Common use of Requirements Clause in Contracts

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying (a) Borrower represents and warrants that the Mortgaged Property complies with and conforms to, and Borrower, at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its Borrower's sole obligation cost and expense, and strictly shall continue to promptly comply with and conform to, or cause the following requirements: (a) Following approval by Landlord of AlterationsMortgaged Property to comply with and conform to, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in all present and future laws, statutes, codes, ordinances, orders, judgments, decrees, injunctions, rules, regulations and requirements pertaining to the Premises so that Landlord may post notices of non-responsibility in Mortgaged Property, including any and all applicable federal, state or upon the Premises as provided by law; (b) The Alterations must local environmental laws and regulations, all zoning or building, use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all land use laws, ordinances, rules or regulations and regulation all covenants, restrictions and conditions now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of record which may be applicable to Borrower or to any of the other tenants in Mortgaged Property, or to the Complex; anduse, manner of use, occupancy, possession, operation, maintenance, alteration, repair or reconstruction of any of the Mortgaged Property (collectively, the "Legal Requirements"). (cb) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion Without limiting the generality of the Premisesforegoing, Building Borrower covenants to operate the Mortgaged Property (whether or Complex not such property constitutes a "Facility" as defined by the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended ("CERCLA") so that no cleanup or other obligation arises in connection with approving respect of CERCLA or other applicable Federal law or under any Alterations shall be paid solely by Tenant state, local or municipal law, statute, ordinance, rule or regulation designed to Landlord protect the environment, which would constitute a lien or charge on the Mortgaged Property prior to commencing that of Mortgagee. If any Alterationssuch claim be made or any obligation should nevertheless arise hereafter, Borrower agrees that it will, at its own expense, (a) promptly cure same and (b) will indemnify Mortgagee from any liability, responsibility or obligation in respect thereof or in respect of any cleanup or other liability as successor, secured party or otherwise (regardless of whether or not Mortgagee may deem to be "owner or operator" under CERCLA) for any reason including, but not limited to, the enforcement of Mortgagee's rights as a secured party under this Mortgage, or any obligation of law.

Requirements. Each policy required to be obtained by Tenant hereunder shall: (a) be issued by insurers which are authorized to do business in the state in which the Building is located and rated not less than financial class VII, and not less than policyholder rating A- in the most recent version of Best’s Key Rating Guide; (b) name Tenant as named insured thereunder and, with respect to liability insurance only, shall name Landlord and, at Landlord’s request, such other persons or entities of which Tenant has been informed in writing, as additional insureds there under, all as their respective interests may condition appear; (c) specifically provide that the insurance afforded by such policy for the benefit of Landlord and any other additional insureds shall be primary, and any insurance carried by Landlord or any other additional insureds shall be excess and non-contributing; with respect to the coverage required under Section 20.1(a), contain an endorsement or other provision that the insurer waives its consent for right to subrogation as described in Section 22 below or that Tenant’s waiver in Section 22.1 below does not invalidate such coverage; (d) to the extent commercially available without a material increase in costs, require the insurer to notify Landlord (and any Alterations upon other additional Insureds) in writing not less than thirty (30) days prior to any material change, reduction in coverage, cancelation or other termination thereof ((provided, that, Tenant complying at its expense with reasonable conditions and requirementsshall not be required to change or reject any insurance provide due to such insurer’s refusal to agree to the foregoing, including preparation of all construction plansinstead, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery if such provision is not commercially obtainable from Tenant’s insurer, then Tenant covenants to send written notice to Landlord of duplicate originals any such event within the aforesaid prescribed time frame); (e) contain a cross liability or severability of interest endorsement; and (f) be in amounts sufficient at all times to satisfy any coinsurance requirements thereof. To the extent reasonably obtainable, each such policy shall also provide that any loss otherwise payable there under shall be payable notwithstanding (i) any act or omission of Landlord or Tenant which might, absent such provision, result in a forfeiture of all marked construction drawingsor a part of such insurance payment, (ii) the occupation or use of the Premises for purposes more hazardous than permitted by the provisions of such policy, (iii) any foreclosure or other action or proceeding taken by any mortgagee pursuant to any provision of the mortgage upon the happening of a default thereunder, or (iv) any change in title or ownership of the Premises. In requesting Tenant agrees to deliver to Landlord’s consent, as soon as practicable after the placing of the required insurance, but in no event later than the date Tenant may (x) ask Landlord is required to provide the approval obtain such insurance as set forth in Section 17.1 (i) 20.1 above, certificates from the insurance company evidencing the existence of such insurance and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do compliance with the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end foregoing provisions of the Lease Termthis Section 20. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in cause replacement policies or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality certificates to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant delivered to Landlord prior to commencing the expiration of any Alterationssuch policy or policies. If any such initial or replacement policies or certificates are not furnished within the time(s) specified herein, Landlord shall have the right, but not the obligation, to procure such policies and certificates at Tenant’s expense.

Requirements. Landlord may condition its consent for If Tenant desires at any Alterations upon Tenant complying at its expense with reasonable conditions time to Transfer this Lease, the Premises or any portion thereof, and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting such Transfer requires Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterationsprior consent hereunder, Tenant shall give Landlord written notice of such desire, which notice shall contain: (1) the name and address of the proposed Transferee and its form of organization, (2) the nature of the proposed business, (3) the material terms and conditions of the proposed Transfer (including, without limitation, the financial terms of such proposed assignment or sublease), (4) financial statements for the three (3) most recently completed fiscal years of the proposed Transferee and such other financial information as Landlord shall reasonably request (or if the proposed assignee or sublessee has not been extant for at least ten days’ prior Notice of commencement of work three (3) years, such financial statements as are available), (5) an executed estoppel certificate from Tenant in the Premises so that manner provided for in Section 21 below, and (6) such other information, financial or otherwise, as Landlord may post notices request concerning the proposed Transferee. At any time within thirty (30) days after ▇▇▇▇▇▇▇▇’s receipt of non-responsibility the information specified in subsection (a) above, Landlord may by written notice to Tenant elect to either (i) accept the Transfer of the Premises or the portion thereof as shall be specified in said notice upon the Premises same terms as provided by law; those offered to the proposed Transferee, as the case may be; or (bii) The Alterations must use materials reject the proposed Transfer, and Tenant shall remain in possession under the terms of at least equal quality this Lease. If Landlord does not accept or reject the Transfer set forth in this Section 17.3 within said thirty (30) day period, then the proposed Transfer shall be deemed disapproved. Landlord shall have the absolute right, in its sole discretion, to Leasehold Improvements refuse consent to any such Transfer if, at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now time of either ▇▇▇▇▇▇’s notice of the proposed Transfer or hereafter in effect and in the proposed commencement date thereof there shall exist any uncured default of Tenant or matter which will become a manner such that they will not interfere default of Tenant with the quiet enjoyment passage of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationstime unless cured.

Requirements. Prior to starting work on any Alteration other than minor cosmetic work such as painting, wallpapering, or installation of carpet, Tenant shall furnish Landlord may condition with plans and specifications; names of contractors reasonably acceptable to Landlord; copies of contracts; necessary permits and approvals; and evidence of contractor’s and subcontractor’s insurance in amounts reasonably required by Landlord. Landlord agrees to respond to any request by Tenant for approval of Alterations which approval is required hereunder within fifteen (15) Business Days after delivery of Tenant’s written request; Landlord’s response shall be in writing and, if Landlord withholds its consent for to any Alterations upon described in any such Plans, Landlord shall specify in reasonable detail in Landlord’s notice of disapproval (including the Design Problem, if any, which is the basis for such disapproval), and the changes to Tenant’s plans which would be required in order to obtain Landlord’s approval. If Landlord fails to timely notify Tenant complying at its expense of Landlord’s approval or disapproval, Tenant shall have the right to provide Landlord with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications a second written request for approval (a “Second Request”) that specifically identifies the applicable Plans and contains the following statement in bold and capital letters: “THIS IS A SECOND REQUEST FOR APPROVAL OF PLANS PURSUANT TO THE PROVISIONS OF SECTION 9(c)(ii) OF THE LEASE. IF LANDLORD FAILS TO RESPOND WITHIN FIVE (5) BUSINESS DAYS AFTER RECEIPT OF THIS NOTICE, THEN LANDLORD SHALL BE DEEMED TO HAVE APPROVED THE WORK DESCRIBED HEREIN.” If Landlord fails to respond to such Second Request within five (5) Business Days after receipt by Landlord; , the use of contractors and subcontractors Alterations in question shall be deemed approved by Landlord; , and Tenant may, subject to the delivery other provisions of performance and payment bonds showing this Article 9, perform such Alterations. If Landlord as a beneficiary; and the delivery timely delivers to Landlord Tenant notice of duplicate originals of all marked construction drawings. In requesting Landlord’s consentdisapproval of any plans, Tenant may revise Tenant’s plans to incorporate the changes suggested by Landlord in Landlord’s notice of disapproval, and resubmit such plans to Landlord; in such event, the scope of Landlord’s review of such plans shall be limited to Tenant’s correction of the items in which Landlord had previously objected in writing. Landlord’s review and approval (xor deemed approval) ask Landlord to provide of such revised plans shall be governed by the approval provisions set forth above in this Section 17.1 (i) and if 9(c)(ii). The procedure set out above for approval of Tenant’s plans will also apply to any material change, addition or amendment to Tenant’s plans, which must also be submitted to Landlord does not so approve, in writing, it for its approval. Alterations shall be deemed constructed in a good and workmanlike manner using materials of a quality that Tenant must remove is at least equal to the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval quality designated by Landlord of Alterationsas the minimum standard for the Building. Landlord may designate reasonable rules, Tenant shall give Landlord at least ten days’ prior Notice of commencement regulations and procedures for the performance of work in the Premises so that Building and the Project and, to the extent reasonably necessary to avoid disruption to the occupants of the Building and the Project, shall have the right to designate the time when Alterations may be performed. Landlord may post notices hire outside consultants to review such documents and information if Landlord reasonably believes such consultants’ review to be necessary and Tenant shall reimburse Landlord for the actual cost thereof (without any ▇▇▇▇-up for administrative costs) within 30 days after receipt of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred an invoice for sums paid by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationsfor same.

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying at its expense commercially with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law;; and (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.

Requirements. Landlord may condition its consent for any Alterations upon Any alteration performed by Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness subject to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply strict conformity with the following requirements: (a) All alterations shall be at the sole cost and expense of Tenant; (b) Prior to commencement of any work of alteration requiring Landlord's consent, Tenant shall submit detailed plans and specifications, including working drawings (hereinafter referred to as "Plans"), of the proposed alteration, which shall be subject to the consent of Landlord in accordance with the terms of Section 12.1 above; (c) Following approval of the Plans by Landlord of AlterationsLandlord, Tenant shall give Landlord at least ten (10) days’ ' prior Notice written notice of any commencement of work in the Leased Premises so that Landlord may post notices of non-responsibility in or upon the Leased Premises as provided by law; (bd) No alteration shall be commenced without Tenant having previously obtained all appropriate permits and approvals required by and of governmental agencies; (e) All alterations shall be performed in a skillful and workmanlike manner, consistent with the best practices and standards of the construction industry, and pursued with diligence in accordance with said Plans previously approved by Landlord and in full accord with all applicable laws and ordinances. All material, equipment, and articles incorporated in the alterations are to be new and of recent manufacture and of the most suitable grade for the purpose intended; (f) For alterations which require Landlord's consent, Tenant must obtain the prior written approval from Landlord for Tenant's contractors before the commencement of any work. Tenant's contractor for any work shall maintain commercial general liability and workers' compensation insurance in amounts required under this Lease; (g) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and alteration must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (ci) All Except for a Minor Alteration, Tenant shall pay to Landlord, as Additional Rent, the reasonable costs of Landlord's engineers and expenses other consultants for review of all plans, specifications and working drawings for the alteration, within ten (10) business days after Tenant's receipt of invoices either from Landlord or such consultants. In addition to such costs, Tenant shall pay to Landlord, within ten (10) business days after completion of any alteration, a construction administrative fee equal to five percent ( 5%) of the total cost of the alteration and the actual, reasonable costs incurred by Landlord in altering, repairing or replacing for any portion services rendered by Landlord's management personnel and engineers to coordinate and/or supervise any of the Premises, Building alteration to the extent such services are provided in excess of or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationsafter the normal on-site hours of such engineers and management personnel.

