Common use of Tenant's Obligation Clause in Contracts

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and quality.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every non-structural part thereof thereof, including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord Landlord, shall hirehave, at Tenant’s 's sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems systems, and charge to Tenant, as Additional Rent, the reasonable cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe orderly condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damagedamage (to the extent not covered by insurance required to be maintained hereunder). If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant Tenant, at Tenant’s expense 's expense, with glass of the same kind, size and quality.

Tenant's Obligation. Tenant shall(1) Subject to the provisions of Section 7.01, Section 7.03.A, Article Eight (Damage or Destruction) and Article Nine (Condemnation), Landlord shall at all times during Tenant's expense keep an other portions of the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain Demised Premises in good order, condition and repair the Leased Premisesrepair, Outside Areasordinary wear and tear excepted, including but not limited to maintenance, repairs and the Property and every part thereof including, without limiting the generality all necessary replacements of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylightsplate glass, (iii) all electrical wiringdoors, conduitsoverhead doors, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heatingheating system, ventilating and equipment, air conditioning equipment, electrical and (vii) all entranceways to lighting systems, fire protection sprinkler system, dock levelers, elevators, interior and exterior plumbing, the Leased interior of the Demised Premises in general, pest control and extermination, down spouts, gutters, paving, and including the exterior of the Demised Premises. TenantIn addition, if requested to do so by Landlord shall hireTenant shall, at Tenant’s sole cost and 's expense, a licensed heatingrepair any damage to any portion of the Property, ventilating including the roof, skylights, foundation, or structural components and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on exterior walls of the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Demised Premises, caused by Tenant's gross negligence or alternativelywillful misconduct. If Tenant fails to maintain and repair the Property as required by this Section, Landlord may, at its election -contract in its own name for such regular on ten (10) days' prior written notice, enter the Demised Premises and periodic inspections of and perform the maintenance or repair on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities behalf of Tenant, its employeesexcept that no notice is required in case of emergency, invitees or contractors promptly following written notice from Landlord to so repair such damage. If and Tenant shall fail to perform reimburse Landlord immediately upon demand for all costs incurred in performing the required maintenance or fail to make repairs required of it pursuant to this Article within repair, plus a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for sameservice charge. All glass within or a part Use of the Leased Premisesroof above the Premises is reserved to Landlord, both interior however, Tenant may install a small satellite dish on the roof, subject to city ordinance and exteriorLandlord's prior approval. The installation shall be accomplished in a workmanlike manner and in accordance with specifications from the roof contractor who installed the roof on the building, is at in order not to damage the sole risk roof or void any warranties. Landlord shall provide Tenant with information on the roof contractor upon request from Tenant. Any roof problems or voiding of Tenant and any broken glass warranty which arise out of Tenant's installation of equipment on the roof shall promptly be replaced by Tenant at Tenant’s expense with glass 's expense. Landlord understands that Tenant may desire to install additional equipment on the roof as technology advances. Landlord shall not unreasonably withhold approval for installation of the same kind, size and qualityadditional equipment.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof and all appurtenances thereto, including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, equipment located within the Leased Premises or located outside the Leased Premises (e.g. rooftop compressors) and serving the Leased Premises and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord Landlord, shall hire, at Tenant’s 's sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly regularly, and periodically inspect (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Common Areas or the Property Project caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s 's expense with glass of the same kind, size and quality.

Tenant's Obligation. Tenant shall at is own expense, maintain all of Tenant's leasehold improvements in the Premises and other real and personal property within the Premises in good condition, promptly making all necessary repairs and replacements. Tenant shall repair at its own expense, any and all damage caused by Tenant or Tenant's Agents, contractors or subcontractors to the Building, the Common Area, the Land or the Premises, including equipment within and serving the Building, ordinary wear and tear expected (but not during any periods of construction by or on account of Tenant). Not withstanding the foregoing, the Tenant shall bear the cost of, but shall not itself perform without Landlord's prior consent, any such repairs which would affect the Building's structure or mechanical or electrical systems or which would be visible from the exterior of the Building or from any interior Common Area of the Building. Where Landlord performs such repairs, Tenant shall promptly pay to Landlord upon the demand date until paid. Without the prior written consent of the Landlord, which shall not unreasonably be withheld, Tenant shall not have access to the roof of the Building for any purpose whatsoever. In addition to the foregoing, Tenant shall, at all times during the Lease Term and at its sole Tenant's cost and expense, regularly clean take reasonably appropriate and continuously keep and timely action to maintain the entire third floor, as well as any portion of the Premises or otherwise defined premises rented by Tenant hereafter, in good ordercompliance with such Legal Requirements as are imposed by order of any governmental or quasi-governmental agency or authority with respect to any such areas for which Tenant is responsible as stated in this sentence, condition and repair the Leased Premises, Outside Areas, and the Property and every part thereof including, without limiting limitation, the generality removal of Hazardous Materials and the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways costs of retrofitting or refurbishing areas to comply with such Legal Requirements that relate to handicapped access or use pursuant to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense Americans with glass of the same kind, size and qualityDisabilities Act.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof including, without limiting the generality of the foregoing, (i) the roof membrane, all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduitsconduits and connectors (except those electrical wiring, conduits and connectors and existing as of the Delivery Date which shall be a Landlord obligation pursuant to Section 5.1(B) below), (iv) all fixtures, (ivv) all plumbing, pipes, sinks, toilets, faucets and drains, (vvi) all lighting fixtures, bulbs and lamps, (vivii) all heating, ventilating and air conditioning equipment, and (viiviii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord Tenant shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name . The HVAC contractor engaged for such regular purpose shall be reasonably approved by Landlord. Tenant shall provide Landlord with copies of all HVAC maintenance reports on a quarterly basis, including copies of contractor recommendations for repairs and/or replacement. If any repairs and/or replacements are recommended by the contractor, Tenant shall perform such repairs and/or replacements and periodic inspections of and maintenance on shall provide Landlord with evidence that such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, repairs and/or replacements have been completed in accordance with the cost thereofcontractor’s recommendations. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. Landlord (or its agent) shall have the right at any time during the Term, upon providing prior notice to Tenant, to enter and inspect the Property for the purpose of verifying the performance of the required maintenance and repairs by Tenant. If Tenant shall fail to hire a contractor as required pursuant to this Section 5.1(A) or fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article 5 within a reasonable period of time ten (10) days following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, hire such contractor, perform such maintenance or make such repairs and charge to Tenant, as Additional RentRent pursuant to Section 3.2(D) not subject to the Maintenance Costs Cap, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and quality. During the last three (3) years of the Lease Term, to the extent any of Tenant’s maintenance responsibilities set forth herein cause the need for the replacement of a capital item which has a useful life of over five (5) years and the cost of replacement of such item exceeds Twenty Five Thousand Dollars ($25,000)), Tenant shall obtain Landlord’s reasonable approval for the replacement of such capital item (which approval shall be conditioned upon Tenant not being in default beyond any applicable cure period), and, if approved, Landlord shall pay for the cost of replacing such item, provided that upon completion of the replacement, Tenant shall reimburse Landlord for the amortized cost portion of the replacement cost that is attributed to the period of useful life prior to the expiration of Lease Term (as such term may be extended pursuant to the terms hereof), which useful life shall be reasonably determined by Landlord. Notwithstanding anything to the contrary contained herein, any replacement of a capital item to be charged to Tenant pursuant to this Section 5.1A shall be considered a Property Maintenance Cost and charged to Tenant as Additional Rent pursuant to Section 3.2(D) above and shall not be subject to the Maintenance Costs Cap. Notwithstanding the foregoing, if during the original Lease Term Landlord shall pay for any portion of a capital item pursuant to this Section 5.1.A and Tenant shall thereafter exercise its Extension Option, Tenant shall upon its exercise of such Extension Option pay for the remaining portion of the amortized cost portion of the replacement cost that is attributable to the number of years in the Extended Term, and Tenant shall pay to Landlord concurrently with the exercise of such Extension Option and as a condition to the effectiveness thereof, such amount as a lump sum payment together with interest thereon from the date paid by Landlord at the rate of eight percent (8%) per annum compounded annually. By way of illustration, if Tenant has only three (3) years of the Lease Year remaining and at such time Landlord incurs a cost to replace a capital item of $100,000 with respect to a capital item that has a useful life of ten (10) years, then Tenant shall reimburse Landlord for $30,000 of the replacement cost of such capital item at the time such cost is incurred and if Tenant then exercises its Extension Option and the Lease Term is thereby extended for five (5) years, then Tenant shall also pay Landlord 5/7 of the remaining $70,000 replacement cost with respect to such item plus interest accrued on such cost from the date the cost was incurred at eight percent (8%) per annum compounded annually in the total amount of $62,986. In the event Tenant remains in the Premises after the Extended Term then Tenant shall continue to pay the unamortized portion of the replacement cost of the capital item at eight percent (8%) per annum compounded annually through the end of its useful life.

Tenant's Obligation. Except for Landlord's responsibility under Section 2.5, Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s 's sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, and at reasonable cost with a reputable contractor, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Subject to Section 9.2 of this Lease, Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s 's expense with glass of the same kind, size and quality.

