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<br />improvements in good condition and repair during the Term of this Lease, including the
<br />performance of all repairs necessary or incidental thereto, upon prior written notice to
<br />Lessor by Lessee of the item damaged or in need of repair, unless such damage is
<br />caused by acts or omissions of the Lessee or its agents, employees, customers or
<br />invitees, in which event Lessee shall bear the cost of such repair. Lessor will begin
<br />repairs within 5 days of written notice of damaged items in need of repair.
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<br />All damage, other than that which Lessor undertakes to repair in the preceding
<br />paragraph, shall be required and all maintenance shall be performed and replacements
<br />and renewals shall be made by Lessee at Lessee's cost and expense, including,
<br />without limitation, all other repairs and maintenance necessary or appropriate to cause
<br />the Premises to be suitable for Lessee's intended commercial purpose and occupancy;
<br />and Lessee, at its sole expense, shall make all repairs, perform all maintenance, and
<br />provide all renewals and replacements at and to the Premises, including, but not limited
<br />to, the floor covering, doors, heating and air conditioning equipment (whether any such
<br />equipment is roof mounted or otherwise affixed outside the Premises), electrical
<br />equipment and fixtures, plumbing fixtures and equipment, elevators, wiring (including
<br />that within walls or ceiling or under flooring or floor covering), plumbing lines (including
<br />water lines and gas lines) within walls or ceilings and under flooring or floor covering,
<br />and all broken or cracked plate glass and glass windows. Lessee shall not make, or
<br />permit to be made, any penetration in the roof of the building of which the Premises are
<br />a part. In the event that any such roof penetration is required in connection with any
<br />repairs, maintenance, renewals or replacements required to be made by Lessee
<br />hereunder, Lessor shall perform such roof penetration at Lessee's cost within a
<br />reasonable time after notice from Lessee, and Lessee shall pay the cost thereof upon
<br />demand. Lessee will maintain a contract with a maintenance company to service the
<br />a/c and heating system to the replace the filters at least eight (8) times a year and
<br />service the equipment at least twice a year. In return owner will warranty the system
<br />for the first 90 days for 100 percent of any repair cost and thereafter the Lessee and
<br />Lessor will share on a 50/50 share basis the cost of any repairs needed on the
<br />equipment. All request for repairs will be made through the owners representative, and
<br />work will be authorized by the owners representative.
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<br />Lessee shall not commit waste and shall not injure the Premises or the building of
<br />which they are a part, but shall maintain the Premises in a clean, attractive condition
<br />and in good repair, and shall also keep adjacent sidewalks clean.
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<br />Lessee shall provide and maintain odor-proof and vermin-proof receptacles for
<br />Lessee's own use in the event refuse is temporarily stored outside of the Premises, and
<br />Lessee shall be responsible for the removal of said refuse and shall promptly and
<br />strictly comply with all health, sanitary or other laws, regulations and ordinances
<br />pertaining to the depositing and removal of such refuse from or about the Premises.
<br />Lessee shall maintain an adequate number of approved (by local fire code) fire
<br />extinguishers in the Premises as may be reasonably required by Lessor, and in no
<br />event less than one such extinguisher for the Premises.
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<br />Lessor shall not be liable to Lessee or any other person whomsoever for injury or
<br />damage to persons, or property received on said Premises, and Lessee hereby
<br />indemnifies and holds harmless the Lessor from and against any loss, claim, expense
<br />or liability in connection therewith including, but not limited to, any loss, claim, expense
<br />or liability relating to Lessee's failure to repair or maintain.
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<br />12. Alterations and Installations. Lessee shall not make any additions, alterations, or
<br />changes to the Premises without first obtaining Lessor's written approval. At such time
<br />as Lessee requests such written approval, Lessee shall submit plans and specifications
<br />for such additions, alterations or changes.
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<br />Lessee may install machinery, equipment and trade fixtures necessary for the conduct
<br />of its business. Subject to the lien and security interest and other rights of Lessor
<br />referred to in this Lease, Lessee shall, during the Term, remove only Remov~ble Trade
<br />6 Lessee ~
<br />Lessor~)
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