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying Digene shall own and hold and shall have all right, title and interest in and to all registrations with respect to Product and CMV that have been or will be filed in the name of Digene. Digene, at its expense with reasonable conditions sole expense, except as otherwise provided in this Section 5.1(c)(i) and requirementsas provided in Section 19.6(b), shall be responsible for completing and maintaining all documentation, including preparation of technical (e.g., the international products master file) and all construction plans, drawings legal documentation required for regulatory approvals for marketing Products and specifications for approval by Landlord; CMV in the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; Territory and the delivery CMV Territory, as the case may be. The Parties shall Work With each other to Landlord complete such registrations. To the extent a Designated Country requires regulatory documentation necessary to market Products and CMV to be filed in the name of duplicate originals a local Affiliate, Abbo▇▇ ▇▇▇ll promptly notify Digene in writing of all marked construction drawings. In requesting Landlord’s consentAbbo▇▇'▇ ▇▇▇ent to seek such registrations and, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord Digene does not so approvehave or does not seek to create such a local Affiliate, in writingthen THIS EXHIBIT HAS BEEN REDACTED AND IS THE SUBJECT OF A CONFIDENTIAL TREATMENT REQUEST. REDACTED MATERIAL IS MARKED WITH "*" AND BRACKETS AND HAS BEEN FILED SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION. Abbo▇▇, it ▇▇ Abbo▇▇'▇ ▇▇▇e expense, shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain responsible for completing and maintaining all necessary permits for any Alterations as its sole obligation and expensedocumentations, including technical, and strictly comply all legal documentation required for regulatory approvals for marketing Products and CMV in such Designated Country. Further, Abbo▇▇ ▇▇▇ll own and hold and shall have all right, title and interest in and to all registrations with respect to Products and CMV that Abbo▇▇ ▇▇▇d for pursuant to the following requirements: (a) Following approval by Landlord of Alterationsimmediately preceding sentence; provided, Tenant however, that Abbo▇▇ shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility not own or have any proprietary interest in or upon to any Confidential Information disclosed by Digene hereunder with respect to such registrations, unless otherwise agreed in writing by the Premises as provided by law; (b) Parties. The Alterations must use materials of at least equal quality Parties shall Work With each other to Leasehold Improvements at the Commencement Date, prepare and must be performed submit all such regulatory filings in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any AlterationsDesignated Country.

Requirements. Landlord may (a) Tenant shall obtain Landlord’s prior written consent to any Tenant’s Changes that are not Cosmetic Changes, which consent with respect to Tenant’s Changes which are not Structural or Exterior Changes shall not be unreasonably withheld, conditioned or delayed. As a condition its to obtaining Landlord’s consent for to any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Tenant’s Change that requires Landlord’s consent, Tenant may shall deliver to Landlord detailed drawings, plans and specifications for the proposed Tenant’s Changes together with other information reasonably requested by Landlord in connection therewith. (xb) ask Landlord All Tenant’s Changes shall be performed pursuant to provide the approval set forth in Section 17.1 following terms and conditions: (i) and if Landlord does not so approveTenant, in writingat its expense, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits and approvals required under applicable Laws for Tenant’s Changes (both as a condition to performance and in connection with final sign offs and inspections) (collectively, the “Approvals”) prior to commencement of any Alterations Tenant’s Changes and upon completion of any Tenant’s Changes, as applicable. Landlord may obtain all necessary Approvals (and complete at Tenant’s expense any work required in order to obtain them) at Tenant’s expense upon Tenant’s failure to obtain the same; (ii) Tenant shall perform Tenant’s Changes strictly in accordance with full plans and specifications previously approved by Landlord pursuant hereto (to the extent a permit, license or other certificate is required under applicable Laws for the performance of such Tenant’s Changes) in a good and workmanlike manner in compliance with all applicable Laws and the reasonable rules adopted by Landlord for construction in the Building from time to time; (iii) Tenant shall perform Tenant’s Changes using licensed and reputable contractors approved by Landlord in advance (which approval shall not be unreasonably withheld, conditioned or delayed by Landlord); (iv) Prior to the commencement of any Tenant’s Changes, Tenant shall, at its sole obligation cost, carry and expensedeliver evidence to Landlord of additional insurance required under Article 14 and all such assurances to Landlord as Landlord shall reasonably require to assure payment of the costs thereof, including, without limitation, notices of non-responsibility, performance bonds, and strictly comply funded construction escrows; (v) Tenant shall obtain lien waivers from all contractors, laborers and materialmen and shall discharge or bond, in accordance with the following requirements:provisions of Section 12.04, any liens filed against the Premises, the Building or the Property; (avi) Following In no event shall any Tenant’s Changes result in the reduction of any environmental rating for the Building or the Property which may now or hereafter be made, such as made pursuant to LEED, Green Globes or Energy Star; (vii) Tenant shall pay to Landlord, within ten (10) business days of request therefor, the reasonable out-of-pocket costs incurred by Landlord in connection with any of Tenant’s Changes including costs of Landlord’s review of Tenant’s drawings and specifications for Tenant’s Changes. No review or approval by Landlord of AlterationsTenant’s plans and specifications shall constitute any representation or warranty by Landlord as to the adequacy, Tenant shall give Landlord at least ten days’ prior Notice correctness, efficiency, compliance with Laws or any other aspect of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by lawsuch drawings and specifications; (bviii) The Alterations must use materials of at least equal quality Tenant shall hold harmless, indemnify and defend Landlord from and against any and all Liabilities arising from or relating to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the ComplexTenant’s Changes; and (cix) All costs and expenses incurred by Landlord in altering, repairing or replacing If Tenant shall need to make any portion of roof penetrations whatsoever to the Premises, Building or Complex in connection with approving any Alterations Tenant’s Changes, and if Landlord shall be paid solely by approve same, Tenant shall utilize Landlord’s roofing contractor at Tenant’s expense in order to Landlord prior to commencing any Alterationspreserve Landlord’s roof warranty.

Requirements. Landlord may condition its consent for any Alterations upon Any alteration performed by Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness subject to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply strict conformity with the following requirements: (a) All alterations shall be at the sole cost and expense of Tenant; (b) Prior to commencement of any work of alteration, Tenant shall submit detailed plans and specifications, including working drawings (hereinafter referred to as “Plans”), of the proposed alteration, which shall be subject to the consent of Landlord in accordance with the terms of Section 12.1 above; (c) Following approval of the Plans by Landlord of AlterationsLandlord, Tenant shall give Landlord at least ten five (5) days’ prior Notice written notice of any commencement of work in the Leased Premises so that Landlord may post notices of non-responsibility in or upon the Leased Premises as provided by law; (bd) No alteration shall be commenced without Tenant having previously obtained all appropriate permits and approvals required by and of governmental agencies; (e) All alterations shall be performed in a skillful and workmanlike manner, consistent with the best practices and standards of the construction industry, and pursued with diligence in accordance with said Plans previously approved by Landlord and in full accord with all applicable laws and ordinances. All material, equipment, and articles incorporated in the alterations are to be new and of recent manufacture and of the most suitable grade for the purpose intended; (f) Tenant must obtain the prior written approval from Landlord for Tenant’s contractors before the commencement of any work. Tenant’s contractor for any work shall maintain all of the insurance reasonably required by Landlord, including, without limitation, commercial general liability and workers’ compensation. (g) As a condition of approval of an alteration the reasonably anticipated cost of which is in excess of $25,000, Landlord may require performance and labor and materialmen’s payment bonds issued by a surety approved by Landlord, in a sum equal to the cost of the alterations guarantying the completion of the alteration free and clear of all liens and other charges in accordance with the Plans. Such bonds shall name Landlord as beneficiary; (h) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and alteration must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.

Requirements. Tenant understands that, in order for Landlord may condition its consent to qualify as a real estate investment trust (a "REIT") under the Internal Revenue Code (the "Code"), the following requirements (the "REIT Requirements") must be satisfied: 20.1 The average of the adjusted tax bases of the personal property that is leased to Tenant with respect to the Premises at the beginning and end of a calendar year cannot exceed fifteen percent (15%) of the average of the aggregate adjusted tax bases of the real and personal property comprising such Premises that is leased to Tenant under such lease at the beginning and end of such calendar year (the "Personal Property Limitation"). If Landlord reasonably anticipates that the Personal Property Limitation will be exceeded with respect to the Premises for any Alterations upon Lease Year, Landlord shall notify Tenant, and Landlord and Tenant complying at its expense with reasonable conditions and requirementsshall negotiate in good faith the purchase by Tenant of items of personal property anticipated by Landlord to be in excess of the Personal Property Limitation. Provided, including preparation of all construction planshowever, drawings and specifications for approval that Tenant's responsibility to purchase such personal property will be offset by Landlord in some mutually agreeable manner. 20.2 Tenant cannot sublet the property that is leased to it by Landlord; , or enter into any similar arrangement, on any basis such that the use of contractors and subcontractors approved rental or other amounts paid by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approvesublessee thereunder would be based, in writingwhole or in part, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: either (a) Following approval the net income or profits derived by Landlord the business activities of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in sublessee or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner any other formula such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be rent paid solely by Tenant to Landlord prior would fail to commencing qualify as "rent from real property" within the meaning of Section 856(d) of the Code. 20.3 Anything to the contrary in this Agreement notwithstanding, Tenant shall not sublease the property leased to it by Landlord to, or enter into any Alterationssimilar arrangement with, any person in which Landlord owns, directly or indirectly, a ten percent (10%) or more interest, with the meaning of Section 856(d)(2)(B) of the Code, and any such action shall be deemed void ab initio. 20.4 Anything to the contrary in this Agreement notwithstanding, neither party shall take, or permit to take, any action that would cause Landlord to own, directly or indirectly, a ten percent (10%) or greater interest in the Tenant within the meaning of Section 856(d)(2)(B) of the Code, and any similar or successor provision thereto, and any such action shall be deemed void ab initio.

Requirements. Landlord (A) All coverages in the Insurance Policies shall be primary and any coverage Purchaser may condition have in any of its consent own insurance policies shall not be considered contributory. (B) Supplier shall: (a) forthwith upon receipt of the Form and upon the renewal of any Insurance Policy, provide to Purchaser certificates of insurance for any Alterations upon Tenant complying at its expense with reasonable conditions all Insurance Policies showing Supplier and requirements, including preparation Purchaser as insured persons where required and showing required waivers of all construction plans, drawings subrogation and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval coverage set forth in Section 17.1 this Schedule A. Such coverage shall include all Supplier’s employees and their equipment and vehicles used at Purchaser’s premises in connection with this Purchase Order, if any. Either such certificates will show all Supplier Parties as insured persons or Supplier will obtain certificates for the same required insurance from its Supplier Parties (i) including all required hold harmless agreements and if Landlord does not so approvewaivers of subrogation), and provide same to Purchaser. The certificates will show that all insurers shall give Purchaser prior written notice of cancellation or material amendment of any Insurance Policy. Should Supplier fail to take out and maintain said Insurance Policies or provide said certificates of insurance as and when required by this Purchase Order, Supplier will indemnify and hold harmless Purchaser for any loss suffered or incurred by Purchaser resulting from any shortfall in writing, it insurance; and Purchaser shall be deemed that Tenant must remove entitled, at its discretion, to withhold any payments owing to Supplier until such time as Supplier provides the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end required certificates of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; insurance; (b) The Alterations must use materials promptly notify Purchaser of at least equal quality any proposed amendment or any pending or actual non-renewal any of the Insurance Policies which reduces the insurance coverage provided thereunder to Leasehold Improvements at the Commencement Dateless than what has been stipulated in this Schedule A, and must be performed shall not agree to any such amendment or non-renewal without first obtaining the approval in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment writing of the other tenants in the ComplexPurchaser; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion ensure that all conditions of the PremisesInsurance Policies are complied with at all times; (d) not do or omit to do anything which might impair the cover under the Insurance Policies or prejudice any claim thereunder and, Building or Complex as soon as practical, notify Purchaser of any occurrence at Purchaser’s premises of which it is aware that may give rise to a claim under any Insurance Policy and thereafter keep Purchaser informed of developments concerning the claim; (e) promptly notify Purchaser if the insurer gives notice of cancellation in connection with approving respect of any Alterations shall be paid solely by Tenant to Landlord prior to commencing Insurance Policy; and (f) immediately notify Purchaser of any Alterationsevent which may result in any of the Insurance Policies being cancelled.