Tenant's Obligation. Except for Landlord’s obligations pursuant to Section 16.1, Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, keep the Premises and every part thereof, together with all portions of the HVAC, electrical, mechanical and plumbing systems from the point that such system solely serves the Premises and all portions of all fume hoods and other exhaust systems (all such systems collectively being referred to as the “Premises Systems”), in good order, condition and repair. Subject to Section 16.6, Tenant’s obligations shall include restorations, replacements or renewals, including capital expenditures for restorations, replacements or renewals which will have an expected life beyond the Term, when necessary to keep the Premises and all improvements thereon or a licensed heatingpart thereof and the Premises Systems in good order, ventilating condition and air conditioning contractor repair and in compliance with all applicable laws. Except as expressly set forth in this Lease, it is intended by the parties hereto that Landlord shall have no obligation, in any manner whatsoever, to regularly repair or maintain the Premises, the improvements located therein or the equipment therein, or the Premises Systems whether structural or nonstructural, all of which obligations are intended to be the expense of Tenant (whether or not such repairs, maintenance or restoration shall have an expected life extending beyond the Term). Tenant’s maintenance of the Premises Systems shall comply with the manufacturers’ recommended operating and periodically maintenance procedures. Tenant shall enter into and pay for maintenance contracts (in forms satisfactory to Landlord in its reasonable discretion) for the Premises Systems in accordance with the manufacturers’ recommended operating and maintenance procedures. Such maintenance contracts shall be with reputable contractors, satisfactory to Landlord in its reasonable discretion, who shall have not less frequently than every three monthsfive (5) inspect years of experience in maintaining such systems in biotechnical facilities. Except as set forth in Section 9.2 and perform required maintenance on the heatingfor Landlord’s obligations in Section 16.1, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name shall be solely responsible for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereofof all improvements or alterations to the Premises or the Premises Systems required in order for the same to comply with all applicable laws now or hereafter in effect. Tenant shall, at all times during upon the Lease expiration or sooner termination of the Term, keep surrender to Landlord the Premises and the Premises Systems in a clean good order, condition and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and qualityrepair.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shallpay before delinquency, at its sole cost and expense, repair all damage charges for water, gas, heat, electricity, power, garbage removal, telephone service, and sewer service charges, charged or attributable to the Leased Premises, and all other services or utilities used in, upon or about the Leased Premises during the Lease Term and the cost of installing meters therefor; provided, however, that if any such services or utilities shall be billed to Landlord and are not separately metered to the Leased Premises, the Buildingamount thereof shall be prorated, and Tenant shall pay to Landlord upon demand, as Additional Rent hereunder, an amount equal to that proportion of the Outside Areas total charges therefor which the amount of utility services consumed on the Leased Premises bears to the total amount of utility services consumed in the area covered by such combined charges. In no event shall Landlord be liable for services consumed in the area covered by such combined charges. In no event shall Landlord be liable for an interruption or failure in the Property supply of any such utilities to the Leased Premises unless and to the extent caused by the activities negligence or willful misconduct of TenantLandlord, its employees, invitees agents or contractors promptly following written notice from Landlord contractors. Tenant shall not overburden or exceed the capacity of any of the utilities serving the Leased Premises. Any interruption or failure of utilities will not constitute a termination or constructive eviction of Tenant. No garbage shall be placed outside of the Leased Premises at any time except in proper, approved containers in designated garbage collection areas. Tenant shall store all trash and refuse in appropriate containers within the Leased Premises and attend to so repair such damagethe daily disposal thereof in the manner designated by Landlord. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge supplies utilities to Tenant, as Additional RentTenant shall purchase such utilities from Landlord, at Landlord’s request, at rates not exceeding the costs so incurred byamount Tenant would otherwise be required to pay to the applicable utility company. In the event that Landlord no longer desires to supply any utility service, Landlord agrees to continue to provide such service until suitable arrangements have been made for same. All glass within or a part of public utility to assume the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and qualityobligation.

Tenant's Obligation. Tenant shallSubject to Landlord’s express obligations set forth in Section 11.1, Tenant, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and shall maintain the Premises in good order, condition and repair repair, reasonable wear and tear and casualty governed by the Leased Premises, Outside Areas, and provisions of Article XIX excepted. Tenant’s obligation shall include without limitation the Property and every part thereof including, without limiting obligation to provide in a first-class manner consistent with the generality first-class nature of the foregoing, Building and Project (a) janitorial services for the Premises using contractors approved by Landlord pursuant to service contracts approved by Landlord and (b) maintain and repair all (i) all interior windows and walls, floors and ceilings, ; (ii) all windows, doors and skylights, floor coverings; (iii) all electrical wiring, conduits, connectors and fixtures, ceilings; (iv) all plumbing, pipes, sinks, toilets, faucets and drains, doors; (v) all lighting fixtures, bulbs and lamps, entrances to the Premises; (vi) all heating, ventilating and air conditioning equipment, and supplemental HVAC systems within the Premises; (vii) private restrooms and kitchens, including hot water heaters, plumbing and similar facilities serving Tenant exclusively; and (viii) all entranceways light bulbs, lamps, starters and ballasts for lighting fixtures within the Premises (“Lighting Maintenance”) using contractors approved by Landlord pursuant to service contracts approved by Landlord; provided that, Landlord shall have the right to contract directly, subject to reimbursement by Tenant of the associated cost and expense as provided in Section 16.4, for such Lighting Maintenance. Landlord may establish reasonable measures to conserve energy and water. Landlord shall have the right to inspect the Premises for compliance with this Section 11.2 in accordance with Article XIV and to require Tenant to provide additional cleaning, if necessary. Tenant will promptly advise Landlord of any damage to the Leased PremisesPremises or the Project. All damage or injury to the Premises (excluding Tenant’s equipment, personal property and trade fixtures) that Tenant is required to repair under this Section may be repaired, restored or replaced by Landlord, at the expense of Tenant, and such expense (plus five percent (5%) of such expense for Landlord’s overhead) will be collectible as Additional Rent and will be paid by Tenant upon demand. If Tenant fails to provide any of the janitorial services or Lighting Maintenance required to be performed by Tenant for more than five (5) days after notice from Landlord or if requested Tenant fails to do so by make any repairs to the Premises for more than 30 days after notice from Landlord (although notice shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform be required maintenance on in the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternativelyevent of an emergency as defined in Article XIV), Landlord may, at its election -contract in its own name for such regular option, cause all required services, maintenance, repairs, restorations or replacements to be made and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from pay Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and qualitySection 11.2.

Tenant's Obligation. Tenant shall, at all times during the Lease Leased Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof and all appurtenances thereto, including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipmentequipment located within the Leased Premises or located outside the Leased Premises (e.g. rooftop compressors) and serving the Leased Premises (other tan Common HVAC as defined in Subparagraph B below), and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord Landlord, shall hire, have at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically inspect (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternativelyalternately, Landlord may, at its election -contract may so contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Common Areas or the Property Project caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article Paragraph within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and quality.. Initial _____ _____ _____

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof and all appurtenances thereto, including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all interior electrical wiring, conduits, connectors and fixtures, (iv) all interior plumbing, pipes, sinks, toilets, faucets and drains, (v) all interior lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipmentequipment located within the Leased Premises or located outside the Leased Premises (e.g., rooftop compressors) and serving the Leased Premises only (other than Common HVAC as defined in Subarticle B below), and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord Landlord, shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly regularly, and periodically inspect (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Common Areas or the Property Project caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and quality.

Tenant's Obligation. Tenant shallSubject to Landlord’s express obligations set forth in Section 11.1, Tenant, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and shall maintain the Premises in good order, condition and repair, reasonable wear and tear and casualty governed by the provisions of Article XIX excepted. Tenant’s obligation shall include without limitation the obligation to provide in a first-class manner consistent with the first-class nature of the Building and Project (i) janitorial services and pest control for the Premises using contractors approved by Landlord pursuant to service contracts approved by Landlord and (ii) maintain, repair and replace all (A) interior windows and walls; (B) floor coverings; (C) ceilings; (D) doors; (E) entrances to the Leased Premises; (F) supplemental HVAC systems within or serving the Premises, Outside Areas, and the Property and every part thereof including, without limiting limitation, any Rooftop Installations (as defined in Section 16.7); (G) private restrooms and kitchens, including hot water heaters, plumbing and similar facilities serving Tenant exclusively; and (H) all light bulbs, lamps, starters and ballasts for lighting fixtures within the generality Premises (“Lighting Maintenance”) using contractors approved by Landlord pursuant to service contracts approved by Landlord; provided that, Landlord shall have the right to contract directly, subject to reimbursement by Tenant of the foregoingassociated cost and expense as provided in Section 16.4, for such Lighting Maintenance. Landlord may establish reasonable measures to conserve energy and water. Landlord shall have the right to inspect the Premises for compliance with this Section 11.2(a) in accordance with Article XIV and to require Tenant to provide additional cleaning, if necessary. Tenant will promptly advise Landlord of any damage to the Premises or the Project. All damage or injury to the Premises (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning excluding Tenant’s equipment, personal property and trade fixtures) may be repaired, restored or replaced by Landlord, at the expense of Tenant, and such expense (viiplus 10% of such expense for Landlord’s overhead) all entranceways will be collectible as Additional Rent and will be paid by Tenant upon demand. If Tenant fails to provide or perform any of the services or maintenance required to be provided or performed by Tenant for more than five (5) business days after notice from Landlord or if Tenant fails to make any repairs to the Leased Premises. Tenant, if requested to do so by Premises for more than 30 days after notice from Landlord (although notice shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform be required maintenance on in the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternativelyevent of an emergency as defined in Article XIV), Landlord may, at its election -contract in its own name for such regular option, cause all required services, maintenance, repairs, restorations or replacements to be made and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from pay Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and qualitySection 11.2(a).

