Common use of Tenant Clause in Contracts

Tenant. Tenant shall keep all of Tenant’s property on the Premises, and all improvements, alterations and other betterments installed by Tenant, insured against fire and other risks covered by a “Causes of Loss-Special Form” property insurance policy in an amount equal to the replacement cost of such property, the proceeds of which shall, so long as this Lease is in effect, be used for the repair or replacement of the property so insured. Tenant shall also carry commercial general liability insurance written on an occurrence basis with policy limits of not less than Two Million and No/100 Dollars ($2,000,000.00) each occurrence, which initial amount shall be subject to periodic increase based upon inflation, increased liability awards, recommendation of Landlord’s professional insurance advisers and other relevant factors. In addition, if Tenant’s use of the Premises includes any activity or matter that would be excluded from coverage under a commercial general liability policy, Tenant shall obtain such endorsements to the commercial general liability policy or otherwise obtain insurance to insure all liability arising from such activity or matter in such amounts as Landlord may reasonably require. Such commercial general liability insurance shall be (i) provided by an insurer or insurers who are approved to issue insurance policies in the State in which the Premises are located and have an A.M. Best financial strength rating of A- or better and financial size category of VII or larger, and (ii) shall be evidenced by a certificate delivered to Landlord on or prior to the Commencement Date and thereafter upon request, but not more than annually, stating that the coverage shall not be cancelled without thirty (30) days advance written notice to Landlord. Landlord shall be named as an additional insured on such policy together with, upon written request from Landlord, Landlord’s mortgagee and Landlord’s managing agent. All insurance policies required to be carried by Tenant hereunder shall be written as primary policies not contributing with and not in excess of coverage which Landlord may carry and shall not have a deductible in excess of a commercially reasonable amount.

Tenant. Tenant shall keep all of Tenant’s property on the Premises, the Tenant Improvements and all improvementsany other alterations, alterations and other betterments installed additions or Improvements to the Premises made by Tenant, or on behalf of Tenant insured against fire and other risks covered by a “Causes of Loss-Special Form” property insurance policy in an amount equal to the replacement cost of such property, the proceeds of which shall, so long as this Lease is in Is In effect, be used for the repair or replacement of the property so insured. Tenant shall also carry commercial general liability insurance written on an occurrence basis with policy limits of not less than Two Million and No/100 Dollars ($2,000,000.00) [***] each occurrence, which initial amount shall be subject to periodic increase based upon inflation, increased liability llabillty awards, recommendation of LandlordXxxxxxxx’s professional insurance advisers and other relevant factors. In addition, if TenantXxxxxx’s use of the Premises includes any activity or matter that would be excluded from coverage under a commercial general liability policy, Tenant shall obtain such endorsements to the commercial general liability policy or otherwise obtain insurance to insure all liability arising from such activity or matter in In such amounts as Landlord may reasonably require. Such commercial general liability insurance shall be (i) provided by an insurer or insurers who are approved to issue insurance policies in the State in which the Premises are is located and have an A.M. Best financial strength rating of A- or better and financial size category of VII or larger, and (iiII) shall be evidenced by a certificate delivered to Landlord on or prior to the Commencement Date and annually thereafter upon request, but not more than annually, stating that the coverage shall not be cancelled or materially altered without thirty (30) days advance written notice to Landlord. Landlord shall be named as an additional insured on such policy together with, upon written request from Landlord, LandlordXxxxxxxx’s mortgagee and Landlord’s managing agent. All insurance policies required to be carried by Tenant hereunder shall be written as primary policies not contributing with and not in excess of coverage which Landlord may carry and shall not have a deductible in excess of a commercially reasonable amount.