Requirements. Landlord may condition its consent All insurance provided for any Alterations upon Tenant complying at its expense with reasonable conditions in this Master Lease ------------ shall (I) be maintained under valid and requirementsenforceable policies issued by insurers licensed and approved to do business in the state(s) where the applicable Facility or portion of the Premises is located and having general policyholders and financial ratings of not less than "A" and "XII", including preparation of all construction plansrespectively, drawings and specifications for approval by Landlord; in the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing then current Best's Insurance Report, (II) name Landlord as a beneficiary; and an additional insured and, for the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth casualty policy referenced in Section 17.1 6.1, as the owner and loss ----------- payable beneficiary, (iIII) and if Landlord does not so approvebe on an "occurrence" basis, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (iiIV) or (y) condition cover all of Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration 's operations at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in applicable Facility or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building (V) provide that the policy may not be canceled except upon not less than thirty (30) days prior written notice to Landlord and (VI) be primary and provide that any insurance with respect to any portion of the Premises maintained by Landlord is excess and noncontributing with Tenant's insurance. The parties hereby waive as to each other all rights of subrogation which any insurance carrier, or Complex either of them, may have by reason of any provision in connection with approving any Alterations policy issued to them, provided such waiver does not thereby invalidate such policy. Satisfactory insurer certificates evidencing the existence of the insurance required by this Master Lease and showing the interest of Landlord shall be paid solely provided to it prior to the commencement of the Term or, for a renewal policy, prior to the expiration date of the policy being renewed. If required by Landlord's lender in writing, Tenant shall provide Landlord with a complete copy of the related policy within twenty (20) days of Landlord's written request therefor. If requested by Landlord, Tenant shall permit representatives of Landlord, upon not less than seventy-two (72) hours notice, to review a complete copy of the applicable insurance policy at the principal business office of Tenant. Provided that Landlord agrees to maintain the confidentiality of the terms thereof, Landlord shall be entitled to copy such portions of the applicable insurance policy as may be reasonably necessary to Landlord prior as the fee owner of the Premises. Tenant shall maintain the following insurance and any claims thereunder shall be adjudicated by and at the expense of it or its insurance carrier: FIRE AND EXTENDED COVERAGE with respect to commencing each Facility against loss or damage from all causes under standard "all risk" property insurance coverage with an agreed amount endorsement (such that the insurance carrier has accepted the amount of coverage and has agreed that there will be no co-insurance penalty), without exclusion for fire, lightning, windstorm, explosion, smoke damage, vehicle damage, sprinkler leakage, flood, vandalism, earthquake, malicious mischief or any Alterationsother risks normally covered under an extended coverage endorsement, in amounts that are not less than the actual replacement value of such Facility and all Tenant Personal Property associated therewith (including the cost of compliance with changes in zoning and building codes and other laws and regulations, demolition and debris removal and increased cost of construction); COMMERCIAL GENERAL PUBLIC LIABILITY COVERAGE with respect to each Facility (including products liability and broad form coverage) against claims for bodily injury, death or property damage occurring on, in or about such Facility, affording the parties protection of not less than Five Million Dollars ($5,000,000) for bodily injury or death to any one person, not less than Ten Million Dollars ($10,000,000) for any one accident, and not less than One Million Dollars ($1,000,000) for property damage; PROFESSIONAL LIABILITY COVERAGE with respect to each Facility for damages for injury, death, loss of service or otherwise on account of professional services rendered or which should have been rendered, in a minimum amount of Five Million Dollars ($5,000,000) per claim and Ten Million Dollars ($10,000,000) in the aggregate; WORKER'S COMPENSATION COVERAGE with respect to each Facility for injuries sustained by Tenant's employees in the course of their employment and otherwise consistent with all applicable legal requirements; BOILER AND PRESSURE VESSEL COVERAGE with respect to each Facility on any fixtures or equipment which are capable of bursting or exploding, in an amount not less than Five Million Dollars ($5,000,000) for resulting damage to property, bodily injury or death and with an endorsement for boiler business interruption insurance; BUSINESS INTERRUPTION AND EXTRA EXPENSE COVERAGE with respect to each Facility for loss of rental value for a period not less than one (1) year; and DEDUCTIBLES/SELF-INSURED RETENTIONS for the above policies shall not be greater than Fifty Thousand Dollars ($50,000), and Landlord shall have the right at any time to require a lower such amount or set higher policy limits, to the extent commercially available and reasonable and customary for similar properties.

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; Any Alteration to the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it Premises shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition at Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation cost and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all lawsapplicable Laws and codes (including the International Building Code and code work applicable to the Base Building Work), ordinancesand all requirements requested by Landlord, rules and regulation now including, without limitation, the requirements of any insurer providing coverage for the Premises or hereafter in effect the Project or any part thereof, and in accordance with plans and specifications approved in, writing by Landlord, and shall be constructed and installed by a manner contractor approved in writing by Landlord, which approval shall not be unreasonably withheld. In connection with any Alteration, Tenant shall deliver plans and specifications therefor to Landlord. As a further condition to giving consent, with respect to any project with an anticipated cost in excess of Two Hundred Fifty Thousand Dollars ($250,000.00), Landlord may require Tenant to provide Landlord, at Tenant’s sole cost and expense, a payment and performance bond in form acceptable to Landlord, in a principal amount not less than the estimated costs of such that they Alterations, to ensure Landlord against any liability for mechanics’ and materialmen’s liens and to ensure completion of work. Before Alterations may begin, valid building permits or other required approvals, permits or licenses must be furnished to Landlord, and, once the Alterations begin, Tenant will not interfere with the quiet enjoyment diligently and continuously pursue their completion. Landlord may monitor construction of the other tenants Alterations and Tenant shall reimburse Landlord for its reasonable costs (including, without limitation, the costs of any construction manager retained by Landlord) in the Complex; and (c) All costs reviewing plans and expenses incurred by documents and in monitoring construction, and shall pay a logistical coordination fee to Landlord in altering, repairing or replacing any portion an amount equal to five percent (5%) of the Premisestotal costs of any Alterations upon completion of the same (except that such fee shall not be applicable to the Tenant Improvements made by Tenant in order to prepare the Premises for initial occupancy by Tenant). Tenant shall maintain during the course of construction, Building or Complex at its sole cost and expense, builders’ risk insurance for the amount of the completed value of the Alterations on an all-risk non-reporting form covering all improvements under construction, including building materials, and other insurance in amounts and against such risks as Landlord shall reasonably require in connection with approving the Alterations. In addition to and without limitation on the generality of the foregoing, Tenant shall ensure that its contractors procure and maintain in full force and effect during the course of construction a “broad form” commercial general liability policy of insurance, including bodily injury and property damage liability, naming Landlord, Tenant, any Alterations property manager designated by Landlord and Landlord’s lenders as additional insureds. The minimum limit of coverage of the aforesaid policy shall be paid solely in the amount of not less than Three Million Dollars ($3,000,000.00) each occurrence not less than Three Million Dollars ($3,000,000.00) in the aggregate. Such policy shall contain a severability of interest clause or a cross liability endorsement. Such policies of insurance shall be issued as primary policies and not contributing with or in excess of coverage that Landlord may carry, by Tenant an insurance company authorized to Landlord prior do business in the state in which the Premises are located for the issuance of such type of insurance coverage and rated A-:VIII or better in Best’s Key Rating Guide. Such requirements are in addition to commencing any AlterationsTenant’s insurance obligations set forth in Article 14 below.

