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operations at the Leased Premises. Lessor makes no representation or warranty concerning the <br />condition of the Leased Premises. <br />(b} Lessee shall be responsible, at its sole expense, for performing any <br />environmental investigation and remediation work which may be required in connection with the <br />use and occupancy of the Leased Premises and which is caused by the presence of Hazardous <br />Materials on the Leased Premises, except and to the extent the presence thereof results solely <br />from the act of Lessor or its officers, employees, agents or representatives. Such environmental <br />investigation and remediation work shall be conducted in accordance with all applicable laws. <br />Lessee shall notify and advise Lessor of the remediation Lessee will undertake and the <br />procedures to be used. Lessee shall complete the remediation with due diligence and shall <br />comply with, and shall cause its agents and contractors to comply with, all applicable laws <br />regarding the use, removal, storage, transportation, disposal and remediation of Hazardous <br />Materials. Lessee's obligation as provided herein to undertake environmental investigation and <br />remediation of the Leased Premises shall be a continuing obligation of Lessee which shall <br />survive throughout the Term. <br />(c) The term "Hazardous Materials" means any substance, matexial or waste <br />which is now or hereafter classified or considered to be hazardous, toxic or dangerous under any <br />federal, state or local laws, rules and regulations (collectively, "Laws") affecting the Leased <br />Premises relating to pollution or the protection of human health, natural resoluces or the <br />environment, but shall exclude any such items that are necessary for the ordinary performance of <br />Lessee's or any sublessee's business activities, provided that such are used, stored or disposed of <br />in compliance with all Laws. If Lessee breaches its obligations under this Section 6.8 and such <br />breach is not cured following notice and within the applicable cure period specified in Article 8 <br />below, Lessor may take any and all action reasonably appropriate to remedy such breach and <br />Lessee shall promptly pay all reasonable costs incurred by Lessor in connection therewith. <br />(d) The provisions of this Section 6.8 shall survive the termination of this <br />Lease and are solely for the benefit of Lessor and Lessee and shall not be deemed for the benert <br />of any other person or entity. <br />ARTICLE 7 <br />Assignment and Subletting <br />7.1 Assignment and Subletting. <br />(a) Lessee shall not sell, convey, assign or sublet this Lease or all or any <br />portion of the leasehold estate created hereby without the express prior written consent of Lessor, <br />which consent shall not be unreasonably withheld; provided, however, that in no event shall <br />Lessor be obligated to consent to any assignment or subletting if (i} same is to a public entity <br />exempt from AV Taxes (a "Tax Exempt Entity") or to any Person who, in Lessor's reasonable <br />discretion, does not have the same level of experience and/or reputation for quality as John Q. <br />Hammons Hotels & Resorts in operating conference centers such as the Conference Center or (ii) <br />at the time of such assignment or subletting the Ilotel is not concurrently sold to the Person to <br />whom the Lease is being assigned or the Leased Premises sublet. Lessee shall, in connection <br />with any proposed assignment or sublease, provide notice to Lessor of the name and address of <br />13 <br />Zozs9aa. t <br />