Common use of Tenant’s Alterations Clause in Contracts

Tenant’s Alterations. Tenant will not cut or drill into or secure any fixture, apparatus or equipment or make alterations, improvements or physical additions (collectively, “Alterations”) of any kind to any part of the Premises without first obtaining the written consent of Landlord, such consent not to be unreasonably withheld. Landlord shall provide written notice either granting or withholding its consent within fifteen (15) days of a written request by Tenant containing all necessary information for Landlord to make an informed decision. Alterations shall, at Landlord’s option, be done by Landlord at Tenant’s sole cost and expense. Landlord’s consent shall not be required for (i) the installation of any office equipment or fixtures including internal partitions which do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building or (ii) minor work, including decorations, which does not require disturbance of any structural elements or systems (other than attachment thereto) within the Building and which costs in the aggregate less than $50,000. If no approval is required or if Landlord approves Tenant’s Alterations and agrees to permit Tenant’s contractors to do the work, Tenant, prior to the commencement of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x compensation insurance, and (c) employer’s liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania architect if such alteration causes the aggregate of all Alterations to be in excess of $50,000; (iii) all applicable building permits required by law; and (iv) an executed, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration in connection with Landlord’s services in supervising and review of such Alterations. Any approval by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, Landlord’s mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. All Alterations (whether temporary or permanent in character) made in or upon the Premises, either by Landlord or Tenant, shall be Landlord’s property upon installation and shall remain on the Premises without compensation to Tenant unless at the time Landlord approved the Alteration Landlord provided written notice to Tenant to remove same at the expiration of the Lease, in which event Tenant shall promptly remove such Alterations and restore the Premises to good order and condition. At Lease termination, all furniture, movable trade fixtures and equipment (including telephone, security and communication equipment system wiring and cabling) shall, at Landlord’s option, be removed by Tenant and shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building. If Tenant fails to remove any items required to be removed pursuant to this Article, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15) business days of Tenant’s receipt of an invoice therefor from Landlord.

Tenant’s Alterations. Tenant will not cut or drill into or secure any fixture, apparatus or equipment or make alterations, improvements or physical additions (collectively, “"Alterations”") of any kind to any part of the Premises without first obtaining the written consent of Landlord, such consent not to be unreasonably withheld. Landlord shall provide written notice either granting withheld or withholding its consent within fifteen (15) days of a written request by Tenant containing all necessary information for Landlord to make an informed decisiondelayed. Alterations shall, at Landlord’s 's option, be done by Landlord at Tenant’s 's sole cost and expense. Landlord’s 's consent shall not be required for (i) the installation of any office equipment or fixtures including internal partitions which do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building or (ii) minor work, including decorations, which does not require disturbance of any structural elements or systems (other than attachment thereto) within the Building and which costs in the aggregate less than $50,000Building. If no approval is required or if Landlord approves Tenant’s 's Alterations and agrees to permit Tenant’s 's contractors to do the work, Tenant, prior to the commencement of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing evidencing (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x xxxxxxx'x compensation insurance, and (c) employer’s 's liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania architect if such alteration causes the aggregate of all Alterations to be is in excess of $50,00025,000; (iii) all applicable building permits required by law; and (iv) an executed, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration in connection with Landlord’s services in supervising and review of such Alterationssubcontractors. Any approval consent by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s 's work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, Landlord’s 's mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s 's work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. Alterations shall not include the initial Landlord's Work. All Alterations (whether temporary or permanent in character) made in or upon the Premises (other than the Landlord Work which will remain on the Premises), either by Landlord or Tenant, shall be Landlord’s 's property upon installation and shall remain on the Premises without compensation to Tenant unless Landlord notifies Tenant at the time Landlord approved the Alteration Landlord provided written notice to Tenant of approval to remove the same at the end of the Term. If Tenant is required to remove such Alteration upon expiration of the Lease, in which event Tenant shall promptly remove such Alterations and restore the Premises to good order and condition. At Lease termination, all All furniture, movable trade fixtures and equipment (including telephone, security telephone and communication equipment system wiring and cablingcabling installed by Tenant, its assignees and sublessees) shall, at Landlord’s option, shall be removed by Tenant at the termination of this Lease. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building. If Tenant fails to remove any items required to be removed pursuant to this Article, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15) business days of Tenant’s 's receipt of an invoice therefor from Landlord.

Tenant’s Alterations. (a) Tenant will not cut or drill into or secure any fixture, apparatus or equipment or make alterations, improvements or physical additions (collectively, “"Alterations”") of any kind to any part of the Premises without first obtaining the written consent of Landlord, such consent not to be unreasonably withheld. Landlord shall provide written notice either granting or withholding its consent within fifteen (15) days of a written request by Tenant containing all necessary information for Landlord to make an informed decision. Alterations shall, at Landlord’s Xxxxxxxx's option, be done by Landlord at Tenant’s 's sole cost and expense. Landlord’s Xxxxxxxx's consent shall not be required for (i) the installation of any office equipment or fixtures including internal partitions which do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building or (ii) minor work, including decorations, which does not require disturbance of any structural elements or systems (other than attachment thereto) within the Building and which costs in the aggregate less than $50,000Buildings. If no approval is required or if Landlord approves Tenant’s 's Alterations and agrees to permit Tenant’s Xxxxxx's contractors to do the work, Tenant, prior to the commencement of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing evidencing (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x xxxxxxx'x compensation insurance, and (c) employer’s 's liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania Virginia architect if such alteration causes the aggregate of all Alterations to be is in excess of $50,00025,000; (iii) all applicable building permits required by law; and (iv) an executed, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration in connection with Landlord’s services in supervising and review of such Alterationscontractors. Any approval consent by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s Xxxxxx's work being performed by workmen and mechanics working in harmony and not interfering without interference with labor employed by Landlord, Landlord’s Xxxxxxxx's mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s 's work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. Landlord shall be entitled to charge Tenant a reasonable Construction Management Fee of three percent (3.0%) of the cost of all Alterations supervised by Landlord, (b) All Alterations (whether temporary or permanent in character) made in or upon the Premises (other than the Landlord Work which will remain on the Premises), either by Landlord or Tenant, shall be Landlord’s 's property upon installation and shall remain on the Premises without compensation to Tenant unless at the time Landlord approved the Alteration Landlord provided provides written notice to Tenant to remove same at the expiration of the Lease, in which event Tenant shall promptly remove such Alterations and restore the Premises to good order and condition. At Lease termination, all All furniture, movable trade fixtures and equipment (including telephone, security telephone and communication equipment system wiring and cabling) shallinstalled by Tenant, at Landlord’s option, its assignees and sublessees) shall be removed by Tenant and shall be accomplished in a good and workmanlike manner so as not to damage at the Premises or Building and in such manner so as not to disturb other tenants in the Buildingtermination of this Lease. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or BuildingBuildings and in such manner so as not to disturb other tenants in the Buildings. If Tenant fails to remove any items required to be removed pursuant to this Article, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15) business days of Tenant’s 's receipt of an invoice therefor from Landlord. (c) Tenant acknowledges that modifications have been made to the Xxxxxx A-1 Building and the Xxxxxx A-2 Building in connection with Tenant's occupancy of such portion of the Premises pursuant to the Prior Leases, including installation of modified HVAC systems in the Xxxxxx A-1 Building and the Xxxxxx A-2 Building, material penetrations of the roofs of the Xxxxxx A-1 Building and the Xxxxxx A-2 Building to accommodate Tenant's facilities and, in the Xxxxxx A-1 Building, construction of laboratory facilities. Tenant agrees that, upon the expiration or sooner termination of this Lease, Tenant shall (i) remove all excess HVAC facilities within the Xxxxxx A-1 Building and the Xxxxxx A-2 Building which Landlord determines will not be beneficial to subsequent tenants, (ii) put all remaining HVAC units in the Xxxxxx A-1 Building and the Xxxxxx A-2 Building in good working order and condition or, as necessary, replace such units, (iii) repair the roofs on the Xxxxxx A-1 Building and the Xxxxxx A-2 Building in accordance with the recommendations of an independent roof consultant selected by Landlord and reasonably acceptable to Tenant, which Landlord and Tenant agree shall include replacement of all panels of the metal roof on the Xxxxxx A-2 Building which have been penetrated;