Requirements. Landlord may condition its consent for (a) If on any Alterations upon Tenant complying at its expense with reasonable conditions date (after giving effect to any other repayments or prepayments on such date) the sum of (i) the aggregate outstanding principal amount of Revolving Loans and requirementsSwingline Loans plus (ii) the aggregate amount of Letter of Credit Outstandings exceeds the Total Revolving Commitment as then in effect, including preparation the Borrower shall repay on such date that principal amount of Swingline Loans and, after Swingline Loans have been paid in full, Unpaid Drawings and, after Unpaid Drawings have been paid in full, Revolving Loans, in an aggregate amount equal to such excess. If, after giving effect to the prepayment of all construction plansoutstanding Swingline Loans, drawings Unpaid Drawings and specifications for approval by Landlord; Revolving Loans, the use aggregate amount of contractors and subcontractors approved by Landlord; Letter of Credit Outstandings exceeds the delivery of performance and payment bonds showing Landlord Total Revolving Commitment as then in effect (any such excess, a beneficiary; "Total Revolving Commitment Excess Amount"), the Borrower shall pay to the Agent an amount in cash and/or Cash Equivalents equal to such Total Revolving Commitment Excess Amount and the delivery Collateral Agent shall hold such payment as security for the obligations of the Borrower hereunder pursuant to Landlord a cash collateral agreement to be entered into in form and substance reasonably satisfactory to the Agent and the Borrower which shall permit certain investments in Cash Equivalents satisfactory to the Agent and the Borrower, until the proceeds are applied to the secured obligations and which shall provide that a portion of duplicate originals of all marked construction drawings. In requesting Landlord’s consentthe balance, Tenant may if any, held in a cash collateral account established under such cash collateral agreement equal to the amount by which such balance exceeds the Total Revolving Commitment Excess Amount from time to time, shall be released to the Borrower provided that (x) ask Landlord to provide as a result of such release, a mandatory -------- prepayment shall not be required under the approval set forth in Section 17.1 first sentence of this paragraph (ia) unless such prepayment is made concurrently with such release, and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end immediately after giving effect thereto, no Default or Event of the Lease Term. Tenant Default shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in have occurred or upon the Premises as provided by law;be continuing or would result from such release. (b) The Alterations must use materials If on any date the sum of at least the aggregate outstanding principal amount of Revolving Loans, Swingline Loans and Letter of Credit Outstandings exceeds the Total Availability as then in effect, the Borrower shall repay on such date that principal amount of Swingline Loans and, after Swingline Loans have been paid in full, Unpaid Drawings and, after Unpaid Drawings have been paid in full, Revolving Loans in an aggregate amount equal quality to Leasehold Improvements at such excess. If, after giving effect to any such prepayment of all outstanding Unpaid Drawings and Loans, the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter aggregate amount of Letter of Credit Outstandings exceeds the Total Availability then in effect (any such excess, the "Total Availability Excess Amount"), the Borrower shall pay to the Agent an amount in cash and/or Cash Equivalents equal to such Total Availability Excess Amount and the Agent shall hold such payment as security for the obligations of the Borrower hereunder pursuant to a cash collateral agreement to be entered into in form and substance reasonably satisfactory to the Agent and the Borrower which shall permit certain investments in Cash Equivalents satisfactory to the Agent and the Borrower, until the proceeds are applied to the secured obligations and which shall provide that a portion of the balance, if any, held in a manner cash collateral account established under such cash collateral agreement equal to the amount by which such balance exceeds the Total Availability Excess Amount from time to time, shall be released to the Borrower provided -------- that they will (x) as a result of such release, a mandatory prepayment shall not interfere be required under the first sentence of this paragraph (b) unless such prepayment is made concurrently with the quiet enjoyment such release and (y) immediately after giving effect thereto, no Default or Event of the other tenants in the Complex; andDefault shall have occurred or be continuing or would result from such release. (c) All costs The Borrower shall be required to repay (x) the principal amount of Initial Tranche A Term Loans in 23 consecutive installments payable on the last day of March, June, September and expenses incurred by Landlord December of each year and on the Tranche A Term Facility Final Maturity Date, commencing on March 31, 1997 (after giving effect to the prepayments made on November 24, 1995 and February 20, 1996) (each such repayment, as the same may be reduced as provided in alteringSections 4.1 and 4.2(B), repairing or replacing an "Initial Tranche A Scheduled Repayment"), each such installment on any portion such date to be in an amount equal to (i) for the year 1997, the amount set forth below opposite each such date which occurs in 1997 and (ii) for the years 1998 through 2002, 25% of the Premisesamount set forth below opposite the year during which such date occurs: Year[1] Amount ------ March 31, Building or Complex 1997 $ 1,125,000 June 30, 1997 $ 1,937,500 September 30, 1997 $ 1,937,500 1998 8,750,000 1999 9,750,000 2000 10,750,000 2001 11,500,000 2002 11,750,000 and (y) the principal amount of Additional Tranche A Term Loans in connection with approving 26 consecutive installments payable on the last day of March, June, September and December of each year and on the Tranche A Term Facility Final Maturity Date, commencing on June 30, 1996 (each such repayment, as the same may be reduced as provided in Sections 4.1 and 4.2(B), an "Additional Tranche A Scheduled Repayment"), each such installment on any Alterations such date to be in an amount equal to (i) for the year 1996, the amount set forth below opposite each such date which occurs in 1996 and (ii) for the years 1997 through 2002, 25% of the amount set forth below opposite such year during which such date occurs: Year[2] Amount ------ June 30, 1996 $ 375,000 September 30, 1996 375,000 1997 1,250,000 1998 2,250,000 1999 2,500,000 2000 2,500,000 2001 2,750,000 2002 3,000,000 -------------------- [1] For purposes of this amortization schedule, each year commences on October 1 of the prior calendar year and ends on September 30 of the current calendar year. [2] For purposes of this amortization schedule, each year commences on October 1 of the prior calendar year and ends on September 30 of the current calendar year. (d) The Borrower shall be paid solely required to repay: (x) the principal amount of the Initial Tranche B Term Loans (i) in 28 consecutive installments of $62,500 payable on the last day of March, June, September and December of each year, commencing on December 31, 1995 and (ii) in four consecutive quarterly installments of $5,812,500 payable on December 31, 2002, March 31, 2003, June 30, 2003 and on the Tranche B Term Facility Final Maturity Date (each such repayment, as the same may be reduced as provided in Sections 4.1 and 4.2(B), an "Initial Tranche B Scheduled Repayment"); and (y) the principal amount of the Additional Tranche B Term Loans (i) in two consecutive installments of $187,500 payable on June 30, 1996 and September 30, 1996, (ii) commencing on December 31, 1996, in 24 consecutive installments of $125,000 payable on the last day of March, June, September and December of each year and (iii) in four consecutive quarterly installments of $12,281,250 payable on December 31, 2002, March 31, 2003, June 30, 2003 and on the Tranche B Term Facility Final Maturity Date (each such repayment, as the same may be reduced as provided in Sections 4.1 and 4.2(B), an "Additional Tranche B Scheduled Repayment"). (e) On the Business Day following the date of receipt thereof by Tenant Holdings and/or any of its Subsidiaries of the Cash Proceeds from any Asset Sale, an amount equal to Landlord prior 100% of the Net Cash Proceeds then received from such Asset Sale shall be applied as a mandatory repayment of principal of the then outstanding Term Loans and then in accordance with Section 4.2(B)(d), provided that up to an aggregate of $3,500,000 of Net Cash Proceeds from -------- Asset Sales from and after the Initial Borrowing Date, shall not be required to be used to so repay Term Loans or applied in accordance with Section 4.2(B)(d) to the extent the Borrower elects, as hereinafter provided, to cause such Net Cash Proceeds to be reinvested in Reinvestment Assets (a "Reinvestment Election"); provided further that no such repayment pursuant to this -------- ------- Section 4.2(A)(e) will be required to be made until the aggregate Net Cash Proceeds required to be applied pursuant to this Section 4.2(A)(e) and not yet so applied equals $500,000, at which time all such net cash proceeds in excess of such $500,000 shall be so applied. The Borrower may exercise its Reinvestment Election (within the parameters specified in the preceding sentence) with respect to an Asset Sale if (x) the Reinvestment Test is satisfied on the date of delivering the Reinvestment Notice referred to below and (y) the Borrower delivers a Reinvestment Notice to the Agent by the Business Day following the date of the consummation of the respective Asset Sale, with such Reinvestment Election being effective with respect to the Net Cash Proceeds of such Asset Sale equal to the Anticipated Reinvestment Amount specified in such Reinvestment Notice. (f) On the date of the receipt thereof by Holdings and/or any of its Subsidiaries, an amount equal to 100% of the cash proceeds (net of underwriting discounts and commissions, other banking and investment banking fees, attorneys' and accountants' fees and other customary fees and other costs associated therewith) of the incurrence of Indebtedness by Holdings and/or any of its Subsidiaries (other than Indebtedness permitted by Section 8.4), shall be applied as a mandatory repayment of principal of the then outstanding Term Loans and then in accordance with Section 4.2(B)(d). (g) On each date which is 90 days after the last day of each fiscal year of Holdings (commencing with the fiscal year ending on December 31, 1996), an amount equal to the excess, if any, of (i) a percentage of Excess Cash Flow for such fiscal year equal to the Applicable Cash Flow Percentage for such fiscal year of Holdings and its Subsidiaries over (ii) the aggregate principal amount of Term Loans prepaid during such fiscal year pursuant to Section 4.1, shall be applied as a mandatory repayment of principal of the then outstanding Term Loans, and then in accordance with Section 4.2(B)(d). (h) On the Reinvestment Prepayment Date with respect to a Reinvestment Election, an amount equal to the Reinvestment Prepayment Amount, if any, for such Reinvestment Election shall be applied as a repayment of the principal amount of the then outstanding Term Loans. (i) On the date of any AlterationsChange of Control, the outstanding principal amount of the Term Loans, if any, shall be due and payable in full.

Requirements. Each policy required to be obtained by Tenant hereunder shall: (a) be issued by insurers which are approved by Landlord may condition its consent for and/or Landlord’s mortgagees and are authorized to do business in the state in which the Building is located and are rated not less than financial class X, and not less than policyholder rating A in the most recent version of Best’s Key Rating Guide (provided that, in any Alterations upon Tenant complying at its expense with reasonable conditions event, the same insurance company shall provide the coverages described in Sections 20.1(a) and requirements, including preparation of all construction plans, drawings and specifications for approval by 20.1(d) above); (b) be in form reasonably satisfactory from time to time to Landlord; (c) name Tenant as named insured thereunder and shall name Landlord and, at Landlord’s request, Landlord’s mortgagees, ground lessors (if any) and managers of which Tenant has been informed in writing, as additional insureds thereunder, all as their respective interests may appear; (d) not have a deductible amount exceeding a commercially reasonable level, which amount shall be deemed self-insured with full waiver of subrogation; (e) specifically provide that the use insurance afforded by such policy for the benefit of contractors Landlord and subcontractors approved Landlord’s mortgagees and ground lessors shall be primary, and any insurance carried by Landlord or Landlord’s mortgagees and ground lessors shall be excess and non-contributing; (f) contain an endorsement that the delivery insurer waives its right to subrogation as described in Section 22 below; (g) intentionally deleted; (h) contain a cross liability or severability of performance and payment bonds showing Landlord as a beneficiaryinterest endorsement; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, be in writing, it amounts sufficient at all times to satisfy any coinsurance requirements thereof. Each such policy shall also provide that any loss otherwise payable thereunder shall be deemed that payable notwithstanding (i) any act or omission of Landlord or Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 which might, absent such provision, result in a forfeiture of all or a part of such insurance payment, (ii) the occupation or use of the Premises for purposes more hazardous than permitted by the provisions of such policy, (iii) any foreclosure or other action or proceeding taken by any mortgagee pursuant to any provision of the mortgage upon the happening of a default thereunder, or (yiv) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end any change in title or ownership of the Lease TermPremises. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expenseagrees to deliver to Landlord, and strictly comply with in no event later than the following requirements: earlier of (ai) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with Date or (ii) the date Tenant takes possession of all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion part of the Premises, Building certified copies of each such insurance policy (or Complex in connection certificates from the insurance company evidencing the existence of such insurance and Tenant’s compliance with approving the foregoing provisions of this Section 20). Tenant shall cause replacement policies or certificates to be delivered to Landlord not less than thirty (30) days prior to the expiration of any Alterations such policy or policies. If any such initial or replacement policies or certificates are not furnished within the time(s) specified herein, Tenant shall be paid solely deemed to be in material default under this Lease without the benefit of any additional notice or cure period provided in Section 23.1 below, and Landlord shall have the right, but not the obligation, to procure such policies and certificates at Tenant’s expense. Tenant agrees to use good faith efforts to notify Landlord in writing prior to any material change or cancellation of the insurance required to be carried by Tenant to Landlord prior to commencing any Alterationshereunder.