Tenant. During the Term hereof, Tenant shall keep all of Tenant’s property on in full force and effect the Premises, following insurance and all improvements, alterations and other betterments installed by Tenant, insured against fire and other risks covered by a “Causes of Loss-Special Form” property shall provide appropriate insurance policy in an amount equal certificates to Landlord prior to the replacement cost Lease Commencement Date and annually thereafter before the expiration of such property, the proceeds of which shall, so long as this Lease is in effect, be used for the repair or replacement of the property so insured. Tenant shall also carry commercial each policy: (1) Commercial general liability insurance written on for the benefit of Tenant and Landlord as an occurrence basis additional insured, with policy limits a limit of not less than Two Million and No/100 Dollars ($2,000,000.00) each combined single limit per occurrence, which initial against claims for personal injury liability including, without limitation, bodily injury, death or property damage liability and covering (a) the business(es) operated by Tenant and by any subtenant of Tenant on the Premises, (b) operations of independent contractors engaged by Tenant for services or construction on or about the Premises, and (c) contractual liability; (2) All risk property insurance, insuring the personal property, furniture, furnishings and fixtures belonging to Tenant located on the Premises for not less than one hundred percent (100%) of the actual replacement value thereof; (3) Workers' compensation in the amount required by law; and (4) Business interruption or loss of income insurance in amounts satisfactory to Landlord, with a rental interruption rider assuring Landlord that the rent due hereunder will be paid for a period of not less than twelve (12) months or the remaining term of this Lease, whichever is shorter, if the Premises are destroyed or rendered inaccessible by a risk insured against by a policy of all risk insurance. Each insurance policy obtained by Tenant pursuant to this Lease shall contain a clause that the insurer will provide Landlord with at least thirty (30) days' prior written notice of any material change, non-renewal or cancellation of the policy, shall be subject in a form satisfactory to periodic increase based upon inflation, increased liability awards, recommendation of Landlord’s professional insurance advisers Landlord and other relevant factors. In addition, if Tenant’s use of the Premises includes any activity or matter that would be excluded from coverage under a commercial general liability policy, Tenant shall obtain such endorsements to the commercial general liability policy or otherwise obtain insurance to insure all liability arising from such activity or matter in such amounts as Landlord may reasonably require. Such commercial general liability insurance shall be (i) provided by taken out with an insurer or insurers who are approved insurance company authorized to issue insurance policies do business in the State in which the Premises are Project is located and have an A.M. Best financial strength rating of A- or better rated not less than Best's Financial Class X and financial size category of VII or largerBest's Policy Holder Rating Project is located and rated not less than Best's Financial Class X and Best's Policy Holder Rating "A". In addition, and (ii) shall be evidenced by a certificate delivered to Landlord on or prior to the Commencement Date and thereafter upon request, but not more than annually, stating that the coverage shall not be cancelled without thirty (30) days advance written notice to Landlord. Landlord shall be named as an additional insured on such any insurance policy together with, upon written request from Landlord, Landlord’s mortgagee and Landlord’s managing agent. All insurance policies required to be carried obtained by Tenant hereunder shall be written as a primary policies policy, and shall not be contributing with and not or in excess of any coverage which Landlord may carry and shall not have a deductible in excess of a commercially reasonable amount.carry. The

Tenant. Tenant shall shall, at Tenant's sole expense, obtain and keep all in force during the Term of Tenant’s property on the Premisesthis Lease (a) a policy of comprehensive general liability insurance, including personal injury liability, contractual liability, automobile liability, and all improvementscompleted operations liability (if applicable), alterations and other betterments installed by Tenant, insured insuring Tenant against fire and other risks covered by a “Causes of Loss-Special Form” property insurance policy in an amount equal to the replacement cost of such property, the proceeds of which shall, so long as this Lease is in effect, be used for the repair or replacement any liability arising out of the property so insureduse, occupancy or maintenance of the Premises and naming Landlord as an additional insured as its interests may appear. Tenant Such insurance shall also carry commercial general liability insurance written on an occurrence basis with policy limits have a combined single limit of not less than Two Million and No/100 no/100ths Dollars ($2,000,000.00) each for bodily injury and property damage per occurrence, which initial amount shall be subject to periodic increase based upon inflation(b) "all risk" property insurance for the Premises, increased liability awards, recommendation of Landlord’s professional insurance advisers and other relevant factors. In addition, if Tenant’s use on a full replacement cost basis of the Premises includes any activity or matter that would be excluded from coverage under a commercial general liability policy, Tenant shall obtain such endorsements to the commercial general liability policy or otherwise obtain insurance to insure all liability arising from such activity or matter in such amounts as Landlord may reasonably require. Such commercial general liability insurance shall be (i) provided by an insurer or insurers who are approved to issue insurance policies in the State in which the Premises are located and have an A.M. Best financial strength rating of A- or better and financial size category of VII or largerPremises, and (iic) statutory worker's compensation and employer's liability coverage, with limits of not less than $250,000, or qualified self-insurance. The limit of any of such insurance shall be evidenced by a certificate delivered not limit the liability of Tenant hereunder, subject to paragraph 53 of this Lease. If Tenant fails to procure and maintain such insurance Landlord on or prior to the Commencement Date and thereafter upon requestmay, but not more than annually, stating that the coverage shall not be cancelled without required to, procure and maintain the same (after a fifteen (15) day cure period is provided to Tenant), at Tenant's expense to be reimbursed by Tenant as additional rent within thirty (30) days advance of written demand. All insurance required to be obtained by Tenant hereunder shall be issued by companies duly qualified to do business in Texas. Tenant shall deliver to Landlord certificates of insurance showing Landlord as additional insured under general liability coverages and as loss payee under "all risk* insurance, as its interest may appear under the policies. No policy shall be cancelable, allowed to lapse and/or expire and/or be subject to reduction of coverage except upon thirty (30) days' prior written notice to Landlord. Landlord shall be named as an additional insured on All such policy together with, upon written request from Landlord, Landlord’s mortgagee and Landlord’s managing agent. All insurance policies required to be carried by Tenant hereunder shall be written as primary policies (subject to subsection B hereunder) not contributing with and not in excess of coverage which Landlord may carry carry. The policy limits set forth herein shall be subject to periodic review, and Landlord reserves the right to require that Tenant increase the liability coverage limits if, in the reasonable opinion of Landlord, the coverage becomes inadequate and is less than commonly maintained by tenants making similar uses in the area of similar buildings. Tenant shall not have a deductible in excess obtain any revised or increased coverage required by Landlord within thirty (30) days of a commercially reasonable amountany such notification from Landlord.