Tenant’s Alterations. Tenant will not cut or drill into or secure any fixture, apparatus or equipment or make alterations, improvements or physical additions (collectively, “Alterations”) of any kind to any part of the Premises without first obtaining the written consent of Landlord, such consent not to be unreasonably withheld. Landlord shall provide written notice either granting or withholding its consent within fifteen (15) days of a written request by Tenant containing all necessary information for Landlord to make an informed decision. Alterations shall, at Landlord’s option, be done by Landlord at Tenant’s sole cost and expense. Landlord’s consent shall not be required for (i) the installation of any office equipment or fixtures including internal partitions which do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building or (ii) minor work, including decorations, which does not require disturbance of any structural elements or systems (other than attachment thereto) within the Building and which costs in the aggregate less than $50,000Building. If no approval is required or if Landlord approves Tenant’s Alterations and agrees to permit Tenant’s contractors to do the work, Tenant, prior to the commencement of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x compensation insurance, and (c) employer’s liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed approved by a registered Pennsylvania architect the applicable local inspector if such alteration causes the aggregate of all Alterations to be is in excess of $50,00025,000; (iii) all applicable building permits required by law; and (iv) an executed, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration in connection with Landlord’s services in supervising and review of such Alterationscontractors. Any approval consent by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, Landlord’s mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. All Alterations (whether temporary or permanent in character) made in or upon the Premises (other than the Landlord Work which will remain on the Premises), either by Landlord or Tenant, shall be Landlord’s property upon installation and shall remain on the Premises without compensation to Tenant Tenant; unless at the time Landlord approved the Alteration Landlord provided provides written notice to Tenant to remove same at the upon expiration of the LeaseLease at the time Landlord consents to such Alterations, in which event event, Tenant shall promptly remove such Alterations and restore the Premises to good order and conditioncondition at the expiration of the Lease. At Lease terminationShould Tenant fail to do so, all Landlord may do so, collecting at Landlord’s option the cost and expense thereof from Tenant as Additional Rent. All furniture, movable trade fixtures and equipment (including telephone, security telephone and communication equipment system wiring and cabling) shallinstalled by Tenant, at Landlord’s option, its assignees and sublessees shall be removed by Tenant at the termination of this Lease, or if not so removed shall, at the option of Landlord, become the property of Landlord. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building. If Tenant fails to remove any items required to be removed pursuant to this Article, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15) business days of Tenant’s receipt of an invoice therefor from Landlord.

Tenant’s Alterations. (a) Tenant will not cut or drill into or secure any fixture, apparatus or equipment or make alterations, improvements or physical additions (collectively, “"Alterations”") of any kind to any part of the Premises without first obtaining the written consent of Landlord, such consent not to be unreasonably withheld. Landlord shall provide written notice either granting or withholding its consent within fifteen (15) days of a written request by Tenant containing all necessary information for Landlord to make an informed decision. Alterations shall, at Landlord’s 's option, be done by Landlord at Tenant’s 's sole cost and expense. Landlord’s 's consent shall not be required for (i) the installation of any office equipment or fixtures including internal partitions which do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building or (ii) minor work, including decorations, which does not require disturbance of any structural elements or systems (other than attachment thereto) within the Building and which costs in the aggregate less than $50,000. If no approval is required or if Landlord approves Tenant’s 's Alterations and agrees to permit Tenant’s 's contractors to do the work, Tenant, prior to the commencement of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x xxxxxxx'x compensation insurance, and (c) employer’s 's liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania architect if such alteration causes the aggregate of all Alterations to be in excess of $50,000; and (iii) all applicable building permits required by law; and (iv) an executed, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring involving Landlord’s 's approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) 2% of the cost of the Alteration in connection with Landlord’s services in supervising and review of such AlterationsAlternations. Any approval by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s 's work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, Landlord’s 's mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s 's work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. . (b) All Alterations (whether temporary or permanent in character) made in or upon the Premises, either by Landlord or Tenant, shall be Landlord’s 's property upon installation and shall remain on the Premises without compensation to Tenant unless at the time Landlord approved the Alteration Landlord provided provides written notice to Tenant prior to commencement of such Alterations if possible to remove same at the expiration of the Lease, in which event Tenant shall promptly remove such Alterations and restore the Premises to good order and condition. At Lease termination, all furniture, movable trade fixtures and equipment (including telephone, security and communication equipment system wiring and cabling) shall, at Landlord’s option, be removed by Tenant and shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. If Tenant fails to remove any items required to be removed pursuant to this ArticleSection, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15) business days of Tenant’s receipt of an invoice therefor from Landlord.

Tenant’s Alterations. Tenant will not cut or drill into or secure any fixture, apparatus or equipment or make alterations, improvements or physical additions (collectively, “"Alterations”") of any kind to any part of the Premises without first obtaining the written consent of Landlord, such consent not to be unreasonably withheld. Landlord shall provide written notice either granting ; provided, however, that Tenant is absolutely prohibited from making any alterations, additions, improvements or withholding its consent within fifteen decorations which: (15i) days affect any area outside the Premises; (ii) affect the Building's structure, equipment, services or systems, or the proper functioning thereof, or Landlord's access thereto; (iii) affect the outside appearance, character or use of the Project, the Building or the common areas; (iv) weaken or impair the structural strength of the Building; (v) in the reasonable opinion of Landlord, lessen the value of the Project or Building; or (vi) will violate or require a written request by Tenant containing all necessary information for Landlord change in any occupancy certificate applicable to make an informed decisionthe Premises (collectively, the "Prohibited Alterations"). Alterations shall, at Landlord’s 's option, be done by Landlord at Tenant’s 's sole cost and expense. Landlord’s 's consent shall not be required for (i) the installation of any office equipment or fixtures including internal partitions which do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building or (ii) minor work, including decorations, which does are not Prohibited Alterations, do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building a building permit, and which costs in the aggregate less than $50,000. If no approval is required or if Landlord approves Tenant’s 's Alterations and agrees to permit Tenant’s 's contractors to do the work, Tenant, prior to the commencement of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x xxxxxxx'x compensation insurance, and (c) employer’s 's liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania California architect approved by Landlord if such alteration causes the aggregate of all Alterations to be in excess of $50,000; (iii) all applicable building permits required by law; and (iv) an executed, effective Waiver conditional waiver of Mechanics Liens mechanics liens from such contractors and all sub-contractors in states allowing for such waivers or the cost of such alteration must be bonded by Tenant. All plans for any such Alterations shall be subject to Landlord's reasonable prior approval. In connection with all Alterations requiring involving Landlord’s 's approval, Landlord shall be entitled to collect a construction management fee equal to three five percent (35%) of the cost of the Alteration in connection with Landlord’s 's services in supervising and review of such AlterationsAlternations. Any approval by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s 's work being performed by workmen and mechanics approved by Landlord working in harmony and not interfering with labor employed by Landlord, Landlord’s 's mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s 's work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. All Alterations (whether temporary or permanent in character) made in or upon the Premises, either by Landlord or Tenant, shall be Landlord’s 's property upon installation and shall remain on the Premises without compensation to Tenant unless at the time Landlord approved the Alteration Landlord provided provides written notice to Tenant to remove same at the expiration time of Landlord's approval of the LeaseAlterations, in which event Tenant shall promptly remove such Alterations and restore the Premises to good order and conditioncondition at the expiration of this Lease. At Lease termination, all furniture, movable trade fixtures and equipment (including telephone, security and communication equipment system wiring and cabling) shall, at Landlord’s option, shall be removed by Tenant and shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. If Tenant fails to remove any items required to be removed pursuant to this Article, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15) business days of Tenant’s 's receipt of an invoice therefor from Landlord. Tenant's failure to remove any such items required to be removed by Landlord upon the expiration or sooner termination of this Lease shall also constitute a holdover pursuant to Article 25 below.