Requirements. Except as noted herein, Tenant shall not assign, transfer, or hypothecate the leasehold estate under this Lease, or any interest therein, and shall not sublet the Premises, or any part thereof, or any right or privilege appurtenant thereto, or suffer any other person or entity to occupy or use the Premises, or any portion thereof, without, in each case, the prior written consent of Landlord which consent will not be unreasonably withheld. Notwithstanding the above, Tenant shall be limited to subleasing any part of the Premises to no more than four (4) subtenants at any one point in time. Tenant may enter into an “occupancy license” arrangement with respect to up to twenty percent (20%) of the floor area of the Premises to entities in a business relationship with Tenant (“Business Partners”) under a License Agreement, so long as the area of the Premises occupied by a Business Partner is not separately demised from the balance of the Premises, and so long as Tenant provides Landlord with a written notice identifying such Business Partner, including its legal notice address. Such a Business Partner shall be deemed to be an approved subtenant under the provisions of this Paragraph 18 upon Tenant obtaining Landlord’s written consent, which shall be executed by Tenant, Business Partner and Landlord. Notwithstanding anything to the contrary, in no event shall said Business Partners exceed a total of four (4) such parties at any point in time. Tenant shall not sublet the Premises without Landlord’s prior written consent, which consent shall not unreasonably be withheld. Tenant’s failure to obtain Landlord’s prior written consent before entering into any assignment, transfer and/or subletting shall be considered a default under this Lease and Landlord shall retain all of its rights under the Lease, including the right to elect, at Landlord sole and absolute discretion, to terminate either the Lease and/or the related sublease. As a condition for granting its consent to any assignment, transfer, or subletting, Landlord shall require: (i) the sublease be a triple net sublease and that the basic rent due under any such sublease be no less than the then current market rent for subleases with annual increases at the then prevailing market rent for subleases (however, in the event Tenant is unable to reasonably obtain a market sublease rent, Landlord will reasonably consider consenting to a below market sublease rent); (ii) the sublease shall require that the security deposit due under the sublease be in the form of a letter of credit drawn upon an institutional lender acceptable and accessible to Landlord in form and content reasonably satisfactory to Landlord, with the letter of credit being assignable to Landlord, at no cost to Landlord, upon notice to said financial institution of a default by Tenant under the Lease; (iii) the sublease shall not provide for subtenant to have an option to extend the term of the sublease or an option to expand the sublet space; and (iv) the Tenant shall pay to Landlord, monthly throughout the term of any Alterations upon Tenant complying at its expense with reasonable conditions and requirementsapproved sublease, including preparation fifty percent (50%) of all construction plansrents and/or additional consideration due Tenant from the assignees, drawings transferees, or subtenants in excess of the Rent payable by Tenant to Landlord hereunder for the assigned, transferred and/or subleased space (“Excess Rent”) (with said Excess Rent subject to the terms of Lease Paragraph 4.C (“Late Charge”) and specifications for approval by LandlordLease Paragraph 21 (“Bankruptcy and Default); the use of contractors and subcontractors approved by Landlord; the delivery of performance and provided, however, that before payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consentsuch Excess Rent, Tenant may shall first be entitled to recover from such Excess Rent the amount of (x) ask the reasonable leasing commission related to said transaction paid by Tenant to a third party broker not affiliated with Tenant, and (y) only during the original Lease Term (i.e., fifteen (15) years, six (6) months and sixteen (16) days), Tenant’s direct out of pocket costs for the respective subtenant’s interior improvements to the sublet premises specifically made for said subtenant. Tenant shall, by twenty (20) days written notice, advise Landlord of its intent to provide assign or transfer Tenant’s interest in the approval set forth Lease or sublet the Premises or any portion thereof for any part of the Term hereof. Within thirty (30) days after receipt of said written notice, Landlord shall advise Tenant as to whether it consents to the proposed assignment or transfer or whether it has elected to withhold its consent in Section 17.1 (i) and accordance with this Paragraph 18. During the Extended Lease Term, if any, Landlord does not so approvemay, in writingits sole discretion, it elect to terminate this Lease as to the portion of the Premises to be sublet as described in Tenant’s notice on the date specified in Tenant’s notice by giving written notice of such election to terminate; provided, however, that if the proposed assignment or transfer is equal to or greater than fifty percent (50%) of the total square footage of the Leased Premises, and (x) if the sublease term dates as specified in Tenant’s notice is during the initial Term of this Lease, then Landlord shall be deemed that Tenant must remove not have the Alteration unless Landlord later exercises its right under Section 17.1 (ii) option to terminate this Lease or (y) condition if the sublease term dates as specified in Tenant’s willingness notice is during any extended Term of this Lease, then Landlord shall have the right, at its sole option, to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Termterminate this Lease. Tenant shall obtain provide Landlord with (a) a copy of the assignment and/or other transfer agreement and a copy of the certification of the change in corporate identity from the Secretary of State in the case of an assignment, or (b) a copy of the sublease in the case of a sublease for Landlord’s review, and upon Landlord’s approval of Tenant’s request to sublease and/or assign, Tenant and the assignee, transferee or subtenant shall execute Landlord’s standard written consent. If this Lease shall terminate pursuant to the foregoing with respect to less than all necessary permits for any Alterations the Premises, the Rent, as defined and reserved hereinabove shall be adjusted on a pro rata basis to the number of square feet retained by Tenant, and this Lease as so amended shall continue in full force and effect and Landlord, at its sole obligation cost and expense, and strictly comply with shall separately demise the following requirements: (a) Following approval by Landlord remaining portion of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in leased to Tenant. In the event Tenant is allowed to assign, transfer or upon sublet the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now whole or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion part of the Premises, Building with the prior written consent of Landlord, no assignee, transferee or Complex subtenant shall assign or transfer this Lease, either in whole or in part, or sublet the whole or any part of the Premises, without also having obtained the prior written consent of Landlord. Notwithstanding the above, in no event shall Landlord consent to a sub-sublease. A consent of Landlord to one assignment, transfer, hypothecation, subletting, occupation or use by any other person shall not release Tenant from any of Tenant’s obligations hereunder or be deemed to be a consent to any subsequent similar or dissimilar assignment, transfer, hypothecation, subletting, occupation or use by any other person. Any such assignment, transfer, hypothecation, subletting, occupation or use without such consent shall be void and shall constitute a breach of this Lease by Tenant and shall, at the option of Landlord exercised by written notice to Tenant, terminate this Lease. The leasehold estate under this Lease shall not, nor shall any interest therein, be assignable for any purpose by operation of law without the written consent of Landlord. As a condition to its consent, Landlord shall require Tenant to pay all expenses in connection with approving any Alterations and all subleases and/or assignments and/or any amendments related thereto, including but not limited to Landlord’s fees for the processing and administration of the consent documentation and Landlord’s attorneys’ fees (if any), and Landlord shall be paid solely by require Tenant’s subtenant, assignee or transferee (or other assignees or transferees) to assume in writing all of the obligations under this Lease and for Tenant to remain liable to Landlord prior to commencing any Alterationsunder the Lease.

Requirements. Except as otherwise provided herein, Tenant shall not make any replacement, alteration, improvement or addition to or removal from the Premises (collectively an "alteration") without the prior written consent of Landlord. In the event Tenant proposes to make any alteration (other than a Permitted Alteration as defined below), Tenant shall, prior to commencing such alteration, submit to Landlord may condition its consent for any Alterations upon Tenant complying prior written approval: (i) detailed plans and specifications; (ii) copies of contracts for all contractors; (iii) all necessary permits evidencing compliance with all Governmental Requirements necessary to perform such alteration (other than Governmental Requirements relating to portions of the Property outside the Premises which are not directly affected by the alteration at issue, which permits shall be obtained by Landlord at its expense in a prompt manner); (iv) certificates of insurance in form and amounts reasonably required by Landlord, naming Landlord and any other parties designated by Landlord as additional insureds; and (v) all other documents and information as Landlord may reasonably request in connection with such alteration. Tenant shall not be obligated to pay to Landlord any fees or charges for review of such items and supervision of the alteration except that after completion of the Improvements (as defined in Exhibit "E" attached hereto and incorporated herein) Tenant shall reimburse Landlord for any actual and reasonable conditions out-of-pocket expenses incurred by Landlord in connection therewith. Neither approval of the plans and requirementsspecifications nor supervision of the alteration by Landlord shall constitute a representation or warranty by Landlord as to the accuracy, adequacy, sufficiency or propriety of such plans and specifications or the quality of workmanship or the compliance of such alteration with applicable law. Tenant shall pay the entire cost of each alteration. Within sixty (60) days after completion of any alteration (including preparation any Permitted Alteration and any improvements done by Tenant pursuant to Exhibit "E" attached hereto and incorporated herein), Tenant shall deliver to Landlord a detailed break-down of all construction planscosts of such alteration. Each alteration shall be performed in a good and workmanlike manner, drawings in substantial accordance with the plans and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; , and shall meet or exceed the delivery standards for construction and quality of performance and payment bonds showing materials established by Landlord as a beneficiary; and for the delivery to Landlord of duplicate originals of all marked construction drawingsBuilding. In requesting Landlord’s consentaddition, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it each alteration shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules applicable Governmental Requirements and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations insurance company requirements. Each alteration shall be paid solely performed by Tenant to Landlord prior to commencing any AlterationsTenant's contractors in harmony with Landlord's employees, contractors and other tenants.

Requirements. Landlord may condition its Tenant shall not make or suffer to be made any ------------ alterations, additions, or improvements in, on, or to the Premises or any part thereof which would require a building permit without the prior written consent of Landlord, which shall not be reasonably withheld, conditioned or delayed. Any such alterations, additions, or improvements in, on, or to said Premises, except for any Alterations upon Tenant complying at its expense with reasonable conditions Tenant's movable furniture and requirementsequipment, including preparation of all construction plansshall immediately become Landlord's property and, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Termterm hereof, shall remain on the Premises without compensation to Tenant. Tenant In the event Landlord consents to the making of any such alterations, additions, or improvements by Tenant, the same shall obtain all necessary permits for any Alterations as its be made by Tenant, at Tenant's sole obligation cost and expense, in accordance with plans and strictly comply with specifications approved by Landlord, and any contractor or person selected by Tenant to make the following requirements: (a) Following approval same must first be approved in writing by Landlord. If the alterations, additions or improvements shall be made by Landlord of Alterationsfor Tenant's account, Tenant shall give reimburse Landlord at least ten days’ prior Notice for the cost thereof within twenty (20) days after receipt of commencement a statement, setting forth the actual cost of work in such alterations, additions or improvements. In any event, Tenant shall pay Landlord an administrative charge of fifteen percent (15%) of the actual cost of such alterations, additions or improvements. After the expiration or sooner termination of the Lease Term and upon demand by Landlord, Tenant shall remove any or all alterations, additions, or improvements made by or for the account of Tenant, designated by Landlord to be removed, and Tenant shall repair and restore the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Datetheir original condition, subject to ordinary wear and must tear. Such removal, repair and restoration work shall be performed in compliance done promptly and with all laws, ordinances, rules due diligence at Tenant's sole cost and regulation now or hereafter expense. The provisions of this Section 12 shall not apply to the initial Tenant Improvements described in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant Exhibit C to Landlord prior to commencing any Alterationsthis Lease.

Requirements. Landlord Tenant may condition its consent for any Alterations upon Tenant complying from time to time, at its expense with reasonable conditions expense, make such alterations (herein called "Alterations") in and requirementsto the Demised Premises, including preparation of all construction plansexcluding structural changes, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide reasonably consider necessary for the approval set forth conduct of its business in Section 17.1 (i) the Demised Premises, provided and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) upon condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirementsthat: (a) Following approval by Landlord the outside appearance of Alterations, Tenant the Building shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by lawnot be affected; (b) The the Alterations must use materials are to the interior of at least equal quality the Demised Premises and no part of the Building outside of the Demised Premises shall be affected; (c) the proper functioning of the mechanical, electrical, sanitary and other service systems of the Building shall not be adversely affected and the usage of such systems by Tenant shall not be increased; (d) before proceeding with any Alteration, Tenant shall submit to Leasehold Improvements at Landlord for Landlord's approval plans and specifications for the Commencement Datework to be done, and must be Tenant shall not proceed with such work until it obtains Landlord's approval; (e) Tenant shall pay to Landlord upon demand the reasonable cost and expense of Landlord in (i) reviewing said plans and specifications and (ii) inspecting the Alterations to determine whether the same are being performed in compliance accordance with the approved plans and specifications and all lawslaws and requirements of public authorities, ordinancesincluding, without limitation, the fees of any architect or engineer employed by Landlord for such purpose; (f) before proceeding with any Alteration Tenant shall obtain and deliver to Landlord either (i) a performance bond and a labor and materials payment bond (issued by a corporate surety licensed to do business in New York), each in an amount equal to one hundred twenty five (125%) percent of the cost of the Alteration as estimated by a reputable contractor designated by Landlord and in form satisfactory to Landlord, or (ii) such other security as shall be satisfactory to Landlord; (g) Tenant shall fully and promptly comply with and observe the rules and regulation now or hereafter regulations of Landlord then in effect and in a manner such that they will not interfere force with respect to the quiet enjoyment making of the other tenants in the ComplexAlterations; and (ch) All costs and expenses incurred by Landlord in alteringwith respect to Alteration or improvement work costing more than $5,000, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant agrees to pay to Landlord prior to commencing any Alterations.or Landlord's managing

