provided in this Lease, all of Tenant’s inventorybuildings, hangars, structures, improvements, equipment, trade fixtures, furniture, supplies, wall decorations and other property bought, installed, erected, or placed by Tenant in, on, or about the airport and premises leased, shall be deemed to be personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender remain the Leased Premises, and all portions thereof, to Landlord broom clean and in good condition, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, and all portions thereof, caused by Tenant’s removal property of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall have right at any time during the term of this Lease or any extension, and for additional period of sixty (60) calendar days after the expiration of or otherwise termination of this Lease, to remove any and all such personal property from the airport, subject, however, to Tenant’s obligation to repair all damage, if any resulting from such removal and to restore the leased premises to its original condition, waste and debris-free, and environmental issues. Any and all property not removed by Lessee prior to the expiration of the above-stated sixty (60) calendar day period shall, in County’s sole discretion, become part of the land on which it is located and title to such property shall vest in Lessor. [NOTE: Suitable adjustments will be liable made in accordance with the County Airport Leasing Policy in the event the improvements are to Landlord for all reasonable costs incurred be surrendered to the County under the Lease being replaced] d. If agreed to by Landlord the County, in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight lieu of removal, repair and replacement work)at Tenant’s option, Tenant may transfer the ownership (title) of the Improvements (specifically designated by the County) to the County at no cost to the County. 1. Provided the Tenant shall pay has been in good standing with the County, the County may offer a Reversionary Deferred Lease Agreement (“RD Lease Agreement”) to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering accordance with the Leased Premises, including, without limitation, adopted County Airport Leasing Policy. 2. The County will not purchase improvements at the expiration of any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsagreement.

Surrender of Possession. Upon On the expiration last day of the Term, or upon on the sooner termination thereof, Sequel will peaceably surrender the Leased Premises in good condition and repair, ordinary wear and tear and casualty loss excepted, consistent with Sequel’s duty to make repairs as herein provided. On or before the last day of this Leasethe Term, Tenant shall or the date of sooner termination hereof, Sequel will, at its sole cost and expense, remove all of Tenant’s signs its property and equipment from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions property not removed will be deemed abandoned. Sequel hereby appoints Harmony its agent to remove all abandoned property of Sequel from the Leased Premises upon termination of this Lease and to cause its transportation and storage for Sequel’s benefit, all at the sole cost and risk of Sequel. Harmony will not be liable for damage, theft, misappropriation or loss thereof, to Landlord broom clean and Harmony will not be liable in any manner in respect thereto. Sequel will pay all costs and expenses of such removal, transportation, and storage. Sequel will leave the Leased Premises in good order, condition, and repair, reasonable wear and tear tear, and insured damage from fire and other casualty excepted. Tenant shall repair all damage Sequel will reimburse Harmony upon demand for any expenses incurred by Harmony with respect to removal, transportation, or storage of abandoned property and with respect to restoring such Premises to good order, condition, and repair. All alterations, additions, and fixtures, other than Sequel’s property and equipment that have been made or installed by either Harmony or Sequel on the Leased Premises, will remain the property of Harmony and will be surrendered with the Leased Premises as a part thereof. Sequel will promptly surrender all portions thereofkeys for the Leased Premises to Harmony at the place then fixed for the payment of rent and will inform Harmony of combinations on any vaults, caused by Tenant’s removal of Tenant’s property. Tenant shall patch locks, and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of safes left on the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord broom clean and in good the same condition, broom clean, as existed at the Lease Commencement Date, damage by casualty or condemnation (which events shall be governed by Articles 10 and 11) and reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s 's removal of Tenant’s 's property. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant returning the Leased Premises, the Building and the Outside Areas to the required condition, together with interest on all costs so incurred from the date paid by Landlord at a rate equal to the greater of (includinga) 12%, without limitationor (b) the sum of that rate quoted by Wellx Xxxgo Bank, reasonable costs N.T. & S.A. from time to time as its prime rate, plus two percent (2%) ("Wellx Xxxme Plus Two"), but no event greater than the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery to 's billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon expiration of the expiration Term or upon the sooner termination of Tenant's right of possession, whether by lapse of time or otherwise, Tenant shall forthwith surrender the Premises to Landlord in good order, repair and condition, ordinary wear excepted, and shall, if Landlord so requires, restore the Premises to the condition existing at the beginning of the Term, ordinary wear and tear excepted and improvements consented to by Landlord excepted. Unless hereafter agreed to by Landlord in writing, any interest of Tenant in the alterations, improvements and additions to the Premises made or paid for by Landlord or Tenant shall, without compensation to Tenant, become Landlord's property at the termination of this LeaseLease by lapse of time or otherwise and such alterations, improvements or additions shall be relinquished to Landlord in good condition, ordinary wear excepted. Upon the termination of the Term or of Tenant's right of possession, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipmentoffice furniture, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, office equipment and all portions thereof, to Landlord broom clean and in good condition, reasonable wear and tear exceptedother items of Tenant's property on the Premises. Tenant shall repair all pay Landlord upon demand the cost of repairing any damage to the Leased Premises, Premises and all portions thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails shall fail or refuse to comply with remove any such property from the terms of this Pxxxxxxxx 0.0Premises, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable conclusively presumed to have abandoned the same, and title thereto shall thereupon pass to Landlord for all reasonable costs incurred without any cost either by set-off, credit, allowance or otherwise, and Landlord may at its option accept the title to such property or at Tenant's expense may (i) remove the same or any part thereof in performing any manner Landlord shall choose, (ii) repair any damage to the Premises caused by such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord (iii) store, destroy or otherwise dispose of the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery same without incurring liability to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsother person.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal person property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s 's removal of Tenant’s 's property. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, Tenant shall not be required to remove the initial Improvement Work to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any such Improvement Work relates to non-specialized improvements requiring Landlord approval that it desired to have or alterations installed on Tenant's behalf, such improvements removed at shall remain on the Leased Premises upon expiration or sooner prior termination of the this Lease (“Required Removables”)unless Landlord elects to require that Tenant at its sole cost remove such improvements, in which event Tenant shall, upon the expiration or sooner termination of the Lease, shall remove the Required Removables such improvements and shall repair all damage caused by such removal. Landlord agrees upon specific written request by Tenant at the time Tenant shall submit its final improvement drawings for approval by Landlord to notify Tenant in writing which such Improvement Work Landlord will require Tenant to remove from the Premises upon expiration of the Lease Term pursuant to the foregoing. Notwithstanding anything to the contrary hereinabove, Tenant shall have the right to remove any trade fixtures and other personal property belonging to Tenant that do not constitute permanently installed fixtures, as well as the lab benches and items set forth in Section 6.2 attached hereto. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.in