Tenant’s Alterations. Tenant will shall not, without the prior written consent of Landlord (which consent shall not cut be unreasonably withheld or drill into delayed), make or secure cause to be made any fixture, apparatus or equipment or make alterations, improvements improvements, additions or physical additions installations in or to the Premises. Notwithstanding the foregoing, Tenant may perform alterations to the interior of the Premises without Landlord’s consent provided such alterations (collectivelyand the performance thereof) do not (i) affect the mechanical, “Alterations”electrical, HVAC, life safety, or other Building operating systems, (ii) affect the structural components of the Building or require penetration of the floor or ceiling of the Premises, (iii) involve the use or disturbance of any kind Hazardous Substances (as hereinafter defined) or (iv) cost more than $ 10,000.00 in any one instance, and that Tenant gives Landlord prior written notice of such alterations and further provided that such alterations (and the performance thereof) shall otherwise be in compliance with the provisions of this Section 10.1 (except for the requirement of Landlord’s consent). If Landlord so consents or Landlord’s consent is not required, before commencement of any such work or delivery of any materials into the Premises or the Building, Tenant shall furnish to Landlord for approval: architectural plans and specifications, names and addresses of all contractors, contracts, necessary permits and licenses, certificates of insurance and instruments of indemnification against any and all claims, costs, expenses, damages and liabilities which may arise in connection with such work, all in such form and amount as may be reasonably satisfactory to Landlord. In addition, prior to commencement of any such work or delivery of any materials into the Premises, Tenant shall provide Landlord with evidence reasonably satisfactory to Landlord of Tenant’s ability to pay for such work and materials in full, and, if requested by Landlord, shall deposit with Landlord at such time such security for the payment of such work and materials as Landlord may reasonably require. Tenant agrees to hold Landlord, the Manager and its affiliates and their respective agents and employees forever harmless against all claims and liabilities of every kind, nature and description which may arise out of or in any way be connected with such work. All such work shall be done only by contractors or mechanics approved by Landlord (which approval shall not be unreasonably withheld or delayed) and at such time and in such manner as Landlord may from time to time designate. Tenant shall pay the cost of all such work, including (whether such work is performed by Landlord, Landlord’s contractors, Tenant’s contractors or a combination thereof) payment to Landlord of a construction supervisory fee not to exceed in each case (a) 5% of the first $5,000.00 of the cost of such work plus (b) 2% of the cost of such work in excess of $5,000.00. Upon completion of such work, Tenant shall furnish Landlord with contractors’ affidavits and full and final waivers of lien and receipted bills covering all labor and materials expended. All such work shall be in compliance with all applicable legal, governmental and quasi-governmental requirements, ordinances and rules (including the Board of Fire Underwriters), and all requirements of applicable insurance companies. All such work shall be done in a good and workmanlike manner and with the use of good grades of materials. Tenant shall permit Landlord to supervise construction operations in connection with such work; provided, however, that such supervision or right to supervise by Landlord shall not constitute any warranty by Landlord to Tenant of the adequacy of the design, workmanship or quality of such work or materials for Tenant’s intended use or impose any liability upon Landlord in connection with the performance of such work. All alterations, improvements, additions and installations to or on the Premises shall (subject to Article 13) become part of the Premises at the time of their installation and shall remain in the Premises at the expiration or termination of this Lease, or termination of Tenant’s right of possession of the Premises, without first obtaining the written consent of Landlordcompensation or credit to Tenant; provided, however, that if prior to such consent not to be unreasonably withheld. termination Landlord shall provide written notice either granting or withholding its consent within fifteen (15) days of a written request so directs by Tenant containing all necessary information for Landlord to make an informed decision. Alterations shallnotice, at Landlord’s optionTenant, be done by Landlord at Tenant’s sole cost and expense. Landlord’s consent shall not be required for (i) the installation of any office equipment or fixtures including internal partitions which do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building or (ii) minor work, including decorations, which does not require disturbance of any structural elements or systems (other than attachment thereto) within the Building and which costs in the aggregate less than $50,000. If no approval is required or if Landlord approves Tenant’s Alterations and agrees to permit Tenant’s contractors to do the work, Tenant, prior to the commencement of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x compensation insurance, and (c) employer’s liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania architect if such alteration causes the aggregate of all Alterations to be in excess of $50,000; (iii) all applicable building permits required by law; and (iv) an executed, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration in connection with Landlord’s services in supervising and review of such Alterations. Any approval by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, Landlord’s mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. All Alterations (whether temporary or permanent in character) made in or upon the Premises, either by Landlord or Tenant, shall be Landlord’s property upon installation and shall remain on the Premises without compensation to Tenant unless at the time Landlord approved the Alteration Landlord provided written notice to Tenant to remove same at the expiration of the Lease, in which event Tenant shall promptly remove such Alterations of the alterations, improvements, additions and restore installations placed in the Premises to good order and condition. At Lease termination, all furniture, movable trade fixtures and equipment (including telephone, security and communication equipment system wiring and cabling) shall, at Landlord’s option, be removed by Tenant as are designated in such notice and shall be accomplished in a good and workmanlike manner so as not repair any damage to damage the Premises or Building caused by such removal, failing which Landlord may remove the same and in such manner so as not to disturb other tenants in the Building. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage repair the Premises and Tenant shall pay the cost thereof to Landlord on demand; and provided further, however, that upon specific request from Tenant at the time an alteration, improvement, addition or Building. If Tenant fails to remove any items required to be removed pursuant to this Articleinstallation is made, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by will notify Tenant whether or not Landlord will require Tenant to Landlord within fifteen (15) business days so remove such alteration, improvement, addition or installation at the expiration or termination of Tenant’s receipt of an invoice therefor from Landlordthis Lease.

Tenant’s Alterations. (a) Except as otherwise provided in this subsection (a), Tenant will not cut or drill into or secure any fixture, apparatus or equipment or make alterations, improvements or physical additions (collectively, “"Alterations”") of any kind to any part of the Premises without first obtaining the written consent of Landlord, such consent not to be unreasonably withheld. Landlord shall provide written notice either granting or withholding its consent within fifteen (15) days of a written request by Tenant containing all necessary information for Landlord to make an informed decision. Alterations shall, at Landlord’s option, be done by Landlord at Tenant’s sole cost and expense. Landlord’s 's consent shall not be required with regard to those alterations that, in the aggregate, cost less than $50,000.00 for (i) each calendar year during the installation Term or any renewal term of any office equipment or fixtures including internal partitions which this Lease, provided said alterations are non-structural in nature, do not require disturbance affect the structural integrity of the Building, do not in any structural elements or systems (other than attachment thereto) within material respect affect the Building or (ii) minor work, including decorations, which does not require disturbance cosmetic style of any structural elements or systems (other than attachment thereto) within the Building and which costs in the aggregate less than $50,000. If no approval is required or if Landlord approves Tenant’s Alterations and agrees to permit Tenant’s contractors to do the work, Tenant, prior to the commencement of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing not (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x xxxxxxx'x compensation insurance, and (c) employer’s 's liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania architect if such alteration causes the aggregate of all Alterations to be is in excess of $50,00015,000; (iii) all applicable building permits required by law; and (iv) an executed, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration in connection with Landlord’s services in supervising and review of such Alterationscontractors. Any approval consent by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s 's work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, Landlord’s 's mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s 's work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. All Tenant shall be deemed to own all Alterations that are not deemed to be fixtures subject to the provisions of this Section 11; provided, however, that Landlord and Tenant agree that the Trade Fixtures of Tenant (whether temporary or permanent in characteras hereinafter defined) made in or upon the Premisesshall not be deemed to be fixtures for purposes of this Section 11. The term "Trade Fixtures", either by Landlord or Tenantfor purposes of this Section 11, shall be Landlord’s property upon installation and shall remain on the Premises without compensation to Tenant unless at the time Landlord approved the Alteration Landlord provided written notice to Tenant to remove same at the expiration comprised of the Lease, in which event Tenant shall promptly remove such Alterations and restore the Premises to good order and condition. At Lease termination, all furniture, movable trade fixtures and equipment (including telephone, security and communication equipment system wiring and cabling) shall, at Landlord’s option, be removed utilized by Tenant in connection with its business operations and shall include items such as, but not limited to, freezers, ovens, autoclaves and other equipment that would not be accomplished in a good and workmanlike manner so as not deemed to damage be fixtures except for the Premises fact that said items are hooked or Building and in such manner so as not to disturb other tenants in bolted or otherwise affixed onto existing fixtures of the Building. All such installationsAt the expiration or sooner termination of this Lease, removals and restoration Tenant shall be accomplished required to remove, at its sole cost an expense, all Trade Fixtures in a good and workmanlike manner so as not to damage the Premises or Building. Tenant shall be responsible for the repair of any damage caused by the removal of the Trade Fixtures and shall be required, at its sole cost and expense, to restore any areas affected by this Section 11(a) to a "vanilla shell" condition. (b) Not earlier than nine (9) months and not later than six (6) months prior to the expiration of the Term or the Renewal Term of this Lease, Tenant shall furnish to Landlord a written list of those items that Tenant desires to remove from the Building upon said expiration. The Landlord shall, within thirty (30) days of the receipt of said notification from Tenant, determine, in its sole and exclusive discretion, and provide to Tenant a written list and/or category of items (i) that Tenant shall be required to remove from the Building in order to return the Building to a "vanilla shell" condition for generic industrial space, and (ii) that Landlord agrees may be left in the Building by Tenant. Tenant shall be permitted to remove those items, as determined by Landlord in its reasonable judgement, that do not affect its obligation to return the Building to a "vanilla shell" condition for generic industrial space. In the event of any disagreement between the Landlord and the Tenant with regard to any item set forth in this Section 11(b), said item shall be required to be removed by Tenant unless said item is an item that Landlord requires remain in the Building as part of the "vanilla shell." Subject to the provisions of this Section 11(b), all items left on the Premises by Tenant shall be the Landlord's property and shall remain on the Premises without compensation to Tenant. Any installations, removals and restoration by Tenant shall be in accordance with this Section 11(b) and shall be accomplished at Tenant's sole cost and expense in a good and workmanlike manner so as not to damage the Premises or Building. Tenant shall be responsible for the repair of any damage caused by such installation, removal and restoration and shall be required, at its sole cost and expense, to restore any areas affected by this Section 11(b) to a "vanilla shell" condition. (c) If Tenant fails to remove any items required to be removed pursuant to Section 11(a) or 11(b) hereof no later than the date of the expiration or earlier termination of this ArticleLease, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15) business days of Tenant’s 's receipt of an invoice therefor from Landlord.

Tenant’s Alterations. 12.1. Tenant will not cut or drill into or secure any fixturemay from time to time during the term of this Lease, apparatus or equipment or at its expense, make such alterations, installations, substitutions, improvements and decorations (hereinafter collectively called "changes" and, as applied to changes provided for in this Article, "Tenant's Alterations") in and to the Demised Premises, excluding structural changes, as Tenant may reasonably consider necessary for the conduct of its business in the Demised Premises on the following conditions: (i) The outside appearance or physical additions (collectively, “Alterations”) the strength of the Building or the Demised Premises or of any kind to any of their structural parts shall not be affected. (ii) No part of the Building outside of the Demised Premises without first obtaining shall be physically affected. (iii) The proper functioning of any of the written consent air-conditioning, heating, or other mechanical, electrical, sanitary and other service systems of Landlord, such consent not to be unreasonably withheld. Landlord shall provide written notice either granting or withholding its consent within fifteen (15) days of a written request by Tenant containing all necessary information for Landlord to make an informed decision. Alterations shall, at Landlord’s option, be done by Landlord at Tenant’s sole cost the Demised Premises and expense. Landlord’s consent Building shall not be required for adversely affected by Tenant. (iiv) In performing the installation work involved in making such alterations, Tenant shall be bound by and observe all of the conditions and covenants contained in the following Sections of this Article. (v) Before proceeding with any office equipment or fixtures including internal partitions which do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building or (ii) minor workTenant Alterations, including decorationsbut not being limited to any change to the plumbing, air-conditioning, electrical, or ventilating Systems, Tenant shall submit to Landlord plans and specifications for the work to be done, for Landlord's written approval, which does shall not require disturbance of any structural elements be unreasonably withheld or systems (other than attachment thereto) within the Building and which costs in the aggregate less than $50,000delayed. 12.2. If no approval is required or if Landlord approves Tenant’s Alterations and agrees to permit Tenant’s contractors to do the work, Tenant, prior to at its expense, shall obtain all necessary governmental permits and certificates for the commencement and prosecution of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x compensation insurance, and (c) employer’s liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania architect if such alteration causes the aggregate of all Tenant's Alterations to be performed in excess of $50,000; (iii) compliance therewith and with all applicable building permits required by law; laws and (iv) an executedrequirements of public authorities, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approvalapplicable requirements of insurance bodies, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration and in connection with Landlord’s services in supervising and review of such Alterations. Any approval by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, Landlord’s mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. All Alterations (whether temporary or permanent in character) made in or upon the Premises, either by Landlord or Tenant, shall be Landlord’s property upon installation and shall remain on the Premises without compensation to Tenant unless at the time Landlord approved the Alteration Landlord provided written notice to Tenant to remove same at the expiration of the Lease, in which event Tenant shall promptly remove such Alterations and restore the Premises to good order and condition. At Lease termination, all furniture, movable trade fixtures and equipment (including telephone, security and communication equipment system wiring and cabling) shall, at Landlord’s option, be removed by Tenant and shall be accomplished in a good and workmanlike manner, using new materials and equipment at least equal in quality and grade to the original installations of the Building. Tenant's Alterations shall be performed in such manner so as not to damage the Premises interfere unreasonably with or Building delay and in such manner so (unless Tenant shall indemnify Landlord therefor) as not to disturb other tenants impose any additional expense upon Landlord in the Building. All such installationsconstruction, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises maintenance or Building. If Tenant fails to remove any items required to be removed pursuant to this Article, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15) business days of Tenant’s receipt of an invoice therefor from Landlord.operation of

Tenant’s Alterations. Tenant will not cut or drill into or secure any fixture, apparatus or equipment or make alterations, improvements or physical additions (collectively, “Alterations”) of any kind to any part of the Premises without first obtaining the written consent of Landlord, such consent not to be unreasonably withheld. Landlord Alterations shall provide written notice either granting or withholding its consent within fifteen (15) days of a written request by Tenant containing all necessary information for Landlord to make an informed decision. Alterations shall, at Landlord’s option, be done by Landlord at Tenant’s sole cost and expense. Landlord’s consent shall not be required for (i) the installation of any office equipment or fixtures including internal partitions which do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building or (ii) minor work, including decorations, which does not require disturbance of any structural elements or systems (other than attachment thereto) within the Building and which costs in the aggregate less than $50,000. If no approval is required or if Landlord approves Tenant’s Alterations and agrees to permit Tenant’s contractors to do the work, Tenant, prior to the commencement of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing or (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x compensation insurance, and (c) employer’s liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania architect if such alteration causes the aggregate of all Alterations to be in excess of $50,00025,000; (iii) all applicable building permits required by law; and (iv) an executed, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or provided the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration in connection with Landlord’s services in supervising and review of such Alterationsexceeds $25,000. Any approval by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon TenantXxxxxx’s work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, LandlordXxxxxxxx’s mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. All Alterations (whether temporary or permanent in character) made in or upon the Premises, either by Landlord or Tenant, shall be Landlord’s property upon installation and shall remain on the Premises without compensation to Tenant unless at the time Landlord approved the Alteration Landlord provided written notice to and Tenant shall not be required to remove same at the expiration of the Lease, in which event Tenant shall promptly remove such Alterations and restore the Premises to good order and conditionstandard office Alterations. At Lease termination, all furniture, movable trade fixtures and equipment (including excluding telephone, security and communication equipment system wiring and cabling) shall, at Landlord’s option, shall be removed by Tenant and shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. If Tenant fails to remove any items required to be removed pursuant to this Article, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen thirty (1530) business days of TenantXxxxxx’s receipt of an invoice therefor from Landlord.

Tenant’s Alterations. Tenant will not cut or drill into or secure any -------------------- fixture, apparatus or equipment or make alterations, improvements or physical additions (collectively, “"Alterations”") of any kind to any part of the Premises Premise without first obtaining the written consent of Landlord, such consent Landlord not to be unreasonably withheld. Landlord shall provide written notice either granting or withholding its consent within fifteen (15) days of a written request by Tenant containing all necessary information for Landlord to make an informed decision. Alterations shall, at Landlord’s 's option, be done by Landlord at Tenant’s 's sole cost and expense. Landlord’s 's consent shall not be required for (i) the installation of any office equipment or fixtures including internal partitions which do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building or (ii) minor work, including decorations, which does not require disturbance of any structural elements or systems (other than attachment thereto) within the Building and which costs in the aggregate less than $50,000Building. If no approval is required or if Landlord approves Tenant’s 's Alterations and agrees to permit Tenant’s 's contractors to do the work, Tenant, prior to the commencement of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing evidencing (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x xxxxxxx'x compensation insurance, and (c) employer’s 's liability insurance from each contractor to be employed (all such policies shall be non-non- cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania architect if such alteration causes the aggregate of all Alterations to be is in excess of $50,00015,000; and (iii) all applicable building permits required by law; and (iv) an executed, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration in connection with Landlord’s services in supervising and review of such Alterations. Any approval consent by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s 's work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, Landlord’s 's mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s 's work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. All Alterations (whether temporary or permanent in character) made in or upon the Premises (other than the Landlord Work which will remain on the Premises), either by Landlord or Tenant, shall be Landlord’s 's property upon installation and shall remain on the Premises without compensation to Tenant unless at the time Landlord approved the Alteration Landlord provided shall, upon granting its approval for such Alterations, have given written notice to Tenant to remove same at the expiration of the Lease, in which event Tenant shall promptly remove such Alterations and restore the Premises to good order and condition. At Lease terminationShould Tenant fail to do so, all Landlord may do so, collecting at Landlord's option the cost and expense thereof from Tenant as Additional Rent. All furniture, movable trade fixtures and equipment (including telephone, security and communication equipment system wiring and cabling) shall, at Landlord’s option, installed by Tenant may be removed by Tenant at the termination of this Lease, or if not so removed shall, at the option of Landlord, become the property of Landlord. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building. If Tenant fails to remove any items required to be removed pursuant to this Article, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15) business days of Tenant’s 's receipt of an invoice therefor therefore from Landlord.

Tenant’s Alterations. (a) Except as otherwise provided in this subsection (a), Tenant will not cut or drill into or secure any fixture, apparatus or equipment or make alterations, improvements or physical additions (collectively, “"Alterations”") of any kind to any part of the Premises without first obtaining the written consent of Landlord, such consent not to be unreasonably withheld. withheld except that with respect to any proposed Alterations to the exterior of the Premises, Landlord shall provide written notice either granting or withholding have the right to withhold its consent within fifteen in its sole and exclusive discretion. Notwithstanding the language contained in this Article 11(a), Tenant shall be permitted to (15i) days install an emergency generator at the exterior of the Premises in a written request location adjacent to the Premises, excluding the area (A) between 640 and 660 Allendale Road, King of Prussia, Pennsylvania, and (B) in the front of 000 Xxxxxxxxx Xxxx, Xxxx xx Xxxxxxx, Xxxxxxxxxxxx, which location shall be acceptable to Landlord in its reasonable judgment, (ii) install security lighting around the Premises in locations acceptable to Landlord in its reasonable judgment, and (iii) install two (2) cooling towers (to be located adjacent to each other), three (3) condensors and up to eight (8) airhandling units on the Building roof, subject to such screening and construction-related requirements as may be imposed by Landlord in its reasonable judgment, and which items shall be placed in locations suggested by Tenant containing and acceptable to Landlord in its reasonable judgment, provided that all necessary information for Landlord said items shall conform with all applicable laws, rules and regulations and that Tenant shall be required to make an informed decision. Alterations shallobtain, at Landlord’s option, be done by Landlord at Tenant’s its sole cost and expense, all licenses, permits and approvals necessary for said items. Landlord’s 's consent shall not be required for (i) the installation of any office equipment or fixtures including internal partitions which do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building or (ii) minor workwith regard to those non-exterior alterations that, including decorations, which does not require disturbance of any structural elements or systems (other than attachment thereto) within the Building and which costs in the aggregate aggregate, cost less than $50,000. If no approval is required 50,000.00 for each calendar year during the Term or if Landlord approves Tenant’s Alterations and agrees to permit Tenant’s contractors to any renewal term of this Lease, provided said alterations are non-structural in nature, do the work, Tenant, prior to the commencement of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing not affect the (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x xxxxxxx'x compensation insurance, and (c) employer’s 's liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania architect if such alteration causes the aggregate of all Alterations to be is in excess of $50,00015,000; (iii) all applicable building permits required by law; and (iv) an executed, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration in connection with Landlord’s services in supervising and review of such Alterationscontractors. Any approval consent by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s 's work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, Landlord’s 's mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s 's work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. All Tenant shall be deemed to own all Alterations that are not deemed to be fixtures subject to the provisions of this Section 11; provided, however, that Landlord and Tenant agree that the Trade Fixtures of Tenant (whether temporary or permanent in characteras hereinafter defined) made in or upon the Premisesshall not be deemed to be fixtures for purposes of this Section 11. The term "Trade Fixtures", either by Landlord or Tenantfor purposes of this Section 11, shall be Landlord’s property upon installation and shall remain on the Premises without compensation to Tenant unless at the time Landlord approved the Alteration Landlord provided written notice to Tenant to remove same at the expiration comprised of the Lease, in which event Tenant shall promptly remove such Alterations and restore the Premises to good order and condition. At Lease termination, all furniture, movable trade fixtures and equipment (including telephone, security and communication equipment system wiring and cabling) shall, at Landlord’s option, be removed utilized by Tenant in connection with its business operations and shall include items such as, but not limited to, freezers, ovens, autoclaves and other equipment that would not be accomplished in a good and workmanlike manner so as not deemed to damage be fixtures except for the Premises fact that said items are hooked or Building and in such manner so as not to disturb other tenants in bolted or otherwise affixed onto existing fixtures of the Building. All such installationsAt the expiration or sooner termination of this Lease, removals and restoration Tenant shall be accomplished required to remove, at its sole cost an expense, all Trade Fixtures in a good and workmanlike manner so as not to damage the Premises or Building. If Tenant fails to remove any items required to be removed pursuant to this Article, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder responsible for the repair of any damage caused by the removal of the Trade Fixtures and shall be reimbursed required, at its sole cost and expense, to restore any areas affected by this Section 11(a) to a "vanilla shell" condition. (b) Not earlier than nine (9) months and not later than six (6) months prior to the expiration of the Term or the Renewal Term of this Lease, Tenant shall furnish to Landlord within fifteen (15) business days a written list of Tenant’s receipt of an invoice therefor those items that Tenant desires to remove from Landlord.the Building upon said

Tenant’s Alterations. Tenant will not cut or drill into or secure any fixture, apparatus or equipment or make alterations, improvements or physical additions (collectively, “Alterations”) of any kind to any part of the Premises Premise without first obtaining the written consent of Landlord, such consent not to be unreasonably withheld. Landlord shall provide written notice either granting or withholding its consent within fifteen (15) days of a written request by Tenant containing all necessary information for Landlord to make an informed decision. Alterations shall, at Landlord’s option, be done by Landlord at Tenant’s sole cost and expense. Landlord’s consent shall not be required for (i) the installation of any office equipment or fixtures including internal partitions which do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building or (ii) minor work, including decorations, which does not require disturbance of any structural elements or systems (other than attachment thereto) within the Building and which costs in the aggregate less than $50,000Building. If no approval is required or if Landlord approves Tenant’s Alterations and agrees to permit Tenant’s contractors to do the work, Tenant, prior to the commencement of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x compensation insurance, and (c) employer’s liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania New Jersey architect if such alteration causes the aggregate of all Alterations to be is in excess of $50,00015,000; (iii) all applicable building permits required by law; and (iv) an executed, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration in connection with Landlord’s services in supervising and review of such Alterationscontractors. Any approval consent by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, Landlord’s mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. All Alterations (whether temporary or permanent in character) made in or upon the Premises (other than the Landlord Work which will remain on the Premises), either by Landlord or Tenant, shall be Landlord’s property upon installation and shall remain on the Premises without compensation to Tenant. Should Tenant unless fail to do so, Landlord may do so, collecting at Landlord’s option the time Landlord approved the Alteration Landlord provided written notice to cost and expense thereof from Tenant to remove same at the expiration of the Lease, in which event Tenant shall promptly remove such Alterations and restore the Premises to good order and conditionas Additional Rent. At Lease termination, all All furniture, movable trade fixtures and equipment (including telephone, security and communication equipment system wiring and cabling) shall, at Landlord’s option, installed by Tenant may be removed by Tenant at the termination of this Lease, or if not so removed shall, at the option of Landlord, become the property of Landlord. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building. If Tenant fails to remove any items required to be removed pursuant to this Article, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15) business days of Tenant’s receipt of an invoice therefor therefore from Landlord.

Tenant’s Alterations. (a) Tenant will shall not cut make or drill into permit any improvements, installations, alterations or secure any fixture, apparatus or equipment or make alterations, improvements or physical additions (collectively"Alterations") in or to the Premises, “Alterations”) of any kind to any part of the Premises without first obtaining Building or the Project; provided, however, Tenant may, with Landlord's advance written consent of Landlordconsent, such consent not to be unreasonably withheld. Landlord shall provide written notice either granting or withholding its consent within fifteen (15) days of a written request by Tenant containing all necessary information for Landlord to make an informed decision. Alterations shall, at Landlord’s option, be done by Landlord at Tenant’s sole cost and expense. Landlord’s which consent shall not be required for (i) unreasonably withheld, make Alterations to the installation of any office equipment or fixtures including internal partitions which Premises that do not require disturbance involve or affect either structural portions of any structural elements the Premises or systems (other than attachment thereto) within the Building or any of the Building's HVAC, mechanical, electrical, plumbing or other systems or equipment (ii) minor workthe "Building Systems"). At the expiration of the Term, including decorations, which does not Landlord may require disturbance the removal of any structural elements or systems all of said Alterations and the restoration of the Premises and the Project to their prior condition, at Tenant's expense in accordance with Section 8.05. (other than attachment theretob) within All Alterations permitted by Landlord and made by or on behalf of Tenant shall be made and performed: (a) at Tenant's cost and expense and at such time and in such manner as Landlord may designate, (b) by contractors or mechanics approved by Landlord, who shall carry liability insurance of a type and in such amounts as Landlord shall reasonably require, naming Landlord and Tenant as additional insureds, (c) in a good and workmanlike manner, (d) so that same shall be at least equal in quality, value, and utility to the original work or installation, (e) in accordance with the Rules and Regulations for the Building adopted by Landlord from time to time and in accordance with all applicable Laws, and (f) pursuant to plans, drawings and specifications ("Tenant's Plans") which costs in the aggregate less than $50,000. If no approval is required or if have been reviewed and approved by Landlord approves Tenant’s Alterations and agrees to permit Tenant’s contractors to do the work, Tenant, prior to the commencement of labor the repairs or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing (a) general public liability insurance for personal injury replacements and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x compensation insuranceapproved by, and (c) employer’s liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania architect if such alteration causes the aggregate of all Alterations to be in excess of $50,000; (iii) filed with, all applicable building permits required by law; governmental authorities, and subject to all other terms and conditions of this Lease, including, but not limited to, Section 7.05 (iv) an executed, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or collectively the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration in connection with Landlord’s services in supervising and review of such Alterations. Any approval by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, Landlord’s mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant"Construction Standards"). All Alterations (whether temporary or permanent in character) made in or by Tenant shall become, upon installation, the Premises, either by property of Landlord or Tenant, shall and remain upon and be Landlord’s property upon installation and shall remain on surrendered with the Premises without compensation to Tenant unless at the time Landlord approved the Alteration Landlord provided written notice to Tenant to remove same at the expiration of the LeaseLease term, in which event Tenant shall promptly remove such Alterations and restore the Premises unless Landlord requires their removal pursuant to good order and conditionSection 8.03(a). At Lease termination, all furniture, movable trade fixtures and equipment (including telephone, security and communication equipment system wiring and cabling) shall, at Landlord’s option, be removed by Tenant and shall be accomplished in a good and workmanlike manner so as Landlord agrees not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building. If Tenant fails to remove unreasonably withhold any items required to be removed pursuant to approvals requested under this Article, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15) business days of Tenant’s receipt of an invoice therefor from LandlordSection 8.03(b).

Tenant’s Alterations. Tenant will not cut or drill into or secure any fixture, apparatus or equipment or make alterations, improvements or physical additions (collectively, “Alterations”) of any kind to any part of the Premises without first obtaining the written consent of Landlord, such consent not to be unreasonably withheld. Landlord shall provide written notice either granting withheld or withholding its consent within fifteen (15) days of a written request by Tenant containing all necessary information for Landlord to make an informed decisiondelayed. Alterations shall, at Landlord’s option, shall be done by Landlord at Tenant’s sole cost and expense. Landlord’s consent shall not be required for (i) the installation of any office equipment or fixtures including internal partitions which do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building or (ii) minor work, including decorations, which does not require disturbance of any structural elements or systems (other than attachment thereto) within the Building and which costs in the aggregate less than $50,000. If no approval is required or if Landlord approves Tenant’s Alterations and agrees to permit Tenant’s contractors to do the workAlterations, Tenant, prior to the commencement of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x compensation insurance, and (c) employer’s liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies reasonably satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania architect if such alteration causes the aggregate of all Alterations to be in excess of $50,000; and (iii) all applicable building permits required by law; and (iv) an executed, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration in connection with Landlord’s services in supervising and review of such Alterations. Any approval by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, Landlord’s mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. All Alterations (whether temporary or permanent in character) made in or upon the Premises, either by Landlord or Tenant, shall be Landlord’s property upon installation and shall remain on the Premises without compensation to Tenant Tenant, unless at the time Landlord approved the Alteration Landlord provided provides written notice to Tenant to remove same at the expiration time Landlord consents to or receives notice of the Leasesuch Alterations, in which event Tenant shall promptly remove such Alterations and restore the Premises to good order and condition. At Lease termination, all furniture, movable trade fixtures and equipment (including telephone, security and communication equipment system wiring and cabling) shall, at Landlord’s option, shall be removed by Tenant and shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. If Tenant fails to remove any items required to be removed pursuant to this Article, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15) business days of Tenant’s receipt of an invoice therefor from Landlord.

Tenant’s Alterations. Tenant will not cut or drill into or secure any fixture, apparatus or equipment or make alterations, improvements or physical additions (collectively, “"Alterations”") of any kind to any part of the Premises without first obtaining the written consent of Landlord, such consent not to be unreasonably withheld. Landlord shall provide written notice either granting or withholding its consent within fifteen (15) days of a written request by Tenant containing all necessary information for Landlord to make an informed decision. Alterations shall, at Landlord’s option, be done by Landlord at Tenant’s sole cost and expense. Landlord’s 's consent shall not be required for (i) the installation of any office equipment or fixtures including internal partitions which do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building or (ii) minor work, including decorations, which does not require disturbance of any structural elements or systems (other than attachment thereto) within the Building and which costs in the aggregate less than $50,000. If no approval is required or if Landlord approves Tenant’s 's Alterations and agrees to permit Tenant’s 's contractors to do the work, Tenant, prior to the commencement of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing evidencing (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x xxxxxxx'x compensation insurance, and (c) employer’s 's liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania New Jersey architect if such alteration causes the aggregate of all Alterations to be in excess of $50,000; (iii) all applicable building permits required by law; and (iv) an executed, effective Waiver of Mechanics Construction Liens from such contractors and all sub-contractors in states allowing for such waivers or the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration in connection with Landlord’s services in supervising and review of such Alterations. Any approval by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s 's work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, Landlord’s 's mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s 's work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. All Alterations (whether temporary or permanent in character) made in or upon the Premises, either by Landlord or Tenant, shall be Landlord’s 's property upon installation and shall remain on the Premises without compensation to Tenant unless at the time Landlord approved the Alteration Landlord provided provides written notice to Tenant to remove same at the expiration of the Lease, in which event Tenant shall promptly remove such Alterations and restore the Premises to good order and condition. At Lease termination, all All furniture, movable trade fixtures and equipment (including telephone, security and communication equipment system wiring and cabling) shallinstalled at Tenant's request, at Landlord’s optionTenant, its assignees and sublessees shall be removed by Tenant and shall be accomplished in a good and workmanlike manner so as not to damage at the Premises or Building and in such manner so as not to disturb other tenants in the Buildingtermination of this Lease. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to unreasonably damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. If Tenant fails to remove any items required to be removed pursuant to this Article, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15) business days of Tenant’s 's receipt of an invoice therefor from Landlord.

Tenant’s Alterations. (a) Tenant will shall not cut make or drill into permit any improvements, installations, alterations or secure any fixture, apparatus or equipment or make alterations, improvements or physical additions (collectively"Alterations") in or to the Premises, “Alterations”) of any kind to any part of the Premises without first obtaining Building or the Project; provided, however, Tenant may, with Landlord's advance written consent of Landlordconsent, such consent not to be unreasonably withheld. Landlord shall provide written notice either granting or withholding its consent within fifteen (15) days of a written request by Tenant containing all necessary information for Landlord to make an informed decision. Alterations shall, at Landlord’s option, be done by Landlord at Tenant’s sole cost and expense. Landlord’s which consent shall not be required for (i) unreasonably withheld, make Alterations to the installation of any office equipment or fixtures including internal partitions which Premises that do not require disturbance involve or affect either structural portions of any structural elements the Premises or systems (other than attachment thereto) within the Building or any of the Building's HVAC, mechanical, electrical, plumbing or other systems or equipment (ii) minor workthe "Building Systems"). At the expiration of the Term, including decorations, which does not Landlord may require disturbance the removal of any structural elements or systems all of said Alterations and the restoration of the Premises and the Project to their prior condition, at Tenant's expense in accordance with Section 7.04. (other than attachment theretob) within All Alterations permitted by Landlord and made by or on behalf of Tenant shall be made and performed: (a) at Tenant's cost and expense and at such time and in such manner as Landlord may designate, (b) by contractors or mechanics approved by Landlord, who shall carry liability insurance of a type and in such amounts as Landlord shall reasonably require, naming Landlord and Tenant as additional insureds, (c) in a good and workmanlike manner, (d) so that same shall be at least equal in quality, value, and utility to the original work or installation, (e) in accordance with the Rules and Regulations for the Building adopted by Landlord from time to time and in accordance with all applicable Laws, and (f) pursuant to plans, drawings and specifications ("Tenant's Plans") which costs in the aggregate less than $50,000. If no approval is required or if have been reviewed and approved by Landlord approves Tenant’s Alterations and agrees to permit Tenant’s contractors to do the work, Tenant, prior to the commencement of labor the repairs or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing (a) general public liability insurance for personal injury replacements and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x compensation insuranceapproved by, and (c) employer’s liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania architect if such alteration causes the aggregate of all Alterations to be in excess of $50,000; (iii) filed with, all applicable building permits required by law; governmental authorities, and subject to all other terms and conditions of this Lease, including, but not limited to, Section 6.05 (iv) an executed, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or collectively the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration in connection with Landlord’s services in supervising and review of such Alterations. Any approval by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, Landlord’s mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant"Construction Standards"). All Alterations (whether temporary or permanent in character) made in or by Tenant shall become, upon installation, the Premises, either by property of Landlord or Tenant, shall and remain upon and be Landlord’s property upon installation and shall remain on surrendered with the Premises without compensation to Tenant unless at the time Landlord approved the Alteration Landlord provided written notice to Tenant to remove same at the expiration of the LeaseLease term, in which event Tenant shall promptly remove such Alterations and restore the Premises unless Landlord requires their removal pursuant to good order and conditionSection 7.02(a). At Lease termination, all furniture, movable trade fixtures and equipment (including telephone, security and communication equipment system wiring and cabling) shall, at Landlord’s option, be removed by Tenant and shall be accomplished in a good and workmanlike manner so as Landlord agrees not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building. If Tenant fails to remove unreasonably withhold any items required to be removed pursuant to approvals requested under this Article, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15) business days of Tenant’s receipt of an invoice therefor from LandlordSection 7.02(b).

Tenant’s Alterations. Tenant will not cut or drill into or secure any fixture, apparatus or equipment or make alterations, improvements or physical additions (collectively, “Alterations”) of any kind to any part of the Premises without first obtaining the written consent of Landlord, such consent not to be unreasonably withheld. Landlord Alterations shall provide written notice either granting or withholding its consent within fifteen (15) days of a written request be with Landlord’s consent, which shall not be unreasonably withheld and be performed by Tenant containing all necessary information for Landlord to make an informed decision. Alterations shallTenant, at Landlord’s option, be done by Landlord at Tenant’s its sole cost and expense. Landlord’s consent shall not be required for (i) the installation of any office equipment or fixtures including internal partitions which do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building or Building. Moreover, Landlord’s consent shall not be required where (ii1) minor work, including decorations, which does not require disturbance of any structural elements or systems (other than attachment thereto) within the Building and which costs in the aggregate improvement involved cost less than $50,00050,000 each or an aggregate of $200,000 per year and (2) the same shall not affect the Building structure or systems or in any manner diminish or impair the value of the Building as a modern, first class suburban office building. If no approval is required or if Landlord approves Tenant’s Alterations and agrees to permit Tenant’s contractors to do the workor if no approval is required, Tenant, prior to the commencement of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x compensation insurance, and (c) employer’s liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania New Jersey architect if such alteration causes the aggregate of all Alterations to be is in excess of $50,000; (iii) all applicable building permits required by law; and (iv) an executed, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration in connection with Landlord’s services in supervising and review of such Alterationscontractors. Any approval consent by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, Landlord’s mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. All Alterations (whether temporary or permanent in character) made in or upon the Premises (other than the Landlord Work which will remain on the Premises), either by Landlord or Tenant, shall be Landlord’s property upon installation and shall remain on the Premises without compensation to Tenant unless at the time Landlord approved the Alteration Landlord provided written notice to Tenant to remove same at the expiration of the Lease, in which event Tenant shall promptly remove such Alterations and restore the Premises to good order and condition. At Notwithstanding the foregoing, Tenant shall not be required to remove any initial improvements, including telecommunication and electrical wiring, and for any improvements after the initial improvements for which Tenant requests Landlord’s permission for installation and Landlord approves said improvements, Landlord shall provide notice to Tenant that Landlord will require the removal of said improvements at the time it gives such consent and Tenant shall promptly remove such improvement at the end of the term of the Lease termination, (including all furniture, movable trade fixtures and equipment (including telephonetelecommunication equipment). All such installations, security removals and communication equipment system wiring and cabling) shall, at Landlord’s option, be removed by Tenant and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building. If Tenant fails to remove any items required to be removed pursuant to this Article, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15) business days of Tenant’s receipt of an invoice therefor from Landlord.

Tenant’s Alterations. Tenant will not cut or drill into or secure any fixture, apparatus or equipment or make alterations, improvements or physical additions (collectively, “"Alterations”") of any kind to any part of the Premises without first obtaining the written consent of Landlord, such consent not to be unreasonably withheld. Landlord Alterations shall provide written notice either granting or withholding its consent within fifteen (15) days of a written request be with Landlord's consent, which shall not be unreasonably withheld and be performed by Tenant containing all necessary information for Landlord to make an informed decision. Alterations shallTenant, at Landlord’s option, be done by Landlord at Tenant’s its sole cost and expense. Landlord’s 's consent shall not be required for (i) the installation of any office equipment or fixtures including internal partitions which do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building or (ii) minor work, including decorations, which does not require disturbance of any structural elements or systems (other than attachment thereto) within the Building and which costs in the aggregate less than $50,000. If no approval is required or if Landlord approves Tenant’s Alterations and agrees to permit Tenant’s contractors to do the work, Tenant, prior to the commencement of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing not (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x xxxxxxx'x compensation insurance, and (c) employer’s 's liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania architect if such alteration causes the aggregate of all Alterations to be is in excess of $50,00025,000; (iii) all applicable building permits required by law; and (iv) an executed, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration in connection with Landlord’s services in supervising and review of such Alterationscontractors. Any approval consent by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s 's work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, Landlord’s 's mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s 's work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. All Alterations (whether temporary or permanent in character) made in or upon the Premises (other than the Landlord Work which will remain on the Premises), either by Landlord or Tenant, shall be Landlord’s 's property upon installation and shall remain on the Premises without compensation to Tenant unless at the time Landlord approved the Alteration Landlord provided provides written notice to Tenant to remove same at the expiration of the Lease, in which event Tenant shall promptly remove such Alterations and restore the Premises to good order and condition. At Lease termination, all All furniture, movable trade fixtures and equipment (including telephone, security telephone and communication equipment system wiring and cabling) shallinstalled by Tenant, at Landlord’s option, its assignees and sublessees) shall be removed by Tenant at the termination of this Lease. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building. If Tenant fails to remove any items required to be removed pursuant to this Article, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15) business days of Tenant’s 's receipt of an invoice therefor from Landlord.

Tenant’s Alterations. Landlord acknowledges that Tenant will not cut or drill into or secure any fixturebe using portions of the Premises for laboratory usage; and therefore, apparatus or equipment or it is anticipated that during the Term, Tenant will need to make additional alterations, improvements or physical and additions (collectively, collectively “Alterations”) of to the Premises which are substantially similar to the Tenant’s Work. Tenant shall not make or permit to be made any kind Alterations to the Premises which may (i) have a material adverse effect on any part mechanical, electrical or plumbing component of the Premises Premises, the Building or the Project or (ii) any structural component or the exterior of the Premises, the Building or the Project without on each occasion first presenting plans and specifications to Landlord and obtaining the written consent of Landlord, such consent not to be unreasonably withheld. Landlord shall provide written notice either granting or withholding its consent within fifteen (15) days of a written request by Tenant containing all necessary information for Landlord to make an informed decision. Alterations shall, at Landlord’s option, prior written approval which approval shall only be done by Landlord at Tenant’s sole cost and expensedenied on the basis set forth in Section 4(b)(i) above. Landlord’s consent shall not be required for (i) the installation of any office equipment or fixtures including internal partitions which do not require disturbance of any structural elements or systems (other than attachment thereto) within the Building or (ii) minor work, including decorations, which does not require disturbance of any structural elements or systems (other than attachment thereto) within the Building and which costs in the aggregate less than $50,000. If no approval is required or if Landlord approves Tenant’s Alterations and agrees to permit Tenant’s contractors to do the work, Tenant, prior to the commencement of labor or supply of any materials, must furnish to Landlord (i) a duplicate or original policy or certificates of insurance evidencing (a) general public liability insurance for personal injury and property damage in the minimum amount of $1,000,000.00 combined single limit, (b) statutory xxxxxxx’x compensation insurance, and (c) employer’s liability insurance from each contractor to be employed (all such policies shall be non-cancelable without thirty (30) days prior written notice to Landlord and shall be in amounts and with companies satisfactory to Landlord); (ii) construction documents prepared and sealed by a registered Pennsylvania architect if such alteration causes the aggregate of all Alterations to be in excess of $50,000; (iii) all applicable building permits required by law; and (iv) an executed, effective Waiver of Mechanics Liens from such contractors and all sub-contractors in states allowing for such waivers or the cost of such alteration must be bonded by Tenant. In connection with all Alterations requiring Landlord’s approval, Landlord shall be entitled to collect a construction management fee equal to three (3%) of the cost of the Alteration in connection with Landlord’s services in supervising and review of such Alterations. Any approval by Landlord permitting Tenant to do any or cause any work to be done in or about the Premises shall be and hereby is conditioned upon Tenant’s work being performed by workmen and mechanics working in harmony and not interfering with labor employed by Landlord, Landlord’s mechanics or their contractors or by any other tenant or their contractors. If at any time any of the workmen or mechanics performing any of Tenant’s work shall be unable to work in harmony or shall interfere with any labor employed by Landlord, other tenants or their respective mechanics and contractors, then the permission granted by Landlord to Tenant permitting Tenant to do or cause any work to be done in or about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours written notice to Tenant. Back to Contents All Alterations other than the Tenant’s Work (whether temporary or permanent in character) made in or upon the Premises, either by Landlord or Tenant, shall be Landlord’s property upon installation and shall remain on the Premises without compensation to Tenant. Notwithstanding the foregoing with respect to any Alteration that is not customary for general offices or, with respect to the laboratory portion of the Premises not customary for general laboratory space, Landlord may instruct Tenant unless in writing (which shall be given at the time Landlord approved the Alteration Landlord provided written notice of Landlord’s consent to Tenant such Alteration) to remove same at such Alteration upon the expiration termination of the Lease, this Lease in which event upon termination Tenant shall promptly will remove such Alterations Alteration, and promptly repair and restore any damage to the Project, the Premises to good order and conditionthe Building caused by such removal. At Lease termination, all furniture, movable trade fixtures and equipment (including telephone, security and communication equipment system wiring and cablingequipment) shall, at Landlord’s option, shall be removed by Tenant and shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. All such installations, removals and restoration shall be accomplished in a good and workmanlike manner so as not to damage the Premises or Building and in such manner so as not to disturb other tenants in the Building. If Tenant fails to remove any items required to be removed pursuant to this Article, Landlord may do so and the reasonable costs and expenses thereof shall be deemed Additional Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15) business days of Tenant’s receipt of an invoice therefor from Landlord.