Requirements. Landlord they are unable to read due to blindness/illiteracy through no fault of their own are unable to have any understanding of the purport of a particular document.164 Incorporation by Notice: Unsigned Document: Examples of written contractual documents not signed by the contracting parties: tickets for transport fares car park tickets tickets for entry to performance, amusement park etc brochure given to bidders at auctions describing the lots to be auctioned Quotations given by tradespersons may condition its consent for any Alterations upon Tenant complying at its expense with only be signed by one of the contracting parties. Often the written will contain terms which include a clause that excludes one party from liability should harm, injury or loss occur in the course of the contractual agreement. As both parties have not signed the written document, the rule in L’Estrange v F Graucob Ltd (160) will NOT applied.165 If the terms are to form part of the agreement, there must be other evidence that the parties have assented to the terms. Reasonable Steps Taken By Defendant By taking the document without objecting to or discussing the terms, the plaintiff can be regarded as having assented to them, and will be regarded as having been bound by them.166 If the document is NOT one that a reasonable conditions person would regard as contractual, and requirementsNO extra steps have been taken by the defendant to advise that the document contains contractual terms, including preparation of all construction plansthe plaintiff would not ordinarily be bound by the written terms. Where the defendant wants to show that the plaintiff is bound by the terms, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; onus is on the delivery of performance and payment bonds showing Landlord defendant to demonstrate that the document was not delivered to the plaintiff merely as a beneficiary; voucher or receipt, but as a contractual document. There may be some circumstances in which the plaintiff will NOT be bound by its terms even if the document is ordinarily regarded as contractual: If Notice on ticket directing passenger to conditions on the back is illegible If document is folded so as to indicate it does not contain contractual terms If ticket sets out only the place of departure and destination on the front, and the delivery terms are printed on the other side. If a document contains a term unusual for that kind of contract, or is particularly harsh, the mere handing over of the ticket, although accepted as being a contractual document, may not be sufficient to Landlord bring notice of duplicate originals that particular term to the plaintiff’s attention.167 Test Test of all marked construction drawingsfact as to whether the defendant took reasonable steps to draw the written terms to the attention of the plaintiff. In requesting LandlordReasonable Man Test to determine whether the plaintiff will be bound by the terms. Effect of Reasonable Person Not Being Able to Read or Understand Terms: The defendant must do what is sufficient to inform people in general that the ticket contains conditions. If this is done, a person cannot argue that s/he is not bound by the terms on account of his/her ‘exceptional ignorance or stupidity or carelessness’. If the particular disability preventing a person from reading or understanding the term is expressly brought to the defendant’s consentattention, Tenant may (x) ask Landlord it is possible that the outcome will be different. Reasonable Steps Taken Before or Upon Contract Formation: Once the contract has been formed it is too late for fresh terms to provide be introduced.168 Incorporation by Notice: Signs Notices or signs can display terms later relied upon by one of the approval set forth in Section 17.1 (i) and if Landlord does not so approveparties: Sign at entrance to skating rink – informing of own risk Sign at luggage counter - removing liability for loss of goods deposited to an amount more than a specified sum Sign at motel counter – removing responsibility for stolen goods The crux of the matter is whether, in writingthe circumstances of the case, the plaintiff can be regarded as having assented to the terms. If the plaintiff was aware of the term, it shall be deemed that Tenant must remove will form part of the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do contract regardless of the Alteration on Landlord’s written agreement that Tenant can remove nature of the Alteration sign. Difficulties arise if plaintiff denies observing the sign at the end time of the Lease Termcontract formation. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.Test

Requirements. Tenant shall not make any addition, alteration, improvement to the Premises (or remove same from the Premises) without the prior written consent of Landlord (which consent shall not be unreasonably withheld or delayed), including, without limitation, any tenant improvement work which Tenant desires to make for Tenant’s initial occupancy of the Premises, or any alteration to the Premises which Tenant desires to make after Tenant’s initial occupancy of the Premises. Any tenant improvement, alteration, replacement or removal work which Tenant desires to perform in or for the Premises is hereinafter called “Tenant’s Work”. In the event Tenant proposes to perform any Tenant’s Work, Tenant shall, prior to commencing such Tenant’s Work, submit to Landlord for prior written approval: (i) initial detailed plans and specifications (and Tenant shall thereafter submit to Landlord for approval, any and all proposed changes to such plans and specifications or Tenant’s Work); (ii) sworn statements, including the names, addresses and copies of contracts for all contractors; (iii) a detailed cost estimate, certified by the architect who prepared the plans and specifications; (iv) all necessary permits evidencing compliance with all applicable governmental rules, regulations and requirements; (v) certificates of insurance in form and amounts reasonably required by Landlord, naming the Landlord Parties as additional insureds; and (vi) all other documents and information as Landlord may condition its reasonably request in connection with such Tenant’s Work. Notwithstanding the foregoing to the contrary, Landlord’s consent and the foregoing submittals shall not be required for any Alterations upon Tenant’s Work (“Cosmetic Work”) that: (i) is of a cosmetic nature such as painting, wallpapering, and installing carpeting; (ii) will not affect the electrical, mechanical (HVAC), plumbing, life safety or other systems or structure of the Building; and (iii) does not require work to be performed inside the walls or above the ceiling of the Premises; provided, however, that the performance of Cosmetic Work shall remain subject to all of the other provisions of this Section 10. If requested by Landlord (but only if the cost of Tenant’s Work will exceed $25,000), Tenant complying at its expense shall deposit with reasonable conditions Landlord prior to the commencement of any Tenant’s Work, security for the payment and requirementscompletion of such Tenant’s Work in form and amount required by Landlord. Tenant shall pay to Landlord within thirty (30) days after billing, including preparation an amount equal to the sums paid by Landlord for third party examination of all construction plans, drawings Tenant’s plans and specifications for any Tenant’s Work (excluding Cosmetic Work). Landlord’s approval of any Tenant’s Work shall not constitute a representation by Landlord; Landlord that such Tenant’s Work complies with applicable Laws or will be adequate for Tenant’s use. All Tenant’s Work shall be performed in a good and workmanlike manner, in accordance with the use of contractors plans and subcontractors specifications approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; aforesaid, and shall meet or exceed the delivery to standards for construction and quality of materials established by Landlord of duplicate originals of all marked construction drawingsfor the Building. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition All Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant Work shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules applicable Laws and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationsinsurance requirements.

Requirements. Landlord may condition its consent for Notwithstanding the above, the Lending Entities shall not be obliged to meet any Alterations upon Tenant complying at its expense with reasonable conditions and requirementsDrawdown Request if (i) it has not been completed pursuant to the procedure established in Stipulation 6.1; (iii) no Termination Events have occurred that have not been remedied or consented to by the Lending Entities or which have occurred as a result of delivering the funds; or (iv) the Borrower’s declarations contained in Stipulation 21 that, including preparation according to the terms of all construction planssubsection 21.2, drawings and specifications for approval by Landlord; had to be valid on the use date of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord the funds, were not accurate with regard to all their material aspects or ceased to be exact as a beneficiaryresult of this delivery; and (iv) failure to pay commissions included in the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide Commission Letter signed on the approval Novation Signing Date // in accordance with the provisions set forth in Section 17.1 Clause 17.4 below, and costs and expenses incurred from preparing and negotiating the Novation Agreement, excluding expenses incurred from legal assessors of Lending Entities, at the same time as the first Drawdown of the Loan was delivered (ior related to it) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 Sub-Tranche B1; (iiv) a Substantial DTN Adverse Effect has occurred; or (yvi) condition Tenant’s willingness failure to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation receive documents and expense, and strictly comply with conditions indicated below in the following requirements:satisfactory form and content required by the Agent. (a) Following approval by Landlord Corporate documentation of Alterations, Tenant shall give Landlord at least ten days’ prior Notice the Borrower and the Guarantors: (i) copies of commencement proxies of work people who sign the Novation Agreement and the Guarantor’s Deeds of Accession mentioned in the Premises so that Landlord may post notices of previous Sub-Tranche and duly made public (and, where appropriate, registered at the corresponding Commercial Registry Office) with regard to Spanish companies, or granted before a foreign notary and legalised with regard to non-responsibility Spanish companies (except in or upon the Premises as provided by lawcase of Telvent Export whose powers must be supplied within a term of three working days following the Novation Signing Date); (bii) The Alterations must use materials copies of at least equal quality updated statutes of both the Borrower and Spanish Guarantors certified by their corresponding directors or secretaries or, where appropriate, a copy of the Articles of Incorporation deed and all those that contain any subsequent changes to Leasehold Improvements at such statutes (certified by their corresponding directors or secretaries); and, with regard to foreign Guarantors, equivalent documentation pursuant to the Commencement DateSpanish law, which is applicable to them (except in the case of documents of Telvent Farradyne, Telvent USA, Telvent Traffic and Telvent Canada, which must be performed delivered within the term set forth in compliance section 22.2.29 below); (iii) with all lawsregard to Spanish Guarantors with Limited Companies, ordinanceswhose director or direct partner is the Borrower, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment copy of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion agreements of the PremisesGeneral Partners’ Meeting approving the granting of the Novation Agreement or, Building where appropriate, copies of certificates issued by their corresponding directors or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationssecretaries which confirm that the Borrower is neither director nor direct partner of such Guarantors.

Requirements. Landlord (A) All coverages in the Insurance Policies shall be primary and any coverage Purchaser may condition have in any of its consent own insurance policies shall not be considered contributory. (B) Contractor shall: (a) forthwith upon receipt of the Form and upon the renewal of any Insurance Policy, provide to Purchaser certificates of insurance for any Alterations upon Tenant complying at its expense with reasonable conditions all Insurance Policies showing Contractor and requirements, including preparation Purchaser as insured persons where required and showing required waivers of all construction plans, drawings subrogation and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval coverage set forth in Section 17.1 this Schedule A. Such coverage shall include all Contractor’s employees and their equipment and vehicles used at Purchaser’s premises in connection with this Service Order, if any. Either such certificates will show all Contractor Parties as insured persons or Contractor will obtain certificates for the same required insurance from its Contractor Parties (i) including all required hold harmless agreements and if Landlord does not so approvewaivers of subrogation), and provide same to Purchaser. The certificates will show that all insurers shall give Purchaser prior written notice of cancellation or material amendment of any Insurance Policy. Should Contractor fail to take out and maintain said Insurance Policies or provide said certificates of insurance as and when required by this Service Order, Contractor will indemnify and hold harmless Purchaser for any loss suffered or incurred by Purchaser resulting from any shortfall in writing, it insurance; and Purchaser shall be deemed that Tenant must remove entitled, at its discretion, to withhold any payments owing to Contractor until such time as Contractor provides the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end required certificates of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; insurance; (b) The Alterations must use materials promptly notify Purchaser of at least equal quality any proposed amendment or any pending or actual non-renewal of any of the Insurance Policies which reduces the insurance coverage provided thereunder to Leasehold Improvements at the Commencement Dateless than what has been stipulated in this Schedule A, and must be performed shall not agree to any such amendment or non-renewal without first obtaining the approval in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment writing of the other tenants in the ComplexPurchaser; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion ensure that all conditions of the PremisesInsurance Policies are complied with at all times; (d) not do or omit to do anything which might impair the cover under the Insurance Policies or prejudice any claim thereunder and as soon as practical, Building or Complex notify Purchaser of any occurrence at Purchaser’s premises of which it is aware that may give rise to a claim under any Insurance Policy and thereafter keep Purchaser informed of developments concerning the claim; (e) promptly notify Purchaser if the insurer gives notice of cancellation in connection with approving respect of any Alterations shall be paid solely by Tenant to Landlord prior to commencing Insurance Policy; and (f) immediately notify Purchaser of any Alterationsevent which may result in any of the Insurance Policies being cancelled.