Tenant. During the Term hereof, Tenant shall keep all of Tenant’s property on in full force and effect the Premises, following insurance and all improvements, alterations and other betterments installed by Tenant, insured against fire and other risks covered by a “Causes of Loss-Special Form” property shall provide appropriate insurance policy in an amount equal certificates to Landlord prior to the replacement cost Lease Commencement Date and annually thereafter before the expiration of such property, the proceeds of which shall, so long as this Lease is in effect, be used for the repair or replacement of the property so insured. Tenant shall also carry commercial each policy: (1) Commercial general liability insurance written on for the benefit of Tenant and Landlord as an occurrence basis additional insured, with policy limits a limit of not less than Two Million and No/100 Dollars ($2,000,000.00) each combined single limit per occurrence, which initial amount shall be subject to periodic increase based upon inflationagainst claims for personal injury liability including, increased without limitation, bodily injury, death or property damage liability awards, recommendation of Landlord’s professional insurance advisers and other relevant factors. In addition, if Tenant’s use of the Premises includes any activity or matter that would be excluded from coverage under a commercial general liability policy, Tenant shall obtain such endorsements to the commercial general liability policy or otherwise obtain insurance to insure all liability arising from such activity or matter in such amounts as Landlord may reasonably require. Such commercial general liability insurance shall be covering (i) provided the business(es) operated by Tenant and by any subtenant of Tenant on the Premises, (ii) operations of independent contractors engaged by Tenant for services or construction on or about the Premises, and (iii) contractual liability; (2) Fire, extended coverage, vandalism and malicious mischief insurance, insuring the personal property, furniture, furnishings and fixtures belonging to Tenant located on the Premises for not less than one hundred percent (100%) of the actual replacement value thereof; (3) Workers' compensation in the amount required by law; (4) Business interruption or loss of income insurance in amounts satisfactory to Landlord, with a rental interruption rider assuring Landlord that the rent due hereunder will be paid for a period of not less than twelve (12) months if the Premises are destroyed or rendered inaccessible by a risk insured against by a policy of all risk insurance; and (5) Such other insurance as Landlord deems reasonably necessary. Each insurance policy obtained by Tenant pursuant to this Lease shall contain a clause that the insurer will provide Landlord with at least thirty (30) days' prior written notice of any material change, non-renewal or cancellation of the policy, shall be in a form satisfactory to Landlord and shall be taken out with an insurer or insurers who are approved insurance company authorized to issue insurance policies do business in the State in which the Premises are Project is located and have an A.M. Best financial strength rating of A- or better rated not less than Best's Financial Class X and financial size category of VII or largerBest's Policy Holder Rating "A". In addition, and (ii) shall be evidenced by a certificate delivered to Landlord on or prior to the Commencement Date and thereafter upon request, but not more than annually, stating that the coverage shall not be cancelled without thirty (30) days advance written notice to Landlord. Landlord shall be named as an additional insured on such any insurance policy together with, upon written request from Landlord, Landlord’s mortgagee and Landlord’s managing agent. All insurance policies required to be carried obtained by Tenant hereunder shall be written as a primary policies policy, and shall not be contributing with and not or in excess of any coverage which Landlord may carry carry, and shall have loss payable clauses satisfactory to Landlord and in favor of Landlord naming Landlord, and any other party reasonably designated by Landlord, as an additional insured. The liability limits of the above described insurance policies shall in no matter limit the liability of Tenant under the terms of Section XV. below. Not more frequently than every two (2) years, if, in the reasonable opinion of Landlord, the amount of liability insurance specified in this Section XIV. is not have adequate, the above-described limits of coverage shall be adjusted by Landlord, by written notification to Tenant, in order to maintain the level of insurance protection at least equal to the protection afforded on the date the Term commences. If Tenant fails to maintain and secure the insurance coverage required under this Section XIV., then Landlord shall have, in addition to all other remedies provided herein and by law, the right, but not the obligation, to procure and maintain such insurance, the cost of which shall be due and payable to Landlord by Tenant on demand. If, on account of the failure of Tenant to comply with the provisions of this Section, Landlord is deemed a deductible in excess co-insurer by its insurance carrier, then any loss or damage which Landlord shall sustain by reason thereof shall be borne by Tenant and shall be immediately paid by Tenant as additional rent upon receipt of a commercially reasonable amountxxxx therefor and evidence of such loss.

Tenant. Tenant shall keep not make any alterations to or modifications of the Leased Premises or construct any improvements within the Leased Premises until Landlord shall have first approved, in writing, the plans and specifications therefore, which approval shall not be unreasonably withheld. All such modifications, alterations or improvements, once so approved, shall be made, constructed or installed by Tenant at Tenant's expense (including all permit fees and governmental charges related thereto), using a licensed contractor first approved by Landlord, in substantial compliance with the Landlord approved plans and specifications therefore. All work undertaken by Tenant shall be done in accordance with all Laws and in a good and workmanlike manner using new materials of Tenant’s property on good quality. Tenant shall not commence the Premisesmaking of any such modifications or alterations or the construction of any such improvements until (i) all required governmental approvals and permits shall have been obtained, (ii) all requirements regarding insurance imposed by this Lease have been satisfied, (iii) Tenant shall have given Landlord at least five business days prior written notice of its intention to commence such work so that Landlord may post and file notices of non-responsibility, and all improvements(iv) if requested by Landlord, alterations Tenant shall have obtained contingent liability and other betterments installed by Tenant, insured against fire and other risks covered by a “Causes of Loss-Special Form” property broad form builder's risk insurance policy in an amount equal satisfactory to Landlord to cover any perils relating to the replacement cost of such property, the proceeds of which shall, so long as this Lease is in effect, be used for the repair or replacement of the property so insured. Tenant shall also carry commercial general liability proposed work not covered by insurance written on an occurrence basis with policy limits of not less than Two Million and No/100 Dollars ($2,000,000.00) each occurrence, which initial amount shall be subject to periodic increase based upon inflation, increased liability awards, recommendation of Landlord’s professional insurance advisers and other relevant factors. In addition, if Tenant’s use of the Premises includes any activity or matter that would be excluded from coverage under a commercial general liability policy, Tenant shall obtain such endorsements to the commercial general liability policy or otherwise obtain insurance to insure all liability arising from such activity or matter in such amounts as Landlord may reasonably require. Such commercial general liability insurance shall be (i) provided by an insurer or insurers who are approved to issue insurance policies in the State in which the Premises are located and have an A.M. Best financial strength rating of A- or better and financial size category of VII or larger, and (ii) shall be evidenced by a certificate delivered to Landlord on or prior to the Commencement Date and thereafter upon request, but not more than annually, stating that the coverage shall not be cancelled without thirty (30) days advance written notice to Landlord. Landlord shall be named as an additional insured on such policy together with, upon written request from Landlord, Landlord’s mortgagee and Landlord’s managing agent. All insurance policies required to be carried by Tenant hereunder pursuant to Article 9. In no event shall be written as primary policies not contributing with and not Tenant make any modifications, alterations or improvements whatsoever to the Outside Areas or the exterior or structural components of the Building including, without limitation, any cuts or penetrations in excess the floor, roof or exterior walls of coverage which Landlord may carry and the Leased Premises. As used in this Article, the term "modifications, alterations and/or improvements" shall not have a deductible in excess include, without limitation, the installation of a commercially reasonable amountadditional electrical outlets, overhead lighting fixtures, drains, sinks, partitions, doorways, or the like.

Tenant. 11.2.1. Tenant shall keep all of Tenant’s property on the Premises, Landlord’s Work and all improvements, alterations and other betterments installed any Alterations made by Tenant, Tenant insured against fire and other risks covered by a “Causes of Loss-Loss - Special Form” property insurance policy in an amount equal to the replacement cost of such property, the proceeds of which shall, so long as this Lease is in effect, be used for the repair or replacement of the property so insured. Tenant shall also carry commercial general liability insurance written on an occurrence basis with policy limits of not less than Two Million and No/100 Dollars ($2,000,000.00) [***] each occurrence, which includes blanket contractual liability broad form property damage, personal injury, completed operations and products liability. The above initial amount shall be subject to periodic increase based upon inflation, increased liability awards, recommendation of Landlord’s professional insurance advisers and other relevant factors. In addition, if Tenant’s use of the Premises includes any activity or matter that would be excluded from coverage under a commercial general liability policy, Tenant shall obtain such endorsements to the commercial general liability policy or otherwise obtain insurance to insure all liability arising from such activity or matter in such amounts as Landlord may reasonably require. The insurance required to be maintained by Tenant under this Lease shall be primary coverage; any insurance required to be maintained by Landlord under this Lease shall be secondary coverage. 11.2.2. Such commercial general liability insurance shall be (i) provided by an insurer or insurers who are approved to issue insurance policies in the State in which the Premises are is located and have an A.M. Best financial strength rating of A- [***] or better and financial size category not less than [***] in the most current edition of VII or largerBest’s Insurance Reports, and (ii) shall be evidenced by a certificate delivered to Landlord on or prior to the Commencement Date and annually thereafter upon request, but not more than annually, stating that the coverage shall not be cancelled or materially altered without thirty (30) [***] days advance written notice to Landlord. The Landlord Additional Insured Entities shall be named as an additional insured insureds on such policy together with, upon written request from Landlord, Landlord’s mortgagee mortgagee. If Tenant fails to procure and maintain the insurance required hereunder, Landlord may, but shall not be required to, order such insurance at Tenant’s expense and Tenant shall reimburse Landlord. Such reimbursement shall include all costs incurred by Landlord including Landlord’s managing agent. All insurance policies required to be carried by Tenant hereunder shall be written as primary policies not contributing reasonable attorneys’ fees, with and not interest thereon at the interest rate provided in excess of coverage which Landlord may carry and shall not have a deductible in excess of a commercially reasonable amountParagraph 25.2.

Tenant. Tenant shall keep all of Tenant’s property on the Premises, Premises and all improvements, alterations and other betterments installed by Tenant, the Shared Personal Property insured against fire and other risks covered by a “Causes of Loss-Loss - Special Form” property insurance policy in an amount equal to the replacement cost of such property, the proceeds of which shall, so long as this Lease is in effect, be used for the repair or replacement of the property so insuredinsured or for other capital improvements as reasonably determined by Tenant. Tenant shall also carry commercial general liability insurance written on an occurrence basis with policy limits of not less than Two Million and No/100 Dollars ($2,000,000.002,000,000) each occurrence, which initial amount shall be subject to periodic review and potential increase based upon inflation, increased liability awards, recommendation of Landlord’s professional insurance advisers and other relevant factors. In addition, if Tenant’s use of the Premises includes any activity or matter that would be excluded from coverage under a commercial general liability policy, Tenant shall obtain such endorsements to the commercial general liability policy or otherwise obtain insurance to insure all liability arising from such activity or matter in such amounts as Landlord may reasonably require. Such commercial general liability insurance shall be (i) provided by an insurer or insurers who are approved to issue insurance policies in the State in which the Premises are is located and have an A.M. Best financial strength rating of A- or better and financial size category of VII or larger, and (ii) shall be evidenced by a certificate delivered to Landlord on or prior to the Commencement Date and annually thereafter upon request, but not more than annually, stating that the coverage shall not be cancelled or materially altered without thirty (30) days advance written notice to Landlord. Landlord shall be named as an additional insured on such policy together with, upon written request from Landlord, Landlord’s mortgagee and Landlord’s managing agent. All insurance policies required to be carried by Tenant hereunder shall be written as primary policies not contributing with and not in excess of coverage which Landlord may carry and shall not have a deductible in excess of a commercially reasonable amount.

Tenant. 11.2.1 Tenant shall keep all of Tenant’s property on the Premises, and all improvements, alterations and other betterments installed by Tenant, Premises insured against fire and other risks covered by a “Causes of Loss-Special Form” property insurance policy in an amount equal to the replacement cost of such property, the proceeds of which shall, so long Jong as this Lease is in effect, be used for the repair or replacement of the property so insured. Tenant shall also carry commercial general liability insurance written on an occurrence basis with policy limits of not less than Two Five Million and No/100 Dollars ($2,000,000.005,000,000) each occurrence, which initial amount includes blanket contractual liability broad form property damage, personal injury, completed operations and products liability. So long as the coverage afforded Landlord, the other additional insureds and any designees of Landlord shall not be subject to periodic increase based upon inflationreduced or otherwise adversely affected, increased liability awardsall or part of Tenant’s insurance may be carried under a blanket policy covering the Premises and any other of Tenant’s locations, recommendation or by means of Landlord’s professional insurance advisers and other relevant factorsa so called “ Umbrella” policy. In addition, if Tenant’s use of the Premises includes any activity or matter that would be excluded from coverage under a commercial general liability policy, Tenant shall obtain such endorsements to the commercial general liability policy or otherwise obtain insurance to insure all liability arising from such activity or matter in such amounts as Landlord may reasonably require. The insurance required to be maintained by Tenant under this Lease shall be primary coverage; any insurance required to be maintained by Landlord under this Lease shall be secondary coverage. 11.2.2 Such commercial general liability insurance shall be (i) provided by an insurer or insurers who are approved to issue insurance policies in the State in which the Premises are is located and have an A.M. Best financial strength rating of A- or better and financial size category not less than VIII in the most current edition of VII or largerBest’s Insurance Reports, and (ii) shall be evidenced by a certificate delivered to Landlord on or prior to the Commencement Date and thereafter upon requestannually thereafter, but not more than annually, stating that the coverage shall not be cancelled without Tenant’s insurance carriers will provide thirty (30) days advance written advanced notice to LandlordLandlord of any cancellation or non-renewal or adverse change of a policy and ten (10) days advanced notice to Landlord of any non-payment of a premium. Landlord and Landlord’s Agents shall be named as an additional insured on such policy together with, upon written request from Landlord, Landlord’s mortgagee mortgagee. If Tenant fails to procure and maintain the insurance required hereunder, Landlord may, but shall not be required to, order such insurance at Tenant’s expense and Tenant shall reimburse Landlord. Such reimbursement shall include all costs incurred by Landlord including Landlord’s managing agent. All insurance policies required to be carried by Tenant hereunder shall be written as primary policies not contributing reasonable attorneys’ fees, with and not interest thereon at the interest rate provided in excess of coverage which Landlord may carry and shall not have a deductible in excess of a commercially reasonable amountParagraph 26.2.

Tenant. Tenant shall keep all of Tenant’s property on the Premises, and all improvements, alterations and other betterments installed by Tenant, Premises insured against fire and other risks covered by a “Causes of Loss-—Special Form” property insurance policy in an amount equal to the replacement cost of such property, the proceeds of which shall, so long as this Lease is in effect, be used for the repair or replacement of the property so insured. Tenant shall also carry commercial general liability insurance written on an occurrence basis with policy limits of not less than Two Three Million and No/100 Dollars ($2,000,000.003,000,000) each occurrencecombined single limit per occurrence and not less than Five Million and No/100 Dollars ($5,000,000) in the aggregate, which initial amount amounts shall be subject to periodic increase based upon inflation, increased liability awards, recommendation of Landlord’s professional insurance advisers and other relevant factors. In addition, if Tenant’s use of the Premises includes any activity or matter that would be excluded from coverage under a commercial general liability policy, Tenant shall obtain such endorsements to the commercial general liability policy or otherwise obtain insurance to insure all liability arising from such activity or matter in such amounts as Landlord may reasonably require. Such commercial general liability insurance shall be (i) provided by an insurer or insurers who are approved to issue insurance policies in the State in which the Premises are is located and have an A.M. Best financial strength rating of A- or better and financial size category of VII or larger, and (ii) shall be evidenced by a certificate delivered to Landlord on or prior to the Commencement Date and annually thereafter upon request, but not more than annually, stating that the coverage shall not be cancelled or materially altered without thirty (30) days advance written notice to Landlord. Landlord shall be named as an additional insured on such policy together with, upon written request from Landlord, Landlord’s mortgagee and Landlord’s managing agent. All insurance policies required to be carried by Tenant hereunder shall be written as primary policies not contributing with and not in excess of coverage which Landlord may carry and shall not have a deductible in excess of a commercially reasonable amount.