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<br />10. MAINTENANCE OF BUILDING
<br /> LESSOR shall, at LESSOR'S expense, keep said leased premises
<br />and appurtenances, including but not limited to, all walls, doors,
<br />roof, foundation, plate glass, downpouts, sewer service, water
<br />service, electrical service, heating and air conditioning and
<br />ventilation systems and equipment, plumbing, parking and service
<br />areas in reasonably safe condition and in good repair and proper
<br />working order during the entire term of this lease and shall make
<br />all necessary repairs to the leased premises not made necessary by
<br />negligent acts of LESSEE.
<br />11. WASTE
<br /> LESSEE shall not commit waste or permit waste to be committed
<br />in or upon the leased premises and, at the termination of this
<br />lease, shall surrender and deliver the leased premises to the
<br />LESSOR in as good condition as the same were at the commencement
<br />of the term, ( 1) usual wear and tear, (2) acts of God and
<br />unavoidable casualties, and (3) repairs and maintenance for which
<br />LESSOR is responsible hereunder, excepted.
<br />12. CONDEMNATION FOR REPAIRS
<br /> The LESSOR agrees that if any public authority condemns the
<br />leased premises or any part thereof as being unsafe, or not in
<br />conformity with applicable laws and regulations, the LESSOR, at
<br />his/her own cost and expense, will promptly make such changes,
<br />alterations or repairs, as may be necessary to comply with such
<br />laws and regulations and/or with the requirements of the public
<br />authority. If, during the time such changes, alterations or
<br />repairs are being performed, the leased premises are rendered
<br />unsuitable for occupancy and use by the LESSEE, the rent shall
<br />abate, and if only a portion of the leased premises is rendered
<br />unsuitable for such occupancy and use, then the rent shall abate
<br />proportionately. Provided, however, in the event the leased
<br />premises or any part thereof are condemned as being unsafe or not
<br />in conformity with the applicable laws and regulations due to the
<br />defective condition or use of supplies, materials, and/or
<br />equipment owned or used by LESSEE, then, and in that event,
<br />LESSEE, at its own cost and expense, agrees to make such changes,
<br />alterations and repairs in the building and equipment, or the use
<br />of the same as may be necessary to comply with such laws and
<br />regulations and/or with the requirements of the public authority.
<br />13. CONDEMNATION
<br /> If all of the leased premises shall be taken under the right
<br />of eminent domain by any public authority having the right of
<br />condemnation, or if a portion of the leased premises is so
<br />condemned as will prevent the practical use of the leased premises
<br />for LESSEE'S purposes, this lease, and all obligations hereunder,
<br />shall terminate on the date title vests pursuant to such
<br />proceedings, unless earlier terminated as provided herein.
<br />14. SUBLETTING, ASSIGNING
<br />
<br /> LESSEE may not (except as hereinafter stipulated) assign this
<br />lease agreement and/or sublet the leased premises, or any part
<br />thereof, without in each instance obtaining the written permission
<br />:)f LESSOR; however, LESSOR's permission shall not be unreasonably
<br />i'1ithheld. LESSEE may, without LESSOR'S permission, assign this
<br />lease and/or sublet the leased premises, or any part thereof, to
<br />an affiliated, subsidiary, or reorganized corporation of LESSEE,
<br />for the purpose of continued operation hereunder of the business
<br />conducted on said leased premises in substantially the same manner
<br />as before. No assignment or subletting shall relieve LESSEE of
<br />the obligations imposed upon it by the terms of this lease.
<br />15. HOLDING OVER
<br /> If LESSEE remains in possession of the leased premises after
<br />the expiration of this lease, and without the execution of a new
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