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval a. You agree to abide by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end then-current “Rules of the Lease TermRoad” posted on Epic’s user web site, which apply to the Care Everywhere Network. Tenant shall obtain all necessary permits for any Alterations The current Rules of the Road are attached as its sole obligation Exhibit A to this Addendum and expense, and strictly may be revised as provided in the Rules of the Road. Failure to comply with the following requirements:Rules of the Road may result in Epic (or the Governing Council, as explained in Section 3) taking appropriate action consistent with the policies and procedures of the Rules of the Road, and You agree to accept any determination made or action taken by Epic or the Governing Council pursuant to this Addendum or the Rules of the Road, as applicable, concerning violations of this Addendum or the Rules of the Road. (a) Following approval by Landlord of Alterationsb. If You use Care Everywhere, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work You agree that, except as provided in the Premises so Rules of the Road, You will not restrict any other Care Everywhere Customer who follows the above-mentioned Rules of the Road from obtaining any of the patient information available through Care Everywhere. c. You may not make any modifications to any of the Code for Care Everywhere or to any Epic- released records related to Care Everywhere, which includes without limitation, restricting any other Care Everywhere Customer from obtaining any of the patient information available through Care Everywhere. d. Use of Care Everywhere with a Non-Network Connection requires that Landlord may post notices of nonYou have enabled and are using the functionality that allows You to respond to Care Everywhere queries for patient information from other Care Everywhere Customers. e. You understand it is Your responsibility (and not Epic’s) to determine and establish, along with each Non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement DateNetwork Connection, under what circumstances, standards, and must terms patient information will be performed in exchanged with that Non-Network Connection. In addition, You agree to be responsible for compliance with all lawsthe laws applicable to You (including implementing HIPAA compliant privacy and security measures) regarding the use, ordinancesdisclosure, rules and regulation now or hereafter exchange of patient information with Your Non-Network Connections. If, in effect and the future, there is a network that permits a Non-Network Connection to connect to the Care Everywhere Network, then You understand that participation in a manner such that they will not interfere with network would be subject to the quiet enjoyment then-current Rules of the Road and may require that You and the Non-Network Connection enter into a separate agreement with Epic. f. You agree to implement security and access measures with respect to Your communication infrastructure for Care Everywhere, including access to the communication servers and the digital certificates used to validate You as a Care Everywhere Customer, that are HIPAA compliant. In addition, You understand that Care Everywhere includes certain privacy, security, and authorization configuration settings such as user privileges, restricted department, and authorization requirement settings, as well as other tenants configuration settings, that need to be configured based on Your workflows and implementation of the Program Property, and You agree to review the available configuration settings in the Complex; and (c) All costs current and expenses incurred by Landlord subsequent versions of Care Everywhere, determine the appropriate settings for Your use of Care Everywhere, and then configure and test Care Everywhere in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any AlterationsYour system.

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying shall, at its expense expense, comply with, or cause to be complied with, all insurance requirements imposed by insurers providing insurance to Tenant hereunder, and all current and future laws, statutes, ordinances and regulations of federal, state, county and, municipal authorities including, but not limited to, the Americans With Disabilities Act (collectively, "Laws"), the Covenants and Agreements and those to which the Premises or this Lease is later made in accordance with reasonable conditions this Lease, which shall impose any duty or obligation on the Premises or the owner thereof including, but not limited to, a duty to construct additional improvements or modify the Improvements or with respect to the conduct of Tenant's business therein to the extent the last date for mandatory compliance falls within the Term; provided, however, in the event of a required compliance with laws if two (2) years or less remain in the Term and requirementsthe cost of a mandated improvement or alteration (competitively bid) exceeds the sum of One Hundred Thousand and No/100 Dollars ($100,000.00), including preparation Tenant may, unless nullified by Landlord as provided in Section 13.2 hereof, terminate the Lease effective upon ninety (90) days notice to Landlord and in the event of such termination shall have no obligation to construct such additional improvements or modify the Improvements to comply with such laws. Tenant shall, together with its notice of termination, provide Landlord with copies of all construction plans, drawings bids secured by Tenant to perform such improvement or alteration and any plans or specifications prepared by or for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and have the right at Tenant's own expense, to object to and strictly comply appeal from any administrative or judicial decision requiring compliance and Landlord shall cooperate at Tenant's expense with any such appeal and/or objection by Tenant. In the event compliance shall require improvements or alterations to the Premises during the Term and Tenant is obligated to perform the same as provided for in this Section 13.1, Tenant shall, at Tenant's sole expense, construct such improvements in accordance with the following requirements: (a) Following approval by Landlord provisions for Tenant's alterations contained in Article IX of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationsthis Lease.

Requirements. If any space in the Building becomes available, prior to leasing the available space to a third party, Landlord may condition its consent for any Alterations upon will notify Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; 's intent to lease such space and the delivery date such space will be available for occupancy ("Landlord's Notice"). Tenant will have five (5) business days after receipt of Landlord's Notice, time being of the essence, within which to exercise Tenant's right of first refusal by giving notice thereof to Landlord in the manner specified in the Lease for giving notices. If Tenant exercises such right of duplicate originals first refusal, then such additional space will become part of the Premises leased to Tenant pursuant to the Lease, as amended, on the commencement date specified in Landlord's Notice to Tenant, subject to all marked construction drawingsof the terms and conditions of the Lease, as amended. In requesting Tenant agrees to enter into an amendment to the Lease setting forth the terms on which the additional space is to be added to the Premises within fifteen (15) days after receipt of such amendment from Landlord’s consent. If Tenant does not timely exercise its right of first refusal, or if Tenant may (x) ask fails to execute and deliver such lease amendment with respect thereto within such 15-day period, then Landlord will have the right to provide lease such additional space to a third party and Tenant's right of first refusal as to such space hereunder will lapse and be of no further effect. This right of first refusal is personal to Data Transmission Network Corporation, and in no event will any assignee of the approval Lease or sublessee of the Premises have the right of first refusal set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationsthis Paragraph.

Requirements. Tenant shall not make any replacement, alteration, improvement ------------ or addition to or removal from the Premises (collectively an "Alteration") that shall either (a) cost in excess of $10,000 or (b) affect a Building system, or the Building structure or external appearance without the prior written consent of Landlord, which consent shall not be unreasonably withheld unless such Alteration affects the structure or systems of the Building, the exterior appearance of the Building or affects any other tenant's premises, in which case Landlord may condition withhold its consent of any reason. Alterations permitted hereunder without the consent of Landlord will be referred to as "Permitted Alterations." In the event Tenant proposes to make any Alteration that is not a Permitted Alteration, Tenant shall, prior to commencing such Alteration, submit to Landlord for any Alterations upon Tenant complying at its expense prior written approval: i. detailed plans and specifications; ii. the names, addresses and copies of contracts for all contractors; iii. all necessary permits evidencing compliance with reasonable conditions all applicable governmental rules, regulations and requirements; iv. certificates of insurance in form and amounts required by Landlord, including preparation naming Landlord, its managing agent, and any other parties designated by Landlord as additional insureds; and v. all other documents and information as Landlord may reasonably request in connection with such Alteration. Tenant agrees to pay Landlord's reasonable charges for review of all construction plans, drawings such items and supervision of any Permitted Alteration. Neither approval of the plans and specifications for approval nor supervision of the Alteration by Landlord; Landlord shall constitute a representation or warranty by Landlord as to the use accuracy, adequacy, sufficiency or propriety of contractors such plans and subcontractors specifications or the quality of workmanship or the compliance of such Alteration with applicable law. Tenant shall pay the entire cost of the Alteration. Each Alteration shall be performed in a good and workmanlike manner, in accordance with the plans and specifications approved by Landlord; , and shall meet or exceed the delivery standards for construction and quality of performance and payment bonds showing materials established by Landlord as a beneficiary; and for the delivery to Landlord of duplicate originals of all marked construction drawingsBuilding. In requesting Landlord’s consentaddition, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it each Alteration shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all lawsapplicable governmental laws and regulations and insurance company requirements. Each Permitted Alteration shall, ordinancesat the option of Tenant, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred be performed by Landlord in alteringor under Landlord's supervision, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any and all Alterations shall be paid solely made in harmony with Landlord's employees, contractors and other tenants. Each Alteration, whether temporary or permanent in character, made by Landlord or Tenant in or upon the Premises (excepting only Tenant's furniture, personal property, equipment and trade fixtures) shall become Landlord's property and shall remain upon the Premises at the expiration or termination of this Lease without compensation to Tenant; provided, however, that Landlord shall have the right to require Tenant to remove such Alteration at Tenant's sole cost and expense in accordance with the provisions of Section 14 of this Lease, which required removal shall be specified by Landlord prior when Landlord consents to commencing any Tenant's requested Alterations.

Requirements. Landlord may condition its consent for Prior to starting work on any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give furnish Landlord at least ten days’ prior Notice with two (2) complete sets of commencement of work professionally prepared working drawings (which shall include any architectural, structural, electrical, mechanical, computer system wiring, and telecommunication plans, which shall all be in CAD or other electronic format if requested by Landlord), and will be consistent with the construction methods and procedures manual attached hereto as Exhibit K, as amended from time to time for the Premises so that (the “Tenant Construction Manual”); names of contractors reasonably acceptable to Landlord; required permits and approvals; and evidence of contractor’s and subcontractor’s insurance in amounts reasonably required by Landlord and naming as additional insureds the Landlord, the managing agent for the Premises, and such other Additional Insured Parties (as defined in Section 13) as Landlord may post notices designate for such purposes. All Cable shall be clearly marked with adhesive plastic labels (or plastic tags attached to such Cable with wire) to show the purpose of non-responsibility such Cable (i) every six (6) feet in locations behind walls, beneath floors, and above ceilings (specifically including, but not limited to, the electrical room risers), and (ii) at the termination point(s) of such Cable. “Cable” shall mean and refer to any electronic, fiber, phone and data cabling and related equipment that is installed by or upon for the Premises exclusive benefit of Tenant or any party acting under or through Tenant. Any changes to the plans and specifications, other than di minimus changes that are purely cosmetic, do not affect the Building structure or mechanical systems, and do not cause the cost of the Alterations to exceed $1,000,000 (which amount shall be increased by the same percentage as provided by law; the Index as of each Adjustment Date), must also be submitted to Landlord for its approval. Prior to commencing Alterations, Tenant shall provide Landlord with a copy of the contract for the Alterations and evidence satisfactory to Landlord as to the existence of all necessary permits (to the extent not previously provided). Alterations shall be (a) constructed in a good and workmanlike manner, (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Dateconsistent with first class standards, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs consist of materials of a quality reasonably approved by Landlord, and Tenant shall ensure that no Alteration impairs any Building system, (d) performed by contractors or mechanics whose labor union affiliations are not incompatible with those ‎of any workers, contractors or subcontractors who may be employed, retained or engaged by the ‎Landlord for the development and making of any alterations at the Premises, and who are otherwise reasonably approved by Landlord, (e) in accordance with the Tenant Construction Manual, if any, and (f) designed and performed in accordance with all applicable Laws. It shall be deemed reasonable for Landlord to withhold its consent to any Alteration that adversely affects a Building’s roof, structure, or systems, that is inconsistent with a first-class life science building, that results in an increase in gross floor area at the Premises or alteration of any Building footprint, that would violate any certificate of occupancy for the Buildings or any other permits or licenses relating to the Buildings, that would reduce the utility of the Premises for life sciences laboratory, research, and manufacturing purposes, or that is otherwise inconsistent with the requirements of this Section. Tenant shall reimburse Landlord for any third-party expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving the review, inspection, and coordination of T▇▇▇▇▇’s plans for Alterations and T▇▇▇▇▇’s performance thereof. Upon completion, Tenant shall furnish “as-built” plans (in CAD or other electronic format, if requested by Landlord) for Alterations, customary American Institute of Architects completion affidavits, full and final waivers of lien, any applicable certificate of occupancy for the space affected by such Alterations and other applicable municipal or local sign-offs and inspection reports, and any other items reasonably required by Landlord for closing out the particular work in question. Landlord’s approval of an Alteration shall not be paid solely deemed to be a representation by Tenant to Landlord prior to commencing that the Alteration complies with Law or will not adversely affect any AlterationsBuilding system.