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord in the same condition existing as of December 6, 1999 which is the date Ciena Corporation accepted possession of the Premises (Tenant’s current sublease requires Tenant to return the Premises to the condition existing as of that date and Tenant acknowledges that this same obligation continues with this Lease), broom clean and in good condition, reasonable wear and tear exceptedclean. Tenant shall repair all damage to the Leased Premises, and all portions thereof, Premises caused by Tenant’s removal of Tenant’s propertyproperty and all damage to the exterior of the Building caused by Tenant’s removal of Tenant’s signs. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall clean, repair or replace all stained or damaged ceiling tiles, wall coverings and clean or replace as may be required floor coverings to the reasonable satisfaction of Landlord. Tenant shall replace all burned out light bulbs and damaged light lenses, and clean and repaint all painted walls. Landlord shall retain a mechanical contractor at Tenant’s expense to service all heating, ventilating, and air-conditioning equipment, and Tenant shall pay the cost for the service and the cost to restore (or replace as required) said equipment to good working order. Tenant shall pay the cost of restoring or replacing all trees, shrubs, plants, lawn and ground cover, and repair (or replace as required) all paved surfaces of the Property, and otherwise satisfy all requirements to repair any damage or excessive wear to the Leased Premises, Building, Outside Areas, and/or Property. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables any improvements constructed or installed by Tenant (or Tenant’s predecessor Ciena Corporation) which Landlord requests be so removed by Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this Article at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing returning the Leased Premises to the required condition, plus interest on all costs incurred from the date paid by Landlord at the then maximum rate of interest not prohibited by Law until paid, payable by Tenant to Landlord within ten days after receipt of a statement therefore from Landlord, and Tenant shall be deemed to have impermissibly held over until such obligations for Tenant (includingtime as such required work is completed, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord Base Monthly Rent and Additional Rent in accordance with the amount terms of all costs so incurred within fifteen Section 13.2 (15Holding Over) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting informationuntil such work is completed. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear tear, damage from casualty and condemnation, and the Initial Tenant Improvements excepted. Landlord, at Tenant's expense, shall retain a mechanical contractor to service all heating, ventilation and air conditioning equipment, and Tenant shall pay the cost to restore (or replace as required), said equipment to good working order. Tenant shall repair all damage to the Leased Premises, Premises caused by Tenant or by Tenant's removal of Tenant's property and all portions thereof, damage to the exterior of the Building caused by Tenant’s 's removal of Tenant’s property's signs. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tilestiles and shall repair or replace, as necessary, all wall coverings and clean or replace, as may be required, floor coverings to the reasonable satisfaction of Landlord. Tenant shall replace all burned out light bulbs and damaged or stained light lenses. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove any improvements constructed or installed by Tenant, (other than the Required Removables Initial Tenant Improvements), which Landlord requests, at the time of consent to such improvements, be so removed by Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this Article at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing returning the Leased Premises to the required condition and Tenant shall be deemed to have impermissibly held over until such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work)time as such required work is completed. Tenant shall pay to Landlord Base Monthly Rent and Additional Rent in accordance with the amount terms of all costs so incurred within fifteen Section 13.2 (15Holding Over) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsuntil such work is completed.

Surrender of Possession. Upon On the expiration or upon last day of the sooner termination term of this Lease, Tenant or on the sooner termination thereof, Lessee shall peaceably surrender the Premises in good condition and repair consistent with Lessee's duty to make repairs as herein provided. On or before the last day of the term of this Lease, or the date of sooner termination thereof, Lessee shall, at its sole cost and expense, remove all of Tenant’s signs its property and trade fixtures and equipment from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereofproperty not removed shall be deemed abandoned. Lessee hereby appoints Lessor its agent to remove all abandoned property of Lessee from the Premises upon termination of this Lease and to cause its transportation and storage for Lessee's benefit, to Landlord broom clean all at the sole cost and risk of Lessee and Lessor shall not be liable for damage, theft, misappropriation or loss thereof and Lessor shall not be liable in any manner in respect thereto. Lessee shall pay all reasonable costs and expenses of such removal, transportation and storage. Lessee shall leave the Premises in good conditionorder, condition and repair, reasonable wear and tear and damage from fire and other casualty or which is the responsibility of Lessor excepted. Tenant Lessee shall repair all damage reimburse Lessor within thirty (30) days following its receipt of written demand for any expenses incurred by Lessor with respect to removal, transportation, or storage of abandoned property and with respect to restoring said Premises to the Leased condition required by this Lease. All alterations, additions and fixtures, other than Lessee's furniture, personal property, trade fixtures and equipment which have been made or installed by either Lessor or Lessee Upon the Premises, shall remain the property of Lessor and all portions shall be surrendered with the Premises as a part thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to If the floor, walls or ceiling Premises are not surrendered at the end of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration term or sooner termination of the Lease (“Required Removables”)thereof, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant Lessee shall indemnify Landlord Lessor against loss or liability resulting from delay by Tenant Lessee in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or tenants founded on such delay and any losses attorneys' fees resulting therefrom. Lessee shall promptly surrender all keys for the Premises to Landlord with respect to lost opportunities to lease to succeeding tenantsLessor at the place then fixed for the payment of rent and shall inform Lessor of combinations on any vaults, locks and safes left on the Premises.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises to Landlord in the same condition, broom clean, as existed at the Lease Commencement Date (see attached). Landlord, at Tenant's expense, shall retain a mechanical contractor to service all heating, ventilation and air conditioning equipment, and Tenant shall pay the cost to restore (or replace as required), said equipment to good working order. Tenant shall pay as a project maintenance cost the cost of restoring or replacing all trees, shrubs, plants, lawn and ground cover, and repair (or replace as required) all paved surfaces of the Property, and otherwise satisfy all requirements to repair any damage or wear to the Leased Premises, and all portions thereofBuilding, to Landlord broom clean and in good conditionCommon Areas, reasonable wear and tear exceptedOutside Areas, and/or Property. Tenant shall repair all damage to the Leased Premises, Premises caused by Tenant or by Tenant's removal of Tenant's property and all portions thereof, damage to the exterior of the Building caused by Tenant’s 's removal of Tenant’s property's signs. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall clean, repair or replace all stained or damaged ceiling tiles, wall coverings and clean or replace as may be required floor coverings to the reasonable satisfaction of Landlord. Tenant shall replace all burned out light bulbs and damaged light lenses, and clean and repaint as reasonably necessary all painted walls. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved expiration or sooner termination of this Lease, remove any improvements requiring constructed or installed by Tenant which Landlord approval that it desired requests be so removed by Tenant and repair all damage caused by such removal (see attached). If the Leased Premises are not surrendered to have such improvements removed Landlord in the condition required by this Article at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0Landlord may, Xxxxxxxx may perform Tenant’s obligations at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing returning the Leased Premises to the required condition, plus interest on all costs incurred from the date paid by Landlord at the then maximum rate of interest not prohibited by Law until paid, payable by Tenant to Landlord within ten days after receipt of a statement therefore from Landlord, and Tenant shall be deemed to have impermissibly held over until such obligations for Tenant (includingtime as such required work is completed, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord Base Monthly Rent and Additional Rent in accordance with the amount terms of all costs so incurred within fifteen Section 13.2 (15Holding Over) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting informationuntil such work is completed. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon the expiration or upon the sooner other termination of this Leasethe Term, Tenant shall quit and surrender to Landlord the Premises, broom clean, in good order and condition, ordinary wear expected, and Tenant shall remove all of Tenant’s signs its property therefrom. Prior to the end of the Term, Tenant may remove from the exterior Premises such readily removable improvements to the Premises made and paid for by Tenant, provided that (i) Tenant shall not remove any improvements which shall result in the Premises being improved below building standard (defined as those improvements installed by Landlord in accordance with Exhibit "C" hereto), (ii) Tenant shall not remove any mechanical, electrical or plumbing fixtures or conduits providing heat, light, power, water, plumbing, air conditioning, ventilation or other essential services to the Premises (as distinguished from removable equipment therein) except for special or upgraded fixtures installed by Tenant which are replaced by Tenant with fixtures customarily and normally used in offices in other portions of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside AreasOffice Building, and shall vacate and surrender (iii) prior to the Leased Premisesend of the Term, and all portions thereof, to Landlord broom clean and in good condition, reasonable wear and tear excepted. Tenant shall repair all at its sole expense restore any damage to the Leased Premises, and all portions thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by Premises resulting from such removal. If Tenant fails does not remove its property of every kind and description from the Premises prior to comply with the terms end of the Term, however ended, Tenant shall be conclusively presumed to have conveyed the same to Landlord under this Pxxxxxxxx 0.0, Xxxxxxxx Lease as a xxxx of sale without further payment or credit by Landlord to Tenant and Landlord may perform Tenant’s obligations at Tenant’s expense, remove the same and Tenant shall be liable pay the cost of such removal and the cost of repairing any damage caused thereby to Landlord upon demand and, (iv) Tenant when vacating the Premises shall do so after 6:00 p.m. so as not to disturb the use of the elevators for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding other tenants.

Surrender of Possession. Upon All alterations, improvements and additions to the expiration Premises, whether temporary or upon permanent in character, made or paid for by Landlord or Tenant, shall without compensation to Tenant become Landlord's property at the sooner termination of this LeaseLease by lapse of time or otherwise and shall, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventoryunless Landlord requests their removal (subject, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereofhowever, to Landlord's waiver of its right to require removal as set forth in the next succeeding grammatical paragraph), be relinquished to Landlord broom clean and in good condition, reasonable ordinary wear and tear excepted. Upon the expiration of the Term or upon the termination of Tenant's right of possession, whether by lapse of time or at the option of Landlord as herein provided, Tenant shall forthwith surrender the Premises to Landlord in good order, repair all damage and condition, ordinary wear and tear excepted, and shall, if Landlord so requires, remove those alterations, improvements and additions to the Leased Premises, Premises including built-in furniture or shelves and all portions thereofother attached items which Landlord shall request Tenant remove and restore the Premises to the condition existing at the beginning of the Term, caused by Tenant’s removal of Tenant’s property. ordinary wear and tear excepted; provided, however, that Tenant shall patch and refinishnot be obligated to remove building standard items or items as to which Landlord has waived in writing, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time of approval of their installation pursuant to Section 8 hereof, its right to require their removal, nor shall Tenant be required to remove any items of Work installed pursuant to the Work Letter if Landlord approved any improvements requiring Landlord approval that it desired has waived in writing its right to have such improvements removed require their removal at the expiration or sooner time of Landlord's approval of the Final Plans therefor. Prior to the termination of the Lease (“Required Removables”), Tenant shall, upon the expiration Term or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms Tenant's right of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and possession Tenant shall be liable to Landlord for remove its office furniture, trade fixtures, office equipment and all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs other items of Landlord’s oversight of removal, repair and replacement work)Tenant's movable property on the Premises. Tenant shall pay to Landlord upon demand the amount cost of all costs so incurred within fifteen repairing any damage to the Premises and to the Building caused by any removal. If Tenant shall fail or refuse to remove any property which it is required to remove from the Premises, Tenant shall be conclusively presumed to have abandoned the same, and title thereto shall thereupon pass to Landlord without any cost either by set-off, credit, allowance or otherwise, and Landlord may at its option accept the title to such property or at Tenant's expense may (15i) days remove the same or any part in any manner that Landlord shall choose, repairing any damage to the Premises caused by such removal, and (ii) store, destroy or otherwise dispose of Landlord’s delivery the same without incurring liability to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsother person.

Surrender of Possession. Upon the expiration Termination Date or upon the sooner termination of this Lease, Tenant shall remove Tenant's right of possession of all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, to Landlord broom clean and in good condition, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, and all portions thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling any portion of the Leased Premises, whether such penetrations were made with Landlord’s approval by lapse of time or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time option of Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration as herein provided or sooner termination of the Lease (“Required Removables”)otherwise, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails subject to comply with the terms of this Pxxxxxxxx 0.0Section 10.2 hereof, Xxxxxxxx may perform forthwith surrender the Leased Premises and those other portions of the Building that Tenant is using or maintaining to Landlord in their then "as-is", but broom-clean, condition and shall repair any damage to any such areas whether caused by Tenant’s obligations at 's vacation thereof or Tenant’s expense's removal of any items therefrom. Prior to the Termination Date or termination of Tenant's right of possession of the Leased Premises or any portion thereof, whichever is earlier, Tenant shall remove its office furniture, trade fixtures, office equipment, telephone and computer systems (excluding wiring), and all other items of Tenant's property that Tenant is required to remove pursuant to Section 10.2 above, from the Leased Premises and shall be liable surrender the Leased Premises to Landlord for in their then "as-is", but broom-clean, condition and shall deliver keys and combinations to all reasonable costs incurred by Landlord locks, vaults, cabinets and safes remaining in performing such obligations for the Leased Premises. Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work)covenants that it shall not allow waste to occur within the Leased Premises at any time during the Term. Tenant shall pay to Landlord upon demand the amount cost of all costs so incurred within fifteen repairing any damage to the Leased Premises or to the Building caused by any such removal or failure to remove items that Tenant is required to remove under this Article or Section 10.2. If Tenant shall fail or refuse to remove any such property or improvements from the Leased Premises or the Building, Tenant shall be conclusively presumed to have abandoned the same, and title thereto shall thereupon pass to Landlord without any cost to Landlord, whether by set-off, credit, allowance or otherwise, and Landlord, may at its option accept the title to such property, and (15i) days store, destroy or otherwise dispose of Landlord’s delivery the same without incurring liability to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord other person, and (ii) at Tenant's expense may (only with respect to lost opportunities items which Tenant is required to lease remove pursuant to succeeding tenantsthis Article or Section 10.2) remove the same or any part in any manner that Landlord shall choose, repairing any damage to the Leased Premises or the Building caused by such removal. In the event Landlord incurs any removal or storage or other costs by reason of Tenant's failure to remove any property which Tenant is obligated to remove under this Article, Tenant upon demand shall pay to Landlord the reasonable, out-of-pocket amount of costs so incurred. The provisions of this Article 18 shall survive the expiration or termination of this Lease in accordance with Section 30.14 hereof.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Leaselease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises to Landlord in the same condition, broom clean, as existed at the Lease Commencement Date. See attached. Landlord, at Tenant's expense, shall retain a mechanical contractor to service all heating, ventilation and air conditioning equipment, and Tenant shall pay as a project maintenance cost the cost to restore (or replace as required, said equipment to good working order. Tenant shall pay the cost of restoring or replacing all trees, shrubs, plants, lawn and ground cover, and repair (or replace as required) all paved surfaces of the Property, and otherwise satisfy all requirements to repair any damage or wear to the Leased Premises, and all portions thereofBuilding, to Landlord broom clean and in good conditionCommon Areas, reasonable wear and tear exceptedOutside Areas, and/or Property. Tenant shall repair all damage to the Leased Premises, and all portions thereof, Premises caused by Tenant’s 's removal of Tenant’s property's signs. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall clean, repair or replace all stained or damaged ceiling tiles, wall coverings and clean or replace as may be required floor coverings to the reasonable satisfaction of Landlord. Tenant shall replace all burned out light bulbs and damaged light lenses, and clean and repaint as reasonably necessary all painted walls. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables any improvements constructed or installed by Tenant which Landlord requests be so removed by Tenant and repair all damage caused by such removal. See attached. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this Article at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing returning the Leased Premises to the required condition, plus interest on all costs incurred from the date paid by Landlord at the then maximum rate of interest not prohibited by Law until paid, payable by Tenant to Landlord within ten days after receipt of a statement therefore from Landlord, and Tenant shall be deemed to have impermissibly held over until such obligations for Tenant (includingtime as such required work is completed, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord Base Monthly Rent and Additional Rent in accordance with the amount terms of all costs so incurred within fifteen Section 13.2 (15Holding Over) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting informationuntil such work is completed. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord broom clean and in good the same condition, broom clean, as existed at the Lease Commencement Date, damage by casualty or condemnation (which events shall be governed by Articles 10 and 11) and reasonable wear and tear excepted. Except for such reasonable wear and tear, Tenant shall (i) repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s 's removal of Tenant’s 's property. Tenant shall , (ii) patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the roof, floor, interior or exterior walls or ceiling of the Leased PremisesPremises and the Building, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall , (iii) repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall , (iv) repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal; provided however, Tenant shall not be required to remove the Tenant Improvements installed pursuant to the Work Letter. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery to 's billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s 's removal of Tenant’s 's property. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery to 's billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.any

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipmentequipment (including telecommunications wiring and cabling), trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Common Areas, and shall vacate and surrender the Leased Premises, the Building, the Common Areas, the Property, and all portions thereof, the Project to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear and damage caused by Landlord or Landlord’s employees, agents, contractors, or subcontractors (collectively with Landlord, the “Landlord Parties”) and casualty not caused by Tenant or Tenant Parties, excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Common Areas caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Subject to the terms of Paragraph 9.3 below, Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Exclusive Use Common Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the applicable improvements requiring Landlord approval were consented to, that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.Building D

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted, and shall repair all damage caused by such removal. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s 's removal of Tenant’s 's property. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord, to the extent of damage beyond reasonable wear and tear. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas caused by Tenant in connection with removal activities and, where necessary, replace or resurface same, provided, however, that if such damage is covered by Landlord's insurance, Tenant shall only be responsible for the deductible amount, if any. Notwithstanding the foregoing, Landlord reserves the right to require Tenant to remove any specialized improvements, including raised floor computer areas, vaults, and other improvements of such a nature as not likely to be generally usable by likely future tenants of the Building. In the event Landlord requires such removal, Tenant shall, upon the expiration or sooner termination of the Lease, remove any such improvements and repair all damage caused by such removal. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any alterations, modifications or other improvements requiring Landlord approval were completed that it desired to have such alterations, modifications or other improvements removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such alterations, modifications or other improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering returning the Leased Premises, includingthe Building and the Outside Areas to the required condition, without limitation, any claims made by any succeeding tenant or any losses to Landlord together with respect to lost opportunities to lease to succeeding tenants.interest on all costs so incurred

Surrender of Possession. Upon Tenant acknowledges that it has occupied the Leased Premises prior to the Commencement Date pursuant to that certain Lease between Landlord, as successor-in-interest to Green Valley Corporation, and Tenant, dated December 30, 1999, as amended (the “Prior Lease”). Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventoryequipment (including telecommunications wiring and cabling, equipmentunless Landlord otherwise elects), trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Common Areas, and shall vacate and surrender the Leased Premises, the Building, the Common Areas and all portions thereof, the Property to Landlord broom clean and with all building systems in good conditionworking order (to the extent the same are Tenant’s responsibility under this Lease or were Tenant’s responsibility under the Prior Lease during the term thereof). Notwithstanding the foregoing, reasonable wear Tenant will not be required to remove any alterations or improvements installed by or for Tenant in the Premises during the term of the Prior Lease (other than the lab in the parking garage which must be removed and tear exceptedall damage caused by such removal repaired on or before the expiration or earlier termination of this Lease). Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Common Areas caused by Tenant’s removal of Tenant’s property. If Landlord elects by written notice to Tenant not later than twenty-five (25) days prior to the termination or expiration of the Term to require Tenant to surrender Tenant’s telecommunications wiring and cabling, then Tenant shall leave the same in good condition and repair and labeled and/or coded sufficiently so that Landlord can readily determine the origin, destination and function of the wires and cables. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floorfoundation, exterior walls or ceiling roof of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Common Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant during the Lease Term hereof removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Common Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Common Areas to the required condition, reasonable together with interest on all costs of Landlord’s oversight of removal, repair and replacement work)so incurred from the date paid by Landlord at the Default Interest Rate until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery billing Tenant for same. Notwithstanding the foregoing, Landlord may consent (in its sole and absolute discretion, which consent may be withheld for any reason or no reason) to accept a cash payment from Tenant in lieu of an invoice together with reasonable supporting informationTenant completing all or any portion of the work required pursuant to this paragraph, such consent to be in a written notice specifying the work from which Tenant shall be excused. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants. Attached hereto as Exhibit C is a list of all service contracts in place for the Building. Landlord will have the option by delivery of written notice to Tenant not less than forty-five (45) days (or within five (5) business days after any early termination of this Lease) prior to the Lease Expiration Date, to elect that Tenant either (i) terminate such contracts or (ii) assign such contracts to Landlord, in either case at Tenant’s sole cost, with such termination or assignment being effective as of the Lease Expiration Date. Landlord shall have no obligation to assume, or have any liability with respect to, any such contracts except to the extent Landlord assumes in writing such contracts. Tenant shall work cooperatively and in good faith at Landlord’s request to assign the service contracts as to the Building to Landlord and shall not terminate service to the Building under any service contract without delivering at least three (3) business days’ notice thereof to Landlord unless Landlord has previously informed Tenant that it is not interested assuming a contract. Tenant represents and warrants that there are no service contracts relating to the Building held by Subtenant.

Surrender of Possession. Upon On the expiration or upon last day of the sooner termination term of this Lease, or on the sooner termination thereof, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and peaceably surrender the Leased Premises, and all portions thereof, to Landlord broom clean and Premises in good conditioncondition and repair consistent with Tenant's duty to make repairs as herein provided, reasonable wear and tear exceptedand casualty loss excluded. Tenant shall repair all damage to On or before the Leased Premises, and all portions thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling last day of the Leased Premisesterm of this Lease, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction date of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”)thereof, Tenant shall, upon the expiration or sooner termination of the Leaseat its sole cost and expense, remove all of its property and trade fixtures and equipment from the Required Removables and repair all damage caused by such removal. If Premises which Tenant fails is required to comply with remove pursuant to the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant Lease. All property not removed within ten (10) days following receipt of notice from Landlord shall be deemed abandoned. Tenant hereby appoints Landlord its agent to remove all abandoned property of Tenant from the Premises upon termination of this Lease and to cause its transportation and storage for Tenant's benefit, all at the sole cost and risk of Tenant and Landlord shall not be liable to for damage, theft, misappropriation or loss thereof and Landlord for all reasonable costs incurred by Landlord shall not be liable in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work)any manner in respect thereto. Tenant shall pay to Landlord the amount all reasonable costs and expenses of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting informationsuch removal, transportation and storage. Tenant shall indemnify reimburse Landlord against loss or liability resulting from delay upon demand for any reasonable expenses incurred by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to removal, transportation, or storage of abandoned property and with respect to restoring said Premises to good order, condition and repair. All alterations, additions and fixtures, other than those which Tenant may, or is required to, remove pursuant to the terms of this Lease, shall remain the property of Landlord and shall be surrendered with the Premises as a part thereof. Tenant shall promptly surrender all keys for the Premises to Landlord at the place then fixed for the payment of rent and shall inform Landlord of combinations on any vaults, locks and safes left on the Premises. Notwithstanding any provision to the contrary contained herein, in no event shall Tenant be liable for, or otherwise be obligated to pay, lost opportunities to lease to succeeding tenantsactual or potential profits or any other damages of a consequential, speculative, special, punitive or similar nature.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, Premises and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear tear, damage from casualty and condemnation, and the Initial Tenant Improvements excepted. Landlord, at Tenant’s expense, shall retain a mechanical contractor to service all heating, ventilation and air conditioning equipment, and Tenant shall pay the cost to restore (or replace as required), said equipment to good working order. Tenant shall repair all damage to the Leased Premises, Premises caused by Tenant or by Tenant’s removal of Tenant’s property and all portions thereof, damage to the exterior of the Building caused by Tenant’s removal of Tenant’s propertysigns. Tenant shall patch and refinish, refinish to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tilestiles and shall repair or replace, as necessary, all wall coverings and clean or replace, as may be required, floor coverings to the reasonable satisfaction of Landlord. Tenant shall replace all burned out light bulbs and damaged or stained light lenses. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove any improvements constructed or installed by Tenant, (other than the Required Removables Initial Tenant Improvements), which Landlord requests, at the time of consent to such improvements, be so removed by Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this Article at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, properly and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing returning the Leased Premises to the required condition and Tenant shall be deemed to have impermissibly held over until such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work)time as such required work is completed. Tenant shall pay to Landlord Base Monthly Rent and Additional Rent in accordance with the amount terms of all costs so incurred within fifteen Section 13.2 (15Holding Over) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsuntil such work is completed.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Common Areas, and shall vacate and surrender the Leased Premises, the Building, the Common Areas and all portions thereof, the Property to Landlord in good broom clean and in good condition, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Common Areas caused by Tenant’s removal of Tenant’s property. Tenant shall leave its telecommunications wiring and cabling labeled and/or coded sufficiently so that Landlord can readily determine the origin, destination and function of the wires and cables. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. To the extent not caused by Landlord’s lack of maintenance or repairs as required hereunder, Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Common Areas and, where necessary, replace or resurface same. AdditionallyIn the event that the condition set forth in Paragraph 15.1(a) below is satisfied but the Term of this Lease is not extended as provided in Article 15, then, subject to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination terms of the Lease (“Required Removables”)Paragraph 6.1 below, Tenant shall, upon the expiration or sooner termination of the Lease, shall be required to remove the Required Removables all Non-Standard Improvements (as defined below) and repair all damage caused by such removal, but shall not be required to remove any other alterations, modifications, or improvements. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0As used herein, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.“

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and clean, as existed at the earlier of the (a) the date on which Tenant first occupied the Leased Premises pursuant to the Sublease (as defined in good conditionSection 14.3 hereof) or (b) the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas Areas, reasonable wear and tear excepted, and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such returning the Leased Premises, the Building and the Outside Areas to the required condition, together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of interest not prohibited or made usurious by law until paid. In addition to Tenant’s obligations for Tenant (includingset forth in Paragraph 13.2, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery to billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Premises and/or the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areasshall remove Alterations if required hereunder, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased PremisesPremises caused by Tenant's removal of Tenant's property Alterations (if required hereunder) including but not limited to spackling holes in walls and uniformly painting such, and all portions thereof, damage to the exterior of the Premises and/or the Building caused by Tenant’s 's removal of Tenant’s property's signs. Tenant shall patch and refinish, to Landlord’s reasonable 's satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair (or replace when the damage cannot be repaired to the satisfaction of Landlord), all stained or damaged ceiling tiles, movable wall partition panels, counter tops, wall coverings and floor coverings to the reasonable satisfaction of LandlordLandlord (for example, damage caused by moly bolts, wall fasteners or other damage to walls). Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables any improvements constructed or installed by Tenant which Landlord requests be so removed by Tenant (including but not limited to all cabling and wiring, flooring) and repair all damage caused by such removal. The unit needs to be in the same condition it was rented in. If Tenant fails the Premises are not surrendered to comply with Landlord in the terms of condition required by this Pxxxxxxxx 0.0Paragraph, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Premises to the required condition, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). in addition Tenant shall pay be liable to Landlord for Base Monthly Rent for the Premises in the amount stated in section 13.2 below (regardless if Tenant is not in possession of the Premises) until the Premises are returned to the required condition, plus interest, at the rate stated in Paragraph 3.4, on all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting informationfrom the date paid by Landlord and the Base Monthly Rent as stated above. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease lease. If any personal property remains, or is left, at the Premises after the expiration or sooner termination of this Lease, then Landlord may, in its sole discretion, sell such personal property upon such terms and conditions as Landlord shall in its sole discretion decide. Landlord shall have all right, title and interest in and to succeeding tenantsall proceeds from said sale. Landlord may also discard, or otherwise dispose of such personal property and Landlord shall have no liability to Tenant or any other third party regarding such personal property. Tenant shall reimburse Landlord for any costs incurred in discarding such personal property. No act or thing done by Landlord or its agents during the term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept a surrender of the Premises shall be valid unless the same is made in writing and signed by Landlord.

Surrender of Possession. Upon On the expiration last day of the Term, or on the sooner termination thereof, Tenant will peaceably surrender the Premises in good order, condition and repair, reasonable wear and tear, damage from fire and other casualty, and condemnation and other conditions for which Landlord is expressly responsible hereunder excepted and otherwise in the condition and repair consistent with Tenant’s duty to make repairs as herein provided. Subject to this Section 13.1, on or before the last day of the Term, or the date of sooner termination thereof, Tenant will, at its sole cost and expense, remove all of its personal property and trade fixtures and equipment from the Premises, and all such personal property, trade fixtures and equipment not removed will be deemed abandoned. Tenant hereby appoints Landlord its agent to remove all such abandoned property of Tenant from the Premises upon termination of this Lease and to cause its transportation and storage for Tenant’s benefit, all at the sole cost and risk of Tenant and Landlord will not be liable for damage, theft, misappropriation or loss thereof and Landlord will not be liable in any manner in respect thereto. Tenant will pay all costs and expenses of such removal, transportation and storage. Tenant will reimburse Landlord upon demand for any expenses incurred by Landlord with respect to removal, transportation, or storage of abandoned property and with respect to restoring such Premises to the condition required by this Section 13.1. Subject to Section 8.1, (i) all alterations, additions and fixtures, other than Tenant’s trade fixtures and equipment which have been made or installed by either Landlord or Tenant upon the Premises, will remain the property of Landlord and will be surrendered with the Premises as a part thereof, and (ii) Tenant will have no obligation to remove any such alterations, additions or fixtures. If the Premises are not surrendered on the Expiration Date or upon the sooner earlier termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, to Landlord broom clean and in good condition, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, and all portions thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0, Xxxxxxxx may perform Tenant’s obligations at Tenant’s expense, and Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall will indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or tenants founded on such delay and any losses reasonable attorneys’ fees resulting therefrom. Tenant will promptly surrender all keys for the Premises to Landlord with at the place then fixed for the payment of rent and will inform Landlord of combinations on any vaults, locks and safes left on the Premises. With respect to lost opportunities any Work hereunder, Landlord will notify Tenant of which portions thereof, if any, must be removed upon the termination of this Lease in the manner provided in and subject to lease the provisions of Section 8.1 hereof. Anything in this Section 13.1 or elsewhere in this Lease to succeeding tenantsthe contrary notwithstanding, Tenant will be required to remove only those portions of the Work of which Landlord has so notified Tenant, and under no circumstances will Tenant be required to remove carpeting from the Premises.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, when Tenant first took occupancy of the Leased Premises, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s 's removal of Tenant’s 's property. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Tenant shall remove all Specialized Improvements (as defined in Paragraph 6 hereof) identified by Landlord pursuant to the terms of this Lease and shall repair all damage to the Leased Premises, the Building and the Property caused by such removal. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval the Improvements were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery to 's billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, and all portions thereof, Premises caused by Tenant’s 's removal of Tenant’s property's property and all damage to the exterior of the building caused by Tenant's removal of Tenant's signs. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas outside areas adjoining the Leased Premises and, where necessary, replace or resurface the same. Additionally, Tenant shall, prior to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove any improvements constructed or installed by Tenant (provided such request is made at the Required Removables time consent for the alteration is given) which Landlord requests be so removed by Tenant and repair all damage caused by such removal. Notwithstanding anything to the contrary, Tenant shall have the right at Tenant's sole election, to either remove or surrender at the end of the lease term those certain improvements to the Premises described in Exhibit D attached hereto. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this Paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for returning the Leased Premises to the required condition, plus interest on all costs incurred from the date paid by Landlord at a rate of interest equal to ten (10%) per annum until paid, payable by Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen thirty (1530) days after receipt of a statement therefore from Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect due to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon the expiration termination of this Lease whether by forfeiture, lapse of time or otherwise, or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior right to possession of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including Tenant will at once surrender and deliver up the Building and the Outside AreasPremises to Landlord, and shall vacate and surrender the Leased Premisesbroom clean, and all portions thereof, to Landlord broom clean and in good conditionorder, condition and repair, reasonable wear and tear excepted. “Broom clean” means free from all debris, dirt, rubbish, personal property of Tenant, oil, grease, tire tracks or other substances, inside and outside of the Premises. Any damage caused by removal of Tenant from the Premises, including any damages caused by removal of tenant’s equipment, shall be repaired and paid for by Tenant prior to the expiration of the Term. All alterations temporary or permanent, excluding tenant’s equipment, in or upon the Premises placed there by Tenant, shall become Landlord’s property and shall remain upon the Premises upon termination of this Lease by lapse of time or otherwise, without compensation or allowance or credit to Tenant, unless Landlord requests their removal. If Landlord so requests removal of said additions, hardware, alterations or improvements and Tenant does not make such removal by the termination of this Lease, or within ten (10) days after such request, whichever is later, Landlord may remove the same and deliver the same to any other place of business of Tenant or warehouse same, and Tenant shall repair all damage pay the cost of such removal, delivery and warehousing to the Leased Premises, and all portions thereof, caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or notLandlord on demand. Tenant shall repair any injury or replace all stained or damaged ceiling tiles, wall coverings and floor coverings damage to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage caused by Premises which may result from such removal. If Tenant fails does not remove tenant’s equipment from the Premises prior to comply with the terms end of this Pxxxxxxxx 0.0the Term, Xxxxxxxx may perform Tenant’s obligations however ended, Landlord may, at Tenant’s expenseits option, remove the same and deliver the same to any other place of business of Tenant or warehouse the same, and Tenant shall be liable pay the cost of such removal (including the repair of any injury or damage to the Premises resulting from such removal), delivery and warehousing to Landlord for all reasonable costs incurred by on demand, or Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlordmay treat tenant’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses equipment as having been conveyed to Landlord with respect this Lease as a Xxxx of Sale, without further payment or credit by Landlord to lost opportunities to lease to succeeding tenantsTenant.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipmentequipment (excluding telecommunications wiring and cabling), trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Common Areas, and shall vacate and surrender the Leased Premises, the Building, the Common Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Common Areas caused by Tenant’s removal of Tenant’s property. Tenant shall, with respect to telecommunications wiring and cabling, leave the same in good condition and repair (reasonable wear and tear excepted) and labeled and/or coded sufficiently so that Landlord can readily determine the origin, destination and function of the wires and cables. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Common Areas (reasonable wear and tear excepted) and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Common Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Common Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery to billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. (a) Upon the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and and, subject to Section 6.2 below, shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the time the Improvement Work was completed, reasonable wear and tear (and casualty, which is covered by Article 10) excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s 's removal of Tenant’s 's property. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. AdditionallyTenant shall, subject to Section 6.2 below, remove all Specialized Improvements (as defined in the Work Letter) identified by Landlord pursuant to the Work Letter and shall repair all damage to the Leased Premises, the Building and the Property caused by the installation of the Specialized Improvements or their removal. In addition, and without limiting the foregoing, Landlord may requite that Tenant remove any improvements, alterations or modifications to the Leased Premises, the Building or the Outside Areas to the extent that (a) Tenant made such improvements, alterations or modifications without Landlord's consent as permitted by Paragraph 6.1, and (b) Tenant either (1) failed to request a determination by Landlord shall have notified Tenant in writing at the time the improvements, alterations or modifications were made as to whether the improvements, alterations or modifications could remain the expiration or earlier termination of this Lease or (2) requested such determination and Landlord approved any improvements requiring notified Tenant at that time that the improvements, alterations or modifications-must be removed at the expiration or earlier termination of the Lease. (b) If the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to Landlord approval that it desired to have such improvements removed in the condition required by this paragraph at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the this Lease, remove the Required Removables and repair all damage caused by such removal. If Tenant fails to comply with the terms of this Pxxxxxxxx 0.0Landlord may, Xxxxxxxx may perform Tenant’s obligations at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery to 's billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon the expiration of the Term or upon the sooner termination of Tenant’s right of possession to all or a portion of the Premises, whether by lapse of time or at the option of Landlord as herein provided, Tenant shall forthwith quietly and peaceably surrender the Premises or portion thereof to Landlord in good order, repair and condition, ordinary wear, damage by fire or other casualty, taking by eminent domain or caused by Landlord, its agents, employees or contractors excepted. Except as otherwise provided in this Lease, any interest of Tenant in the alterations, improvements and additions to the Premises made or paid for by Landlord or Tenant shall, without compensation to Tenant, become Landlord’s property at the termination of this LeaseLease by lapse of time or otherwise and such alterations, improvements and additions shall be relinquished to Landlord in good condition, ordinary wear, damage by fire or other casualty, taking by eminent domain or caused by Landlord, its agents, employees or contractors excepted. Not later than the termination of the Term or of Tenant’s right of possession Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipmentoffice furniture, trade fixtures, furniture, supplies, wall decorations office equipment and all other personal property (collectively, “items of Tenant’s FF&E”) from within property on the Leased Premises. Subject to Paragraph 12A above, including the Building and the Outside Areas, and Tenant shall vacate and surrender the Leased Premises, and all portions thereof, pay to Landlord broom clean and in good condition, reasonable wear and tear excepted. Tenant shall repair all upon demand the cost of repairing any damage to the Leased Premises and to the Building caused by any removal required hereunder. If Tenant shall fail or refuse to remove any such property from the Premises, and all portions thereofLandlord shall, caused by at Tenant’s removal of Tenant’s property. Tenant shall patch and refinishexpense, to Landlord’s reasonable satisfaction, all penetrations made by Tenant (i) remove the same or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent any part in any manner that Landlord shall have notified Tenant in writing at choose, repairing any damage to the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables and repair all damage Premises caused by such removal, and (ii) store the same without incurring liability to Tenant or any other person. If Tenant fails to comply with pay Landlord’s cost relating to such removal, storage and repair and claim such property within thirty (30) days of termination, Tenant shall be conclusively presumed to have abandoned the terms same, and title thereto shall thereupon pass to Landlord without any cost either by set-off, credit, allowance or otherwise and Landlord may destroy or otherwise dispose of this Pxxxxxxxx 0.0the same, Xxxxxxxx may perform but such abandonment shall not affect Tenant’s obligations at Tenant’s expense, and Tenant shall be liable with respect to Landlord for all reasonable the costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work). Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premisesstorage, includingrepair, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsdestruction and/or disposition.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building Premises and the Outside Areas, and shall vacate and surrender the Leased Premises, the Outside Areas and all portions thereof, the Property to Landlord broom clean and in good working condition, broom clean, reasonable wear and tear tear, casualty and condemnation excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Buildings and all portions thereof, the Outside Areas caused by Tenant’s removal of Tenant’s property. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”)required under Paragraph 6.1, Tenant shall, upon the expiration or sooner termination of the this Lease, remove the any Required Removables (as defined below) and repair all damage caused by such removal. Notwithstanding the foregoing, under no circumstance shall Tenant be required to remove or restore (or pay for any removal or restoration of) the Tenant Improvements or Permitted Alterations (as defined below). Landlord shall be entitled to take this non-removal right of Tenant into account in approving any Tenant Improvements or alterations for which Landlord’s consent is required pursuant to this Lease or the Work Letter. If Tenant fails the Leased Premises, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this Lease at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform following thirty (30) days’ prior written notice to Tenant’s obligations , Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or applicable improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable third-party out-of-pocket costs incurred by Landlord in performing such obligations for Tenant returning the Leased Premises and the Outside Areas to the required condition within thirty (including, without limitation, reasonable costs of 30) days after Landlord’s oversight billing Tenant for same. Any amounts not so paid shall incur interest at the Default Interest Rate from the date overdue. Notwithstanding the foregoing, Landlord may consent (in its sole and absolute discretion, which consent may be withheld for any reason or no reason) to accept a cash payment from Tenant in lieu of removalTenant completing all or any portion of the work required pursuant to this paragraph, repair and replacement work). such consent to be in a written notice specifying the work from which Tenant shall pay to Landlord the amount of all costs so incurred within fifteen (15) days of be excused. If Tenant holds over without Landlord’s delivery to permission following the expiration or sooner termination of this Lease, such holdover shall be an Event of Default by Tenant of an invoice together with reasonable supporting information. requiring no notice from Landlord, and Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantstenant.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s 's removal of Tenant’s 's property. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery to 's billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s 's signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, the Building, the Outside Areas and all portions thereof, the Property to Landlord in the same condition, broom clean and in good conditionclean, as existed at the Lease Commencement Date, reasonable wear and tear excepted. Tenant shall repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s 's removal of Tenant’s 's property. Tenant shall patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified or is deemed to have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal. If Tenant fails the Leased Premises, the Building, the Outside Areas and the Property are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (includingreturning the Leased Premises, without limitationthe Building and the Outside Areas to the required condition, reasonable together with interest on all costs so incurred from the date paid by Landlord at the then maximum rate of Landlord’s oversight of removal, repair and replacement work)interest not prohibited or made usurious by law until paid. Tenant shall pay to Landlord the amount of all costs so incurred plus such interest thereon, within fifteen ten (1510) days of Landlord’s delivery to 's billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration or upon the sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, 's equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord broom clean and in as good condition, broom clean, as existed at the Commencement Date, damage by casualty or condemnation (which events shall be governed by Articles 10 and 11) and reasonable wear and tear excepted. Except for such reasonable wear and tear, Tenant shall (i) repair all damage to the Leased Premises, the exterior of the Building and all portions thereof, the Outside Areas caused by Tenant’s 's removal of Tenant’s 's property. Tenant shall , (ii) patch and refinish, to Landlord’s 's reasonable satisfaction, all penetrations made by Tenant or its employees to the roof, floor, interior or exterior walls or ceiling of the Leased PremisesPremises and the Building, whether such penetrations were made with Landlord’s 's approval or not. Tenant shall , and (iii) repair or replace all stained or damaged ceiling tiles, wall coverings and floor coverings to the reasonable satisfaction of Landlord. Tenant shall repair all if damage was caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas and, where necessary, replace or resurface sameTenant. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any the improvements requiring Landlord approval were completed that it desired to have such certain improvements made by Tenant or at the request of Tenant removed at the expiration or sooner termination of the Lease (“Required Removables”)Lease, Tenant shall, upon the expiration or sooner termination of the Lease, remove the Required Removables any such improvements constructed or installed by Landlord or Tenant and repair all damage caused by such removal; provided however, Tenant shall not be required to remove the Improvements installed pursuant to the Work Letter. If Tenant fails the Leased Premises are not surrendered to comply with Landlord in the terms condition required by this paragraph at the expiration or sooner termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s 's expense, so remove Tenant's signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant's expense, independent contractors to perform such work. Tenant shall be liable to Landlord for all reasonable costs incurred by Landlord in performing such obligations for Tenant (including, without limitation, reasonable costs of Landlord’s oversight of removal, repair and replacement work)returning the Leased Premises to the required condition. Tenant shall pay to Landlord the amount of all reasonable costs so incurred within fifteen ten (1510) days of Landlord’s delivery to 's billing Tenant of an invoice together with reasonable supporting informationfor same. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including, without limitation, any claims made by any succeeding tenant Tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenants.

Surrender of Possession. Upon Immediately prior to the expiration Expiration Date or upon the sooner earlier termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s inventory, equipment, trade fixtures, furniture, supplies, wall decorations and other personal property (collectively, “Tenant’s FF&E”) from within the Leased Premises, including the Building and the Outside Areas, and shall vacate and surrender the Leased Premises, and all portions thereof, Premises to Landlord broom clean and in good the same condition, reasonable broom clean, as existed as of the Delivery Date, subject to ordinary wear and tear exceptedand any repairs and replacements for which Tenant is not responsible under this Lease and further subject to any rights or obligations with respect to the removal or surrender of Alterations pursuant to Section 6.1, the Tenant Improvements pursuant to Section 9 of the Work Letter, to the extent applicable, the Cafeteria pursuant to Section 20.4 and, to the extent applicable, the Fitness Facility pursuant to Section 22.3. Tenant shall (a) repair all damage to the Leased Premises, and all portions thereof, Premises and/or the exterior of the Building caused by Tenant’s removal of Tenant’s property. Tenant , including but not limited to office furniture and fixtures, signage, lab racks, window cages and, unless otherwise mutually agreed to by Landlord, all power supply and cabling to cubicles and in labs (which power supplies shall be removed back to the junction box and cabling will be removed in accordance with the 2014 National Fire Protection Association (NFPA) 70: National Electrical Code Articles 640, 645, 725, 760, 770, 800, 820, 830 and 840), (b) patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased PremisesPremise, whether such penetrations were made with Landlord’s approval or not. Tenant shall (c) clean, repair or replace all stained or damaged ceiling tiles, wall coverings and coverings, (d) clean or replace floor coverings as may be required to the reasonable satisfaction of Landlord, (e) replace all burned out light bulbs and damaged light lenses, and (f) clean and repaint all painted walls. Tenant shall pay the reasonable cost of restoring or replacing all trees, shrubs, plants, lawn and ground cover, and repair (or replace as required) all paved surfaces of the Project, and otherwise satisfy all requirements to repair any damage or excessive wear to the Premises, the Building, Outside Areas, and/or Property; provided that, if as of the expiration or earlier termination of this Lease, Landlord has entered into a binding, unconditional new lease which provides for demolition or reconstruction of the existing Tenant Improvements or Alterations, then Tenant shall have no obligation to restore those areas of the Premises that will be affected by such new work. Subject to Section 9.2, Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the Outside Areas adjoining the Premises and, where necessary, replace or resurface same. Additionally, to the extent that Landlord shall have notified Tenant in writing at the time Landlord approved any improvements requiring Landlord approval that it desired to have such improvements removed at the expiration or sooner termination of the Lease (“Required Removables”), Tenant shall, upon prior to the expiration Expiration Date or sooner the earlier termination of this Lease, remove any improvements constructed or installed by Tenant that Landlord requests be removed by Tenant in accordance with Section 6.1 of the Lease, remove Section 9 of the Required Removables Work Letter, to the extent applicable, perform the Cafeteria Restoration Work pursuant to Section 20.4 and, to the extent applicable, the Fitness Facility Restoration Work pursuant Section 22.3 and repair all damage caused by such removal. Tenant shall dispose of any equipment, furnishings or materials no longer needed by Tenant in accordance with Sustainable Practices. If Tenant fails the Premises are not surrendered to comply with Landlord in the terms condition required by this Section upon the Expiration Date or earlier termination of this Pxxxxxxxx 0.0Lease, Xxxxxxxx may perform Tenant’s obligations Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and Tenant shall be liable make such repairs and replacements not so made or hire, at Tenant’s expense, independent contractors to Landlord perform such work. Within thirty (30) days after Tenant’s receipt of Landlord’s invoice for all any such reasonable costs incurred by Landlord, Tenant shall reimburse Landlord in performing for all such obligations for Tenant (includingcosts, without limitationplus interest thereon at the Interest Rate, reasonable costs of Landlord’s oversight of removal, repair and replacement work)until paid by Tenant. Tenant shall pay be deemed to Landlord the amount of all costs so incurred within fifteen (15) days of Landlord’s delivery to Tenant of an invoice together with reasonable supporting information. have impermissibly held over until such time as such required work is completed, and Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant pay Base Monthly Rent and Additional Rent in surrendering accordance with the Leased Premises, including, without limitation, any claims made by any succeeding tenant or any losses to Landlord with respect to lost opportunities to lease to succeeding tenantsterms of Section 15.2 until such work is completed.