Tenant's Obligation. Except for those portions of the Premises which shall be maintained, repaired and replaced by the Landlord as provided in Section 16.2 of this Lease, Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shallthis Lease, at its sole cost and expense, maintain, repair and replace the Premises, and all damage portions and components thereof, and keep the same in good and safe order, condition and repair, including, without limitation, all interior partitions, windows, doors, glass, floor coverings, walls and other Tenant Leasehold Improvements, including, without limitation, all electrical, lighting, plumbing, heating, air conditioning or other fixtures and equipment which are installed within the Premises (on which Tenant shall maintain a service and maintenance contract for regular service inspection, and emergency and extraordinary repair of the air conditioning units(s) on the Premises, with a qualified and fully licensed contractor acceptable to Landlord). In furtherance thereof, Tenant shall make all necessary and desirable repairs and replacements to the Leased Premises and all portions and components thereof, ordinary and extraordinary, however the necessity or desirability for repairs and replacements shall occur, and whether or not necessitated by wear, tear, obsolescence or defects, patent or latent, or otherwise and shall use all reasonable precautions to prevent waste, damage or injury to the Premises. Tenant agrees that it shall keep the inside and outside of all glass in doors and windows of the Premises clean, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord mayand replace promptly, at its election own expense, any plate glass or window glass of the Premises which may become cracked or broken with glass of a like kind and without waiving quality. Tenant also agrees not to place or maintain any merchandise or other remedy it may articles on the exterior sidewalk(s) adjacent to the Premises or elsewhere on the exterior thereof; not to permit accumulations of garbage, trash, rubbish and other refuse on the interior or the exterior of the Premises; to keep such refuse in proper containers (whether or not in a trash room maintained by Tenant) in the interior of the Premises until removed and to remove all garbage, trash or rubbish from the Premises and to otherwise have under this Lease or at Lawmaintain the Premises in a clean, perform such maintenance or make such orderly and sanitary condition free of insects, rodents, vermin and other pests and to obtain and maintain a service contract with a reputable pest control contractor reasonably acceptable to the Landlord. Notwithstanding the foregoing, all repairs and charge maintenance to be performed with respect to electrical, lighting, plumbing, heating, air conditioning or other fixtures or equipment which might, in the reasonable judgment of Landlord, affect the electrical, lighting, plumbing, HVAC System, sprinkler system or other Building systems shall be performed, at Landlord's election, either by Landlord (at Tenant, 's sole cost and expense as Additional Rent) or by a contractor approved by Landlord (in Landlord's reasonable discretion) (at Tenant's sole cost and expense as Additional Rent). Tenant shall, not later than the costs so incurred byCommencement Date, provide Landlord with written copies of service and maintenance contracts entered into by Tenant, including, without limitation, those for same. All glass within or a part service and maintenance of all HVAC Systems serving the Leased Premises, both interior for Landlord's review and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced approval. Any breach by Tenant of such obligations shall, at Tenant’s expense with glass Landlord's option, constitute an Event of the same kind, size and qualityDefault hereunder.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof and all appurtenances thereto, including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixturesfixtures to the meters, (iv) all plumbing, pipes, sinks, toilets, faucets and drainsdrains to the main sewer line, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipmentequipment located within the Premises or located outside the Premises (e.g. rooftop compressors) and serving the Premises (other than Central HVAC as defined in Subparagraph B below), and (vii) all entranceways entryways to the Leased Premises. Tenant, if requested to do so by Landlord Landlord, shall hire, at Tenant’s 's sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH PremisesPremises (not less frequently than every three (3) months), or alternatively, Landlord may, at its election -contract may so contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Common Areas or the Property Project caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article Paragraph within a reasonable period of time seven (7) days following notice from Landlord to do so, or upon demand in the case of emergency (potential damage to persons or property), then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s 's expense with glass of the same kind, size and quality. The sidewalks, entrances, passages, vestibules, stairways, corridors and halls must not be obstructed or encumbered or used for any purpose other than ingress and egress to and from the Premises. Tenant shall keep the area in front of the Premises, including but not limited to sidewalks and stairs, free from ice and snow, litter, debris, dirt, and obstruction.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and own expense, regularly clean and continuously keep and maintain all ------------------- parts of the Premises (except those for which Landlord is either expressly responsible or elects to undertake pursuant to Section 12.1 or 12.3 of this Lease) in good ordercondition, condition promptly making all necessary repairs and repair the Leased Premisesreplacements, Outside Areas, and the Property and every part thereof including, without limiting the generality of the foregoingbut not limited to, (i) all windows, glass and plate glass, doors, any special office entry, interior wallswalls and finish work, floors and ceilingsfloor covering, downspouts, gutters, lighting and electrical systems, dock boards, truck doors, dock bumpers, paving, HVAC systems (ii) all windowsincluding fixtures and equipment), doors and skylights, (iii) all electrical wiring, conduits, connectors plumbing work and fixtures, (iv) all plumbingtermite and pest extermination, pipes, sinks, toilets, faucets regular removal of trash and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areasdebris. Tenant shall regularly not be obligated to repair any damage caused by fire, tornado or other casualty not caused by Tenant's fault or negligence, when repair of such damage is undertaken by Landlord pursuant to Section 21.1 below, except that Tenant shall be obligated to repair all wind damage to windows, glass and periodically sweep plate glass doors, and clean all other glass in the driveways and parking areasPremises. Tenant shall, at its sole cost and own expense, repair keep the sidewalks in front of the Premises free from obstructions of any and all damage nature, keep the Premises in a clean and sanitary condition, maintain suitable receptacles for trash and refuse, and promptly remove from the Premises all accumulations of trash and refuse. In order to fulfill the Leased Premisesimmediately foregoing obligations, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord mayshall, at its election expense, enter into a contract for janitorial and/or char service with a contractor reasonably acceptable to Landlord. Unless otherwise provided for by Landlord, Tenant shall, at its expense, enter into a regularly scheduled preventive maintenance/service contract for all hot water, heating and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such air conditioning systems and equipment within the Premises. The maintenance or make such repairs and charge to Tenant, as Additional Rentcontractor, the costs so incurred by, Landlord for samecontract and the maintenance schedule must be given prior approval in writing by Landlord. All glass The service contract must include all services suggested by the equipment manufacturer in the operation/maintenance manual and must become effective (and a copy thereof delivered to Landlord) within or a part thirty (30) days of the Leased Premises, both interior and exterior, is at the sole risk of date Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass takes possession of the same kindPremises. Except as and upon the conditions set forth elsewhere in this Lease, size and qualitywithout the prior written consent of Landlord, Tenant shall not have access to the roof of the Building for any purpose whatsoever.

Tenant's Obligation. Except for Landlord’s obligations pursuant to the provisions hereof and the provisions of Section 23.4 hereof (relating to Landlord’s obligation to maintain the Common Areas, including the Common Areas on the Premises), Tenant shallagrees, at all times during the Lease Term and at its sole cost cost, and expense, regularly clean that it will throughout the term of this Lease, take good care of the Premises and continuously keep and maintain same in good orderrepair, condition order and repair the Leased Premises, Outside Areascondition, and the Property and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition orderly condition, free of dirt, rubbish and unlawful obstructions, and that it will make all necessary repairs thereto, interior and exterior, structural and nonstructural, ordinary and extraordinary, foreseen and unforeseen. As used herein, the Outside Areasterm, “repairs” shall include all necessary replacements, renewals, alterations, additions and betterments. All repairs made by Tenant shall be at least equal in quality and utility value to the original work. Except for landlord’s work and except as otherwise specifically required by Section 23.4 hereof, Landlord shall not be required to furnish any services or facilities or to make any repairs or alterations with respect to the Premises, and Tenant hereby assumes the full and sole responsibility for the condition, operation, repairs, replacement, maintenance and management thereof. Tenant shall regularly be responsible for maintaining in good order and periodically sweep repair and clean in a safe condition, and free of snow, ice, debris, or other obstruction, all sidewalks and walkways of the driveways Premises, which are not included in the Common Areas on the Premises. Tenant shall be required to repair and parking areasreplace walkways and service ways which may become out-of-repair or in a dangerous condition. Tenant shall, at its sole cost and expense, repair all damage to maintain in good condition the Leased landscaped areas of the Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, which are not included as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Common Areas on the Premises, both interior including as applicable and exteriorwithout limitation, is at periodic mowing, watering, trimming, removal of rubbish, and replacement of plants, shrubs and tree, as may be necessary to keep the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and qualitylandscaped areas in first class condition.

Tenant's Obligation. Tenant shall, at all times during the Lease Leased Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof and all appurtenances thereto, including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipmentequipment located within the Leased Premises or located outside the Leased Premises (e.g. rooftop compressors) and serving the Leased Premises (other tan Common HVAC as defined in Subparagraph B below), and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord Landlord, shall hire, have at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically inspect (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternativelyalternately, Landlord may, at its election -contract may so contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Common Areas or the Property Project caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article Paragraph within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and quality.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property and Premises every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, heating ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord Landlord, shall hire, at Tenant’s sole cost and expense, a licensed heatingtreating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, shall at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. , Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Landlord may, at its election, contract in its own name for such regular and periodic inspections of and maintenance an all common areas of the Leased Premises and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at its sole cost and expense, repair all damage to the else Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article Paragraph within a reasonable period of time following notice from front Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and quality.

Tenant's Obligation. Tenant shallSubject to Landlord’s express obligations set forth in Section 10.1, Tenant, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and shall maintain the Premises (other than the Fifth Floor Common Area) in good order, condition and repair, reasonable wear and tear and Casualty governed by the provisions of Section 16.1 excepted. Tenant’s obligation shall include without limitation the obligation to maintain and repair all (i) interior walls; (ii) floor coverings; (iii) ceilings; (iv) doors; (v) entrances to the Leased Premises (but not entrances leading from outside the Premises to the Fifth Floor Common Area); (vi) Supplemental HVAC systems within the Premises; (vii) private restrooms and kitchens, including hot water heaters, dishwashers, plumbing and similar facilities serving Tenant exclusively; and (viii) Tenant Work and Alterations; provided that Landlord shall be responsible for the maintenance of each of such items in the Fifth Floor Common Area. Tenant will promptly advise Landlord of any damage Tenant observes to the Premises and, except in the event of an emergency, provide at least 5 days prior notice before commencing any work (including, but not limited to, any maintenance, repairs or Alteration) to remedy such damage in or to the Premises, Outside Areastogether with the names, addresses and insurance certificates evidencing compliance with Landlord’s insurance requirements of the Property general contractor and every part thereof includingmajor mechanical, without limiting electrical and plumbing subcontractors for the generality of proposed work. Notwithstanding the foregoing, (i) all interior wallsLandlord shall have the right to perform any such work in which case Tenant shall pay as Additional Rent to Landlord the cost of such work, floors plus a construction supervision fee in an amount up to 5% of the cost of such work, within 30 days after Landlord’s demand. If Landlord does not elect to perform such work and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways Tenant fails to make any repairs to the Leased Premises. Tenant, if requested Premises for more than 30 days after notice from Landlord (although notice shall not be required in the event of an apparent emergency condition arising within or affecting the Premises that endangers or threatens to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on endanger property or the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternativelysafety of individuals), Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heatingoption, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at cause all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail repairs, restorations or replacements to make repairs required of it be made and Tenant shall pay Landlord pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and qualitySection 10.2.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, heating ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord Landlord, shall hire, at Tenant’s 's sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article Paragraph within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s 's expense with glass of the same kind, size and quality.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof and all appurtenances thereto, including, without limiting the generality of the foregoing, (i) all interior walls, floors floor and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs bulbs, and lamps, (vi) all heating, ventilating and air conditioning equipmentconditions equipment located within the Leased Premises or located outside the Leased Premises (e.g. rooftop compressors) and serving the Leased Premises (other than Common Area HVAC as defined in Subparagraph B below), and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord Landlord, shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically inspect (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Common Areas or the Property Project caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article Paragraph within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and quality.

Tenant's Obligation. Tenant shallSubject to Landlord's express obligations set forth in Section 10.1, Tenant, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and shall maintain the Premises in good order, condition and repair, casualty governed by the provisions of Article XVIII excepted. Tenant's obligation shall include without limitation the obligation to maintain and repair the Leased Premises, Outside Areas, and the Property and every part thereof including, without limiting the generality of the foregoing, all: (i) all interior walls, floors and ceilings, ; (ii) all windows, doors and skylights, floor coverings; (iii) all electrical wiring, conduits, connectors and fixtures, ceilings; (iv) all plumbing, pipes, sinks, toilets, faucets and drains, doors inside the Premises; (v) all lighting fixtures, bulbs and lamps, entrances to the Premises; (vi) all heating, ventilating and air conditioning equipment, supplemental HVAC systems within the Premises; and (vii) all entranceways to private restrooms and kitchens, including hot water heaters, plumbing and similar facilities inside the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems Premises serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereofexclusively. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all will promptly advise Landlord of any material damage to the Leased Premises. Additionally, Tenant will endeavor to advise Landlord of any material damage to other portions of the Building, Project to the Outside Areas or the Property extent Tenant caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such material damage. If Tenant shall fail does not diligently repair any damage or injury to perform the required maintenance or fail to make repairs required of it pursuant to this Article Premises within a reasonable period of time following after written notice from Landlord to do soLandlord, then Landlord mayall such damage or injury to the Premises (excluding Tenant's equipment, personal property and trade fixtures) may be repaired, restored or replaced by Landlord, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to the expense of Tenant, and such expense (plus 5% of such expense for Landlord's overhead) will be collectible as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior Rent and exterior, is at the sole risk of Tenant and any broken glass shall promptly will be replaced paid by Tenant at upon demand. Notwithstanding the foregoing, Landlord, and not Tenant’s expense with glass , shall be responsible for repairing any damage to the Premises to the extent caused by Landlord's negligence or wilful misconduct. The provisions of this Section are subject to the same kind, size and qualityprovisions of Section 14.1 below.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof and all appurtenances thereto, including, without limiting the generality of the foregoing, . (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, equipment located within the Leased Premises or located outside the Leased Premises (e.g. rooftop compressors) and serving the Leased Premises and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord Landlord, shall hire, at Tenant’s 's sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly regularly, and periodically inspect (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Common Areas or the Property Project caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s 's expense with glass of the same kind, size and quality.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof and all appurtenances thereto, including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipmentequipment located within the Leased Premises or located outside the Leased Premises (e.g. rooftop compressors) and serving the Leased Premises (other than Common HVAC as defined in Subarticle B below), and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord Landlord, shall hire, at Tenant’s 's sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly regularly, and periodically inspect (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Common Areas or the Property Project caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at as Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and quality.any

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and own expense, repair maintain all damage parts of the Premises and Tenant's Property (except those for which Landlord is either expressly responsible or elects to undertake pursuant to Article 12.1 or 12.3 of this Lease) in good condition, promptly making all necessary, repairs and replacements, including interior, windows, glass and plate glass, doors, interior walls and finish work, floors and floor covering, lighting and electrical systems, and HVAC and mechanical systems (including fixtures and equipment). Tenant, at its expense, shall install and maintain any additional fire extinguishers and other fire protection devices as may be required from time to time by any Legal Requirement or agency having jurisdiction over, or by the Leased Premisesunderwriters issuing insurance for, the Building. During the Term of this Lease and any extension thereof, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord mayprovide, at its election expense, proper, periodic and without waiving any other remedy it may otherwise have under this Lease normal maintenance and inspection for such heating and air conditioning equipment as exists upon the Premises at the Commencement Date. If such equipment requires repairs or at Lawreplacement of parts, perform such or both, of a major or substantial nature (i.e., in excess of proper, periodic and normal maintenance or make and inspection), such repairs or replacements, or both, shall be made by Landlord at its expense (such expense to be included in Operating Expenses and charge to paid for by Tenant on a pro rata basis as provided in Article 7 hereof), unless Tenant's misuse or abuse of same necessitates the repair or replacement, or both. Examples of "parts of a major or substantial nature" are compressors, boilers and fan units. If any heating and air conditioning equipment is installed as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased PremisesTenant Improvements, both interior Landlord shall (to the extent transferable) transfer to Tenant all warranties received from the manufacturers, dealers and/or installers of such heating and exteriorair conditioning and other mechanical equipment, is at the sole risk of Tenant and agrees to assist Tenant, to a reasonable degree, in enforcing any broken glass such warranty, except enforcement shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and quality's sole expense.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heatinghealing, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s 's sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s 's expense with glass of the same kind, size and quality.

Tenant's Obligation. Except as expressly provided as Landlord’s obligation in this Article 9, Tenant shallshall keep the Premises and all systems therein in good condition and repair; provided, at all times however, that during the first (1st) twelve (12) months of the Lease Term Term, Landlord shall be responsible for the maintenance, repair and replacement of the heating, ventilating and air-conditioning system serving the Premises (“HVAC”) (so long as such repair or replacement is not necessitated by Tenant’s negligence or misconduct (in which case Tenant shall be responsible for the same)). After such twelve (12) month period, Tenant shall be responsible for the maintenance, repair and replacement of the HVAC system at its sole cost and expense pursuant to maintenance/repair contracts reasonably approved by Landlord. All damage or injury to the Premises or the Project resulting from the act or negligence of Tenant, its employees, agents or visitors, guests, invitees or licensees, or by the use of the Premises, shall be promptly repaired by Tenant at its sole cost and expense, regularly clean to the satisfaction of Landlord; provided, however, that for damage to the Project as a result of casualty or for any repairs that may impact the mechanical, electrical, plumbing, heating, ventilation or air-conditioning systems of the Project, Landlord shall have the right (but not the obligation) to select the contractor and continuously keep oversee all such repairs. Landlord may make any repairs which are not promptly made by Tenant after Tenant’s receipt of written notice and maintain the reasonable opportunity of Tenant to make said repair within thirty (30) days from receipt of said written notice or such sooner period in good ordercases of emergency, condition and repair charge Tenant for the Leased cost thereof, which cost shall be paid by Tenant, as additional rent, within ten (10) days from invoice from Landlord. Tenant shall be responsible for the design and function of all improvements in the Premises, Outside Areas, and the Property and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so whether or not installed by Landlord shall hire, at Tenant’s sole cost and expenserequest. Except as otherwise provided in Section 9(f) below, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at waives all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail rights to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk expense of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of Landlord, or to deduct the same kind, size and qualitycost thereof from the rent.

Tenant's Obligation. Tenant shallwill be responsible for electric, at gas, water and cleaning service cost. Tenant will not in any manner deface or injure the Building and will pay the cost of repairing any damage or injury done to the Building or any part thereof by Tenant or tenant’s agents, employees or invitees. Tenant shall take good care of the premises and keep them free of waste and nuisance. Tenant will keep the premises, including all times during the Lease Term and at its sole cost and expensefixtures installed by Tenant, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premisesrepair. Tenant, if requested to do so All such repairs will be made by Landlord shall hire, Tenant at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor . If Tenant fails to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on make such repairs within 15 days after the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, occurrence of damage or alternativelyinjury, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heatingoption, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge Tenant shall, upon demand, pay Landlord the cost thereof plus interest at the rate of ten (10%) percent per annum from demand until paid. Upon termination of this lease, Tenant shall deliver the premises with all improvements located thereon in good repair and condition, reasonable wear and tear expected, and shall deliver to Tenantlandlord all keys to the premises. Tenant will not make or allow to be made any alterations or physical additions in or to the premises without prior written consent of Landlord. At the termination of this lease, as Additional RentTenant shall, if Landlord so elects, remove all alterations, physical additions or improvements directed by Landlord and restore the costs so incurred bypremises to their original condition; otherwise, such improvements shall be delivered to Landlord for samewithin the premises. All glass within or a part of the Leased Premises, both interior furniture and exterior, is at the sole risk of movable trade fixtures installed by Tenant and any broken glass shall promptly may be replaced removed by Tenant at the termination of this lease if Tenant so elects and shall be removed if required by Landlord. All such removals and restoration shall be accomplished in a good workmanlike manner so as not to damage the primary structure or structural qualities of he Building. In the event that such removal, restoration and cleaning is not performed by Tenant, Landlord shall perform such work and xxxx tenant for the same, and Tenant shall promptly pay such statement upon receipt thereof. All of Tenant’s expense with glass fixtures and personal property, if not promptly removed from premises at the termination of this lease, shall be presumed to have been abandoned by Tenant, and shall become the same kind, size and qualityproperty of Landlord.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, hire at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and quality.

Tenant's Obligation. Tenant Except as expressly provided in Section 11.1 above, Tenant, at its expense, shall, at all times during throughout the Lease Term Term, repair, maintain and at its sole cost preserve the Premises in as good condition as when Tenant took possession and expenseas thereafter improved by Tenant pursuant to the Work Agreement, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property and every part thereof including, without limiting the generality of the foregoing, but not limited to (i) all interior wallsTenant’s leasehold improvements, floors equipment, personal property and ceilings, trade fixtures; (ii) all windowsinterior walls (including interior window cleaning), doors partitions, floors, ceilings, doors, entrances to and skylights, exits from the Premises; (iii) all electrical wiringthe mechanical, conduitsplumbing (including restrooms), connectors electrical, and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating ventilation and air conditioning equipment (“HVAC”) located in and systems serving the Leased Landlord Initials W Building; (iv) elevators; (v) fire/life safety systems; and (vi) lighting fixtures and equipment. Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such shall not do anything to diminish the value of the Premises and Tenant will conduct usual and regular and periodic inspections of the Premises and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereofits equipment. Tenant shall, at all times during Throughout the Lease Term, Tenant will keep and regularly update maintenance logs on site and will cause the personnel engaged in a clean Premises maintenance to make timely and safe condition detailed entries in those logs so that the Outside Areaslogs at all times accurately reflect the maintenance activity performed with respect to the Premises and Building systems. Landlord’s representatives may inspect and copy those logs at any reasonable time. Tenant shall regularly may fulfill its maintenance and periodically sweep repair obligations under this Section 11.2 at its option either through the use of its employees or through the use of agents and clean contractors reasonably approved by Landlord. Notwithstanding the driveways and parking areas. foregoing, Tenant shall, at its sole cost and expense, repair all damage to during the Leased PremisesTerm of this Lease, maintain a regularly scheduled preventative maintenance service contract with a maintenance contractor approved by Landlord for the servicing of the elevators within the Building. Landlord will have the right to cause, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense if conducted by an independent third party, the Premises to be reviewed and inspected annually (or more frequently, at Landlord’s expense, as Landlord determines that it is prudent to do so) by a qualified engineer or property management consultant to determine if Tenant is maintaining the Premises in accordance with glass this Section.11.2. Tenant will cooperate with the engineer or consultant in its performance of such review and inspection. Anything in this Section 11.2 to the contrary notwithstanding, neither Tenant nor its Agents shall, without the prior written consent of Landlord, (i) repair, restore or replace any damage or injury to the Premises or the Project which alters the architectural integrity of the same kindBuilding or affects the structure of the Building; or (ii) restore or replace the Building’s mechanical electrical, size plumbing, HVAC or fire life/safety systems. All such repairs, restorations and qualityreplacements shall be subject to the supervision of Landlord and made with materials of equal or better quality than the item being repaired or replaced. Tenant and Tenant’s telecommunications companies, including, but not limited to, local exchange telecommunications companies and alternative access vendor services companies shall have no right of access to the Land or Common Areas of the Project for the installation and operation of telecommunications systems, including, but not limited to, voice, video, data and any other telecommunications services provided over wire, fiber optic, microwave, wireless and any other transmission systems, for part or all of Tenant’s telecommunications within the Building without Landlord’s prior written consent, such consent not to be unreasonably withheld.

Tenant's Obligation. Subject to Sections 7.1, 8.1 and 8.4 and Article 9, Tenant shall, at all times during the Lease Term and at its Tenant's sole cost and expense, regularly clean and continuously with Landlord's supervision, repair and, as appropriate, replace any damage or injury done to the Premises caused by Tenant, Tenant's agents, employees, licensees, invitees or visitors and shall otherwise keep and maintain in good ordercondition, condition appearance and repair (including replacements), the Leased Premises, Outside Areaswhich obligation shall include, and but not be limited to, the Property and every part thereof includingmaintenance, without limiting the generality repair and, as appropriate, replacement of the foregoing, (ia) all interior wallssecurity, floors and ceilings, fire (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (ivincluding fire sprinkler),(b) all plumbing, pipessewage, sinks, toilets, faucets mechanical and drains, (v) all lighting fixtures, bulbs electrical systems and lamps, (vi) all heating, ventilating fixtures serving and air conditioning equipmentlocated within the Premises, and (viic) all entranceways to fixtures, walls, ceilings, floors, doors, overhead and dock loading doors, windows, plate glass, skylights, lamps, fans and all other appliances and equipment of every kind and nature located in, upon or about the Leased Premises. TenantTENANT SHALL INDEMNIFY AND HOLD LANDLORD HARMLESS FROM ANY AND ALL COSTS, if requested to do so EXPENSES (INCLUDING REASONABLE ATTORNEYS' FEES), CLAIMS AND CAUSES OF ACTION ARISING FROM OR INCURRED BY AND/OR ASSERTED IN CONNECTION WITH ANY SUCH MAINTENANCE, REPAIRS, REPLACEMENTS, DAMAGE OR INJURY OR TENANT'S BREACH OF ITS OBLIGATIONS UNDER THIS SECTION 7.2. All repairs and replacements performed by Landlord or on behalf of Tenant shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep be performed in a clean good and safe condition the Outside Areasworkmanlike manner reasonably acceptable in all aspects to Landlord, and in accordance with Landlord's standards applicable to alterations or improvements performed by Tenant. Tenant shall regularly and periodically sweep and clean the driveways and parking areascontinue to pay Rent, without abatement, during any period that repairs or replacements are performed or required to be performed by Tenant under this Section 7.2. Tenant shall, at its sole cost and expense, repair all damage shall make no repairs to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part penetrations of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass roof of the same kind, size and qualityPremises without Landlord's consent.

Tenant's Obligation. (a) Landlord shall cause all mechanical systems serving the Premises to be in good working order on the Lease Commencement Date of this Lease. From and after the Lease Commencement Date, except as otherwise set forth in this Lease, Tenant shall, at all times during the Lease Term and at its sole own cost and expense, regularly clean and continuously keep and maintain all parts of the Premises in good ordercondition, condition promptly making all necessary repairs and repair the Leased Premisesreplacements, Outside Areaswhether ordinary or extraordinary, with materials and the Property and every part thereof including, without limiting the generality workmanship of the foregoingsame character, (i) all kind and quality as the original, including but not limited to, windows, glass and plate glass, doors, skylights, any special office entries, interior wallswalls and finish work, floors and ceilingsfloor coverings, (ii) all windowsheating and air conditioning systems, doors and skylights, (iii) all electrical wiring, conduits, connectors systems and fixtures, (iv) all plumbingsprinkler systems, pipeswater heaters, sinksdock board, toiletstruck doors, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipmentdock bumpers, and (vii) all entranceways to the Leased Premisesplumbing work and fixtures. Tenant, if requested to do so by Landlord as part of its obligation hereunder, shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on keep the heating, ventilating and air conditioning equipment and systems serving whole of the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep Premises in a clean and safe sanitary condition. Tenant will as far as possible keep all such parts of the Premises from deteriorating, ordinary wear and tear excepted, and from falling temporarily out of repair in any material respect, and upon termination of this Lease Tenant will yield up the Premises to Landlord in good condition and repair, ordinary wear and tear, condemnation, and loss by fire or other casualty covered by insurance to be secured pursuant to Article 15 excepted (but not excepting any damage to glass or loss not reimbursed by insurance because of the Outside Areasexistence of a deductible under the appropriate policy). Tenant shall regularly not damage any demising wall or disturb the integrity and periodically sweep supports provided by any demising wall and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, properly repair all any damage or injury to any demising wall caused by Tenant or its employees, agents or invitees. Tenant shall, at its own cost and expense, as additional rent, pay for the repair of any damage to the Leased Premises, the Building, the Outside Areas or the Property Development resulting from and/or caused in whole or in part by the activities negligence or misconduct of Tenant, its agents, servants, employees, invitees patrons, customers, or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, person entering upon the Development as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part result of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and qualitybusiness activities or caused by Tenant’s default hereunder.

Tenant's Obligation. Tenant shallcovenants that any forfeiture, annulment or voidance of this Lease shall not relieve Tenant from the obligation to make the monthly payments of Rent. In case of default by Tenant, Landlord may relet the Demised Premises as the agent for and in the name of Tenant, at any Rent readily acceptable, applying the proceeds first, to the payment of any indebtedness other than Rent due hereunder from Tenant to Landlord; second, toward all times during costs incurred by Landlord for leasing commissions, interior renovation of the Lease Term and at its sole cost and expenseDemised Premises to accommodate a replacement tenant, regularly clean and continuously keep and maintain in good orderrent concessions, condition and repair the Leased Premises, Outside Areasabatements, and the Property like, all of which shall be deemed to be Additional Rent; third, to the payment of Rent and OER due and unpaid hereunder; and the balance, if any, shall be retained by Landlord. Tenant hereby agrees that if Landlord shall recover or take possession of said premises as aforesaid and be unable to relet and rent the same so as to realize a sum equal to the Rent and Additional Rent hereby reserved, Tenant shall immediately pay to Landlord on demand, as current liquidated damages, any loss or difference of Rent for the residue of the Term, including all costs incurred by Landlord with respect to such reletting of the Demised Premises. Should Landlord at any time terminate the estate of Tenant hereby created by this Lease for any breach, in addition to any other remedies Landlord may have, Landlord may recover from Tenant all damages Landlord may incur by reason of such breach, including the cost of recovering the Demised Premises, reasonable attorneys’ fees and brokerage fees. Landlord shall have the right to re-enter the Demised Premises to assume and take possession of the whole or any part thereof, and to remove all persons or personal property by direct or summary action, or in a different type of suit or proceeding, by force, or otherwise, without being deemed guilty of trespass or other actionable wrong by reason thereof, and without being liable for the damages therefore or in connection therewith, and after demand made therefore, Tenant or anyone in possession claiming under Tenant shall be deemed guilty of unlawful detainer and subject to such summary or other action as may be provided by law. Landlord, irrespective of the date on which its right of re-entry shall have accrued or be exercised, shall have the right, exercisable without notice to or demand upon Tenant or any other person, whether for Rent or possession or otherwise, to forfeit this Lease and terminate the estate of Tenant hereby created. In any and every part thereof includingevent, without limiting the generality Landlord shall not be deemed to have accepted any surrender of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to Demised Premises or of the Leased Premises. leasehold estate created hereby from Tenant, if requested to do so by Landlord shall hire, at or anyone acting in Tenant’s sole cost and expensebehalf, a licensed heating, ventilating and air conditioning contractor unless Landlord by an agreement in writing shall declare explicitly that it intends thereby to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part effect acceptance of the Leased Premises, both interior surrender and exterior, is at the sole risk of to release Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and qualityfrom liability.

Tenant's Obligation. Subject to Sections 7.1, 8.1 and 8.4 and Article 9, Tenant shall, at all times during the Lease Term and at its Tenant's sole cost and expense, regularly clean and continuously with Landlord's supervision, repair and, as appropriate, replace any damage or injury done to the Premises caused by Tenant, Tenant's agents, employees, licensees, invitees or visitors and shall otherwise keep and maintain in good ordercondition, condition appearance and repair (including replacements), the Leased Premises, Outside Areaswhich obligation shall include, but not be limited to, the maintenance, repair and, as appropriate, replacement of (a) all security, fire (including fire sprinkler), heating and air conditioning systems and fixtures serving the Property and every part thereof including, without limiting the generality of the foregoingPremises, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (ivb) all plumbing, pipessewage, sinks, toilets, faucets mechanical and drainselectrical systems and fixtures serving the Premises, (vc) all lighting fixtures, bulbs walls, ceilings, floors, doors, overhead and dock loading doors, windows, plate glass, skylights, lamps, fans and all other appliances and equipment of every kind and nature located in, upon or about the Premises and (vid) the rail spur(s), if any, exclusively serving the Premises. TENANT SHALL INDEMNIFY AND HOLD LANDLORD HARMLESS FROM ANY AND ALL COSTS, EXPENSES (INCLUDING REASONABLE ATTORNEYS' FEES), CLAIMS AND CAUSES OF ACTION ARISING FROM OR INCURRED BY AND/OR ASSERTED IN CONNECTION WITH ANY SUCH MAINTENANCE, REPAIRS, REPLACEMENTS, DAMAGE OR INJURY OR TENANT'S BREACH OF ITS OBLIGATIONS UNDER THIS SECTION 7.2. All repairs and replacements performed by or on behalf of Tenant shall be performed in a good and workmanlike manner acceptable in all heating, ventilating and air conditioning equipmentaspects to Landlord, and (vii) all entranceways in accordance with Landlord's standards applicable to the Leased Premises. alterations or improvements performed by Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areascontinue to pay Rent, without abatement, during any period that repairs or replacements are performed or required to be performed by Tenant under this Section 7.2. Tenant shall, at its sole cost and expense, repair all damage shall make no repairs to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part penetrations of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass roof of the same kind, size and quality.Premises without -------------------------------------------------------------------------------- COMMERCIAL LEASE AGREEMENT

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and quality.

Tenant's Obligation. Except for Landlord's obligations pursuant to the provisions hereof and the provisions of Section 24.4. hereof (relating to Landlord's obligation to maintain the Common Areas, including the Common Areas on the Premises), Tenant shallagrees, at all times during the Lease Term and at its sole cost cost, and expense, regularly clean that it will throughout the term of this Lease, take good care of the Premises and continuously it will keep and maintain same in good orderrepair, condition order and repair the Leased Premises, Outside Areascondition, and the Property and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition orderly condition, free of dirt, rubbish and unlawful obstructions, and that it will make all necessary repairs thereto, interior and exterior, structural and nonstructural, ordinary and extraordinary, foreseen and unforeseen. As used herein, the Outside Areasterm, "repairs" shall include all necessary replacements, renewals, alterations, additions and betterments. All repairs made by Tenant shall be at least equal in quality and utility value to the original work. Except for Landlord's Work and except as otherwise specifically required by Section 24.4 hereof, Landlord shall not be required to furnish any services or facilities or to make any repairs or alterations with respect to the Premises, and Tenant hereby assumes the full and sole responsibility for the condition, operation, repairs, replacement, maintenance and management thereof. Tenant shall regularly be responsible for maintaining in good order and periodically sweep repair and clean in a safe condition, and free of snow, ice, debris, or other obstruction, all sidewalks and walkways adjacent to the driveways Premises which are not included in the Common Areas on the Premises. Tenant shall be required to repair and parking areasreplace of walkways and service ways which may become out-of-repair or in a dangerous condition. Tenant shall also be obligated, at its sole expense, to maintain in a good and operational condition, the pond feature on the Premises, and fountain located thereon, and it shall at all times ensure that adequate levels of water are maintained, that the pond is free of noxious weeds visible from the Premises, and free of any organic or other material causing any noxious odor emanating from the pond. Tenant shall be solely responsible for safe access and use of the pond area and shall, at its expense, take any and all reasonable steps to prevent loss of life or personal injury as a result of the presence of the pond. Tenant shall at all times provide adequate drainage so that the pond and water feature does not flood onto the Common Areas or adjacent properties. Tenant shall, at its sole cost and expense, repair all damage maintain in good condition the landscaped areas adjacent to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, Premises not included as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Common Areas on the Premises, both interior including as applicable and exteriorwithout limitation, is at periodic mowing, watering, trimming, removal of rubbish, and replacement of plants, shrubs and tree, as may be necessary to keep the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and qualitylandscaped areas in first class condition.

Tenant's Obligation. Subject to Sections 7.1,8.1 and 8.4 and Article 9, Tenant shall, at all times during the Lease Term and at its Tenant's sole cost and expense, regularly clean and continuously with Landlord's supervision, repair and, as appropriate, replace any damage or injury done to the Premises caused by Tenant, Tenant's agents, employees, licensees, invitees or visitors and shall otherwise keep and maintain in good ordercondition, condition appearance and repair (including replacements), the Leased Premises, Outside Areaswhich obligation shall include, but not be limited to, the maintenance, repair and, as appropriate, replacement of (a) all security, fire (including fire sprinkler), heating and air conditioning systems and fixtures serving the Property and every part thereof including, without limiting the generality of the foregoingPremises, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (ivb) all plumbing, pipessewage, sinks, toilets, faucets mechanical and drainselectrical systems and fixtures serving the Premises, (vc) all lighting fixtures, bulbs walls, ceilings, floors, doors, overhead and dock loading doors, windows, plate glass, skylights, lamps, fans and all other appliances and equipment of every kind and nature located in, upon or about the Premises and (vid) the rail spur(s), if any, exclusively serving the Premises. TENANT SHALL INDEMNIFY A1"'D HOLD LANDLORD HAR1\1LESS FROM ANY AND ALL COSTS, EXPENSES (INCLUDING REASONABLE ATTORNEYS' FEES), CLAIMS AND CAUSES OF ACTION ARISING FROM OR INCURRED BY AND/OR ASSERTED IN CONNECTION WITH ANY SUCH MAINTENANCE, REPAIRS, REPLACEMENTS, DAMAGE OR INJURY OR TENANT'S BREACH OF ITS OBLIGATIONS UNDER THIS SECTION 7.2. All repairs and replacements performed by or on behalf of Tenant shall be performed in a good and workmanlike manner acceptable in all heating, ventilating and air conditioning equipmentaspects to Landlord, and (vii) all entranceways in accordance with Landlord's standards applicable to the Leased Premises. alterations or improvements performed by Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areascontinue to pay Rent, without abatement, during any period that repairs or replacements are performed or required to be performed by Tenant under this Section 7.2. Tenant shall, at its sole cost and expense, repair all damage shall make no repairs to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part penetrations of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass roof of the same kind, size and qualityPremises without Landlord's consent.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, heating ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord Landlord, shall hire, at Tenant’s 's sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article Paragraph within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and excluding exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s 's expense with glass of the same kind, size and quality.

Tenant's Obligation. Tenant shallSubject to Landlord's express obligations set forth in Section 11.1 above, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract expense, shall maintain the Premises (including Tenant's leasehold improvements, equipment, personal property and trade fixtures located in its own name for such regular and periodic inspections of and maintenance on such heatingthe Premises) in their condition at the time they were delivered 5055 Wilshire - Playboy Enterprises, ventilating and air conditioning equipment and systems and charge Inc. - Lease 12/22/98 to Tenant, reasonable wear and tear and casualty (to the extent governed by the provisions of Article XX) excepted. Tenant's obligation shall include without limitation the obligation to maintain and repair all interior wall coverings, floor coverings, ceilings, interior doors, entrances to the Premises, supplemental HVAC systems within the Premises and plumbing systems and fixtures (e.g. sink, garbage disposal, dishwasher, refrigerator water line) installed within the Premises by or at the request of Tenant, whether as Additional Rentpart of the initial Tenant Work (unless such constitutes a punch list item or latent defect, in which event Landlord shall be responsible for repair pursuant to the cost thereofprovisions of Paragraph 7 of the Work Agreement) or as a future Alteration. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all will immediately advise Landlord of any damage to the Leased Premises. All damage or injury to the Premises (excluding Tenant's equipment, personal property and trade fixtures) for which Tenant is obligated to repair pursuant to the provisions of this Section 11.2, but which repairs may affect the structure of the Building's mechanical, the Outside Areas electrical, plumbing, HVAC or the Property caused fire/life/safety systems, may be repaired, restored or replaced by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord mayLandlord, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk expense of Tenant and any broken glass shall promptly such expense will be replaced collectible as Additional Rent and will be paid by Tenant at upon demand. Neither Tenant nor its Agents shall repair, restore or replace any damage or injury to the Premises or the Project without the prior written consent of Landlord. Tenant and Tenant’s expense with glass 's telecommunications companies, including but not limited to, local exchange telecommunications companies and alternative access vendor services companies shall have no right of access to the same kindLand, size Building or the Project for the installation and qualityoperation of telecommunications systems, including but not limited to, voice, video, data, and any other telecommunications services provided over wire, fiber optic, microwave, wireless, and any other transmission systems, for part or all of Tenant's telecommunications within the Building without Landlord's prior written consent, such consent not to be unreasonably withheld.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof and all appurtenances thereto, including, without limiting the generality of the foregoing, (i) all interior walls, floors floor and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs bulbs, and lamps, (vi) all heating, ventilating and air conditioning equipmentconditions equipment located within the Leased Premises or located outside the Leased Premises (e.g. rooftop compressors) and serving the Leased Premises (other than Common Area HVAC as defined in Subparagraph B below), and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord Landlord, shall hire, at Tenant’s 's sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically inspect (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Common Areas or the Property Project caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article Paragraph within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s 's expense with glass of the same kind, size and quality.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof and all appurtenances thereto, including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, equipment located within the Leased Premises or located outside the Leased Premises (e.g. rooftop compressors) and serving the Leased Premises and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord Landlord, shall hire, at Tenant’s sole cost and expense, a licensed licenscd heating, ventilating and air conditioning contractor to regularly regularly, and periodically inspect (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Common Areas or the Property Project caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and quality.

Tenant's Obligation. Tenant shallSubject to Landlord's express obligations set forth in Section 11.1, Tenant, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and shall maintain the Premises in good order, condition and repair, reasonable wear and tear and casualty governed by the provisions of Article XIX excepted. Tenant's obligation shall include without limitation the obligation to provide in a first-class manner consistent with the first-class nature of the Building and Project (i) janitorial services and pest control for the Premises (unless the pest problem is proven to be caused by another tenant or occupant of the Building, in which case Landlord shall use commercially reasonable efforts to cause such other tenant or occupant to eliminate the pest problem and pay for the cost of pest control for the Premises) using contractors approved by Landlord pursuant to service contracts approved by Landlord and (ii) maintain, repair and replace all (A) interior windows and walls; (B) floor coverings; (C) ceilings; (D) doors; (E) entrances to the Leased Premises; (F) supplemental HVAC systems within or exclusively serving the Premises, Outside Areas, and the Property and every part thereof including, without limiting limitation, any Rooftop Installations (as defined in Section 16.7); (G) private restrooms and kitchens, including hot water heaters, plumbing and similar facilities serving Tenant exclusively; and (H) all light bulbs, lamps, starters and ballasts for lighting fixtures within the generality Premises (“Lighting Maintenance”) using contractors approved by Landlord pursuant to service contracts approved by Landlord; provided that, Landlord shall have the right to contract directly, subject to reimbursement by Tenant of the foregoingassociated cost and expense as provided in Section 16.4, for such Lighting Maintenance. Landlord shall not unreasonably withhold, condition or delay consent to Tenant’s use of any contractor, so long as the same maintains all licenses required under applicable law, provides evidence of insurance reasonably satisfactory to Landlord, and will not disrupt the labor harmony of the Building or Project. Landlord may establish reasonable measures to conserve energy and water. Landlord shall have the right to inspect the Premises for compliance with this Section 11.2(a) in accordance with Article XIV and to require Tenant to provide additional cleaning, if necessary. Tenant will promptly advise Landlord of any damage to the Premises or the Project of which Tenant becomes aware. If Tenant requests that Landlord provide janitorial services in order to satisfy Tenant’s obligations under this Section 11.2, then Landlord shall provide such services five days per week using Landlord’s contractors, at the expense of Tenant, and such expense (iplus five percent (5%) all interior walls, floors of such expense for Landlord's overhead) will be collectible as Additional Rent and ceilings, will be paid by Tenant within 30 days of Landlord’s delivery of an invoice or statement for the same. All damage or injury to the Premises (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning excluding Tenant's equipment, personal property and (viitrade fixtures) all entranceways that Tenant is required to repair under this Section may be repaired, restored or replaced by Landlord, at the expense of Tenant, subject to the Leased Premiseswaivers in Section 15.5, and such expense (plus 5% of such expense for Landlord's overhead) will be collectible as Additional Rent and will be paid by Tenant within 30 days of Landlord’s delivery of an invoice or statement for the same. TenantIf Tenant reasonably requests additional documentation or information regarding the charges set forth in such invoice or statement, if requested to do so by then Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor promptly provide such documentation or information (which may be provided by email) as Landlord reasonably determines appropriate to regularly and periodically substantiate such charges. If Tenant fails to provide or perform any of the services or maintenance required to be provided or performed by Tenant for more than thirty (30) days after notice from Landlord or if Tenant fails to make any repairs to the Premises for more than 30 days after notice from Landlord (although notice shall not less frequently than every three months) inspect and perform be required maintenance on in the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternativelyevent of an emergency as defined in Article XIV), Landlord may, at its election -contract in its own name for such regular option, cause all required services, maintenance, repairs, restorations or replacements to be made and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from pay Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article Section 11.2; provided, however, that, except in the event of an emergency, if such service, maintenance or repair cannot reasonably be provided, performed or made within a reasonable period of time following notice from Landlord to do sosaid 30-day period, then such time period shall be extended as reasonably necessary, provided Tenant has commenced the applicable service, maintenance or repair within the 30-day period and diligently pursues the same to completion. Landlord may, at its election shall use commercially reasonable efforts to minimize disturbance to Tenant’s use and without waiving enjoyment of the Premises during the exercise of any other remedy it may otherwise have rights under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and qualitySection 11.2.

Tenant's Obligation. In each Lease Year Tenant shall, at all times during the Lease Term covenants and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways agrees to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenantpay Landlord, as Additional Rent, a proportionate share of the cost thereof. Tenant shallincrease of Landlord’s Operating Costs over the amount of Landlord’s Operating Costs in the Base Year, at all times which amount due shall be computed by multiplying the increase in Landlord’s Operating Costs for the Lease Year in question by Tenant’s Proportionate Share; provided, however, that if occupancy of the Building during the Lease TermBase Year is less than ninety-five percent (95%), keep Landlord’s Operating Costs for the Base Year shall be “grossed up” to that amount of Landlord’s Operating Costs that, using reasonable projections, would normally be expected to be incurred if the Building were ninety-five percent (95%) occupied during the Base Year, as determined under sound accounting and management principles, consistently applied. Landlord shall use commercially reasonable efforts to provide to Tenant, within one hundred twenty-(120) days after the expiration of the Base Year, but in no event later than one hundred fifty (150) days after the expiration of the Base Year, a clean written statement setting forth the Landlord’s Operating Costs for the Base Year, together with a reasonably detailed description of how such amounts were determined. Only those component Landlord’s Operating Costs that are affected by variations in occupancy levels shall be “grossed up” pursuant to the foregoing provision. Such proportionate share shall be paid by Tenant within thirty (30) days after receipt of an invoice therefor from Landlord which contains an itemized statement of the Operating Costs. At Landlord’s option, such proportionate share shall be paid by Tenant in monthly installments in such amounts as are estimated and safe condition billed by Landlord at the Outside Areasbeginning of each twelve (12) month period commencing and ending on dates designated by Landlord, each installment being due on the first day of each calendar month. Within one hundred twenty (120) days (or such additional time thereafter as is reasonable under the circumstances), after the end of each such twelve (12) month period, the monthly installments paid or payable shall be adjusted between Landlord and Tenant in accordance with Landlord’s Operating Costs, arid Tenant shall regularly and periodically sweep and clean pay Landlord or Landlord shall credit Tenant’s account or (if such adjustment is at the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to end of the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Term) pay Tenant, its employeesas the case may be, invitees or contractors promptly following written notice within thirty (30) days of receipt of an itemized statement from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rentprovided above, such amounts as may be necessary to effect adjustment to the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and qualityagreed proportionate share.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways With respect to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heatingTenant will promptly comply with: (i) all Laws now in force or which may hereafter be enacted or promulgated, ventilating and air conditioning contractor (ii) the requirements of any board of fire underwriters or other similar body now or in the future constituted, (iii) any direction or occupancy certificate issued by public officers related to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heatingcondition, ventilating and air conditioning equipment and systems serving use, occupancy of the Leased Landlord Initials W Tenant Initials NH Premises, and (iv) all provisions of the Americans With Disabilities Act (collectively the “Requirements”). Should any standard or alternativelyregulation now or hereafter be imposed on Landlord or Tenant by a state, Landlord mayfederal or local government body charged with the establishment, at its election -contract in its own name regulation and enforcement or occupational, health or safety standards for such regular and periodic inspections of and maintenance on such heatingemployers, ventilating and air conditioning equipment and systems and charge to Tenantemployees, as Additional Rentlandlords or tenants, the cost thereof. then Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shallagrees, at its sole cost and expense, repair all damage to comply promptly with such standards and regulations. The judgment of any court of competent jurisdiction, or the admission of Tenant in any action or proceeding against Tenant, whether Landlord is a party or not, that Tenant has violated any Requirements in the condition, use or occupancy of the Premises, will be conclusive of that fact as between Landlord and Tenant. The obligations imposed on Tenant by this Article 14 of this Lease are in addition to, and not in lieu of, the obligations imposed on Tenant by Article 6 of this Lease. In the event that Landlord is required to make any structural changes, changes to the Leased electrical, mechanical or plumbing systems of the Building or the Premises or any alterations or improvements to the Building as a whole or the Common Areas of the Building done solely for the benefit of Tenant or due to Tenant’s occupancy or alteration of the Premises, any and all costs of such changes, alterations and improvements together with any and all costs associated with Landlord’s compliance with Law in connection therewith will be for the Building, the Outside Areas account of Tenant and Tenant will within ten (10) days of receipt of a bxxx therefore pay all invoices related thereto. Except as expressly excluded or the Property caused paid directly by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Section 14.1 of this Lease, any cost or expense of Landlord in complying with the provisions of this Article within a reasonable period 14 of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under the Lease will be included in the definition of Operating Expenses. Notwithstanding anything contained in this Lease to the contrary, Tenant shall not be liable (legally, financially, or at Lawotherwise) for or regarding any violations of or non-compliances with any Laws or Requirements if: (i) such violations or non-compliances existed on the Commencement Date, perform such maintenance or make such repairs and charge to (ii) regarding Requirements, were not caused by Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part ’s particular use of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and quality.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean clean, and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof find all appurtenances thereto, including, without limiting the generality of or the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipmentequipment located within the Leased Premises or located outside the Leased Premises (e.g. rooftop compressors) and serving the Leased Premises (other than Common HVAC as defined in Subarticle B below), and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord Landlord, shall hire, at Tenant’s 's sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly regularly, and periodically inspect (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas Common areas or the Property Project caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, Law ______ perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s 's expense with glass of the same kind, size and quality.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof and all appurtenances thereto, including, without limiting the generality of the foregoing, (i) all interior walls, floors floor and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs bulbs, and lamps, (vi) all heating, ventilating and air conditioning equipmentconditions equipment located within the Leased Premises or located outside the Leased Premises (e.g. rooftop compressors) and serving the Leased Premises (other than Common Area HVAC as defined in Subparagraph B below), and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord Landlord, shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically inspect (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Common Areas or the Property Project caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article Paragraph within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and Tenant shall promptly replace any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and quality.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof including, without limiting the generality of the foregoing, (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s 's sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s 's expense with glass of the same kind, size and quality.

Tenant's Obligation. Tenant shall, at all times during the Lease Term and at its sole cost and expense, regularly clean and continuously keep and maintain in good order, condition and repair the Leased Premises, Outside Areas, and the Property Premises and every part thereof and all appurtenances thereto, including, without limiting the generality of the foregoing, . (i) all interior walls, floors and ceilings, (ii) all windows, doors and skylights, (iii) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipment, equipment located within the Leased Premises or located outside the Leased Premises (e.g. rooftop compressors) and serving the Leased Premises and (vii) all entranceways to the Leased Premises. Tenant, if requested to do so by Landlord Landlord, shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly regularly, and periodically inspect (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract election, contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Common Areas or the Property Project caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, by Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and quality.

Tenant's Obligation. Tenant shallshall operate, at all times maintain ------------------- and repair during the Lease Term all common areas excluding landscaping and landscape irrigation systems. Tenant's obligation shall include general maintenance, repair and replacement, cleaning, lighting, repaving, resurfacing, painting, trash removal, security, fire protection, compliance with the requirements of any federal, state or local government agency regulating the Premises, and contributions to necessary reserves for repair and replacement of portions of the common area which Tenant is required to maintain and repair. Tenant shall perform its obligation to repair and maintain the common area in conformance with (i) the Covenants, Conditions and Restrictions for the Xxxx/Mira Mesa Industrial Park, recorded in the Office of the San Diego County Recorder, California, (ii) the Architectural Standards/Association Rules of the Xxxx/Mira Mesa Industrial Park Association, a California nonprofit corporation, and (iii) rules and regulations for repair and maintenance of common areas as may be prescribed from time to time by Landlord. In the event that Tenant fails, refuses or neglects to maintain and repair promptly and adequately its obligation as herein specified, Landlord may, but shall not be required to do so, undertake or complete such acts of maintenance, repair and replacement of the common area as Landlord deems necessary, without prior notice and at its Tenant's sole cost and expense. At Landlord's option, regularly clean Tenant shall reimburse Landlord for all costs and continuously keep and maintain expenses of Landlord thereby incurred in good order, condition and repair the Leased Premises, Outside Areas, and the Property and every part thereof including, without limiting the generality either of the foregoing, following manners: (i) all interior wallsPayment within twenty (20) days after receipt by Tenant from Landlord of a statement setting forth such costs and expenses, floors and ceilings, or (ii) all windowsthe estimated monthly cost to Landlord for providing such maintenance and repair services shall be included as a portion of the Operating Expenses, doors and skylights, (iiidefined in Paragraph 4.05(d)(i) all electrical wiring, conduits, connectors and fixtures, (iv) all plumbing, pipes, sinks, toilets, faucets and drains, (v) all lighting fixtures, bulbs and lamps, (vi) all heating, ventilating and air conditioning equipmentbelow, and (viipaid by Tenant pursuant to Paragraph 4.05(e) all entranceways below. Such costs and expenses shall be deemed to the Leased Premises. Tenant, if requested to do so by Landlord shall hire, at Tenant’s sole cost and expense, a licensed heating, ventilating and air conditioning contractor to regularly and periodically (not less frequently than every three months) inspect and perform required maintenance on the heating, ventilating and air conditioning equipment and systems serving the Leased Landlord Initials W Tenant Initials NH Premises, or alternatively, Landlord may, at its election -contract in its own name for such regular and periodic inspections of and maintenance on such heating, ventilating and air conditioning equipment and systems and charge to Tenant, as be Additional Rent, the cost thereof. Tenant shall, at all times during the Lease Term, keep in a clean and safe condition the Outside Areas. Tenant shall regularly and periodically sweep and clean the driveways and parking areas. Tenant shall, at its sole cost and expense, repair all damage to the Leased Premises, the Building, the Outside Areas or the Property caused by the activities of Tenant, its employees, invitees or contractors promptly following written notice from Landlord to so repair such damage. If Tenant shall fail to perform the required maintenance or fail to make repairs required of it pursuant to this Article within a reasonable period of time following notice from Landlord to do so, then Landlord may, at its election and without waiving any other remedy it may otherwise have under this Lease or at Law, perform such maintenance or make such repairs and charge to Tenant, as Additional Rent, the costs so incurred by, Landlord for same. All glass within or a part of the Leased Premises, both interior and exterior, is at the sole risk of Tenant and any broken glass shall promptly be replaced by Tenant at Tenant’s expense with glass of the same kind, size and quality.