Requirements. (a) Tenant shall not make any replacement, alteration, ------------ improvement or addition to or removal from the Premises (collectively an "alteration") without the prior written consent of Landlord, which consent shall not be unreasonably withheld or delayed. Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications shall respond to Tenant's requests for approval for alterations from time to time within a reasonable period of time (taking into consideration, among other factors, the complexity and scale of the proposed alterations) and, if Landlord withholds consent to any proposed alterations, Landlord shall provide a written response to Tenant setting forth the reasons therefor. Notwithstanding anything contained to the contrary herein, Tenant shall, without Landlord's consent, have the right to make improvements or minor decorations within the Premises, employing contractors selected by Tenant, provided such improvements or decorations are in keeping with the standards of Tenant's existing Premises and do not affect the structure of the Building or any Building systems for which Landlord has maintenance responsibility. In the event Tenant proposes to make any alteration requiring Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery 's consent hereunder, Tenant shall, prior to commencing such alteration, submit to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s for prior written consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 : (i) detailed plans and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 specifications; (ii) the names, addresses and copies of contracts for all contractors; (iii) all necessary permits evidencing compliance with all applicable governmental rules, regulations and requirements; (iv) certificates of insurance in form and amounts reasonably required by Landlord (including, without limitation, workers' compensation insurance and additional personal injury and property damage insurance over and above the insurance required to be carried by Tenant pursuant to Subsection 13.1 hereof) naming Landlord, its managing agent, and any other parties designated by Landlord as additional insureds; and (v) all other documents and information as Landlord may reasonably request in connection with such alteration. (b) Neither approval of the plans and specifications nor supervision of the alteration by Landlord shall constitute a representation or (y) warranty by Landlord as to the accuracy, adequacy, sufficiency or propriety of such plans and specifications or the quality of workmanship or the compliance of such alteration with applicable law. Landlord may, as a condition Tenant’s willingness of its approval, require Tenant to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration any non-standard office fixtures or equipment at the end expiration of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as repair, at its sole obligation cost and expense, any damage caused by the removal of such non-standard office fixtures or equipment. The provisions of subsection (e) below shall apply to all non-standard office fixtures and strictly comply equipment. (c) Tenant shall pay the entire cost of the alteration. (d) Each alteration shall be performed in a good and workmanlike manner, in accordance with the following requirements: (a) Following approval plans and specifications approved by Landlord, and shall meet or exceed the standards for construction and quality of materials established by Landlord of Alterationsfor the Building. In addition, Tenant each alteration shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules applicable Legal Requirements and regulation now or hereafter in effect shall be performed at such times and in such manner as Landlord may from time to time reasonably direct. Each alteration shall be compatible with Building systems. (e) Each alteration, whether temporary or permanent in character, made by Landlord or Tenant in or upon the Premises (excepting only Tenant's furniture, equipment and trade fixtures) shall become Landlord's property and shall remain upon the Premises at the expiration or termination of this Lease without compensation to Tenant. If Tenant installs any alteration without Landlord's consent, or if a manner permitted condition of such that they will not interfere with the quiet enjoyment consent was removal, Landlord may, without waiving any other rights or remedies hereunder against Tenant for such breach of the other tenants in lease, also designate the Complex; andremoval of such alterations at Tenant's expense. (cf) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion Upon completion of the Premiseswork, Building or Complex in connection with approving any Alterations other than decorations, Tenant shall be paid solely by Tenant deliver to Landlord prior to commencing any Alterationstwo complete sets of construction documents and plans (one set being printed on Mylar) and all certificates indicating final approval thereof from all governmental and insurance authorities having or asserting jurisdiction from which approvals may be required.

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirementsAny alterations, including preparation of all construction plans, drawings and specifications for approval additions or installations performed by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may Lessee (xhereinafter collectively "alterations") ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness subject to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply strict conformity with the following requirements: (a) All alterations shall be at the sole cost and expense of Lessee; (b) Prior to commencement of any work of alteration, Lessee shall submit detailed plans and specifications, including working drawings, (hereinafter referred to as "Plans") of the proposed alterations, which shall be subject to the consent of Lessor in accordance with the terms of Section 15.1 above; (c) Following approval of the Plans by Landlord of AlterationsLessor, Tenant Lessee shall give Landlord Lessor at least ten days’ (10) days prior Notice written notice of commencement of work in the Leased Premises so that Landlord Lessor may post notices of non-responsibility in or upon the Leased Premises as provided by law; (bd) No alterations shall be commenced without Lessee having previously obtained all appropriate permits and approvals required by and of governmental agencies; (e) All alterations shall be performed in a skillful and workmanlike manner, consistent with the best practices and standards of the construction industry, and pursued with diligence in accordance with the Plans previously approved by Lessor and in full accord with all applicable laws and ordinances. All material, equipment, and articles incorporated in the alterations is to be new, and of recent manufacture, and of the most suitable grade for the purpose intended; (f) Lessee must obtain the prior written approval from Lessor for Lessee's contractor prior to commencement of the work. Lessee's contractor shall maintain all of the insurance reasonably required by Lessor, including comprehensive general liability, workers' compensation, builder's risk insurance and course of construction insurance; (g) As a condition of approval of the alterations, Lessor may require performance and labor and materialmen's payment bonds issued by a surety approved by Lessor, in a sum equal to the cost of the alterations guarantying the completion of the alterations free and clear of all liens and other charges in accordance with the Plans. Such bonds shall name Lessor as beneficiary; (h) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and alterations must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants Lessees in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.

Requirements. Landlord may condition its consent for any Alterations upon (a) When Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consentperforms an Alteration, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 shall: (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove perform the Alteration unless Landlord later exercises its right under Section 17.1 in a good and workmanlike manner using contractors and mechanics of recognized competence and using materials and equipment at least comparable in grade to the original installation in the Building; (ii) or (y) condition Tenant’s willingness to do perform the Alteration on Landlord’s written agreement that Tenant can remove in compliance with Applicable Law; and (iii) pay for all costs incurred in connection with the Alteration at Alterations, without limitation, all permits, certificates, approvals and licenses necessary to complete the end Alterations. (b) Prior to commencing the performance of the Lease Term. an Alteration, Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (ai) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in obtain all permits, approvals and certificates required by Applicable Law needed for the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment performance of the other tenants Alteration, except insofar as governmental practice and procedure requires that such permits, approvals and certificates be issued in stages, in which case Tenant shall obtain the Complexsame as required for the performance of the Alteration; and (ii) Tenant shall obtain, or cause to be carried by Tenant's general contractor, commercial general liability insurance, "all risk" Builder's Risk Insurance and worker's compensation insurance, with completed operations endorsement, which insurance shall (x) include Landlord and Landlord's Mortgagee and the managing agent for the Building as additional insureds, and (if and to the extent that the same shall be customary) shall provide that the insurer will give Landlord and said additional insureds thirty (30) days prior written notice of cancellation of said policy and of any material modification thereof, (y) be in such limits as are reasonably appropriate for the nature and cost of the particular work, and (z) be issued by a company or companies of recognized responsibility and licensed to do business in the State of New York. (c) All costs Promptly following completion of any Alteration and expenses incurred by Landlord's request therefor, Tenant shall deliver to Landlord in altering(x) the final governmental approvals, repairing including any amended or replacing any portion newly issued certificate of the Premises, Building or Complex occupancy required in connection with approving the completed Alteration, and (y) such "as built" plans for such Alteration as are required by Applicable Law. Landlord acknowledges that all plans for any Alterations Alteration, including, without limitation, any "as-built" plans required to be delivered to Landlord pursuant to this Article 11, shall remain the exclusive property of Tenant and/or the architect and/or the engineer who prepared such plans, provided that Landlord shall be paid solely by Tenant permitted to use such plans for the purpose of completing such Alteration if and when Landlord prior has the right to commencing any Alterationsdo so under the terms of this Lease.

Requirements. Landlord may condition its consent Except for any Alterations upon Tenant complying at its expense with reasonable conditions nonstructural interior alteration which costs Fifteen Thousand Dollars ($15,000) or less and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord which does not so approveaffect the Building systems. Tenant shall not make or suffer to be made any alterations, in writingadditions, it or improvements in, on, or to the Premises or any part thereof without the prior written consent of Landlord which consent shall not be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) unreasonably withheld. Any such alterations, additions, or (y) condition improvements in, on, or to said Premises, except for Tenant’s willingness to do the Alteration on 's movable furniture and equipment, shall immediately become Landlord’s written agreement that Tenant can remove the Alteration 's property and, at the end of the Lease Termterm hereof, shall remain on the Premises without compensation to Tenant. Tenant In the event Landlord consents to the making of any such alterations, additions, or improvements by Tenant, the same shall obtain all necessary permits for any Alterations as its be made by Tenant, at Tenant's sole obligation cost and expense, in accordance with plans and strictly comply with specifications reasonably approved by Landlord, and any contractor or person selected by Tenant to make the following requirements: (a) Following approval same must first be approved in writing by Landlord of Alterationswhich approval shall not be unreasonably withheld. If the alterations, additions or improvements shall be made by Landlord for Tenant's account, Tenant shall give reimburse Landlord at least for the cost thereof within twenty (20) days after receipt of a statement, setting forth the actual cost of such alterations, additions or improvements. In the event Landlord is required to supervise such alterations, additions or improvements, Tenant shall pay Landlord an administrative charge of ten days’ prior Notice percent (10%) of commencement the actual cost of work in such alterations, additions or improvements. After the expiration or sooner termination of the Lease Term and upon demand by Landlord, Tenant shall remove any or all alterations, additions, or improvements made by or for the account of Tenant, designated by Landlord to be removed unless Landlord had previously consented to allow such to remain, and Tenant shall repair and restore the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Datetheir original condition, subject to ordinary wear and must tear. Such removal, repair and restoration work shall be performed in compliance done promptly and with all laws, ordinances, rules due diligence at Tenant's sole cost and regulation now or hereafter expense. The provisions of this Section 12 shall not apply to the initial Tenant Improvements described in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant EXHIBIT C to Landlord prior to commencing any Alterationsthis Lease.

Requirements. Landlord may condition its consent for any Alterations upon All construction and installation of the Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it Improvements shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness subject to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply strict conformity with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten (10) days’ ' prior Notice written notice of commencement of work in the Premises construction of the Tenant Improvements so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials All Tenant improvements shall be constructed in a skillful and workmanlike manner, consistent with the best practices and standards of at least equal quality to Leasehold Improvements at the Commencement Dateconstruction industry, and pursued with diligence in accordance with the Approved Construction Plans and in full accord with all applicable laws, regulations and ordinances, including without limitation, the ADA. All material, equipment, and articles incorporated in the Tenant Improvements are to be new, and of recent manufacture, and of the most suitable grade for the purpose intended; (c) The Contractor shall maintain all of the insurance reasonably required by Landlord, including, without limitation, commercial general liability and workers' compensation insurance in the amounts specified in Article 9 of the Lease, and builder's risk and course of construction insurance in an amount not less than the total Tenant Improvement Costs. Tenant shall provide Landlord with certificates of insurance evidencing such insurance coverage by Contractor prior to commencing the construction of the Tenant Improvements. Landlord and any other party in interest designated by Landlord shall be named as an additional insured on the commercial general liability policy, and Landlord shall be named as the loss payee on the builder's risk and course of construction insurance. (d) Landlord may require performance and labor and materialmen's payment bonds issued by a surety approved by Landlord, in a sum equal to the Tenant Improvement Costs, guarantying the completion of the Tenant Improvements free and clear of all liens and other charges in accordance with the Approved Construction Plans. Such bonds shall name Landlord as beneficiary; (e) Construction of the Tenant Improvements must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they it will not interfere with the quiet enjoyment of the other tenants in the Complex; and; (cf) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion Construction of the Premises, Building or Complex in connection with approving any Alterations shall Tenant Improvements must be paid solely by Tenant to Landlord prior to commencing any Alterationscompleted during calendar year 2000.

Requirements. Landlord may condition its consent for any Alterations upon Any work performed at the Building or on the Premises by Tenant complying at its expense or Tenant's contractor in connection with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it improvements shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness subject to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following additional requirements: (a) Following approval Such work shall not proceed until Landlord has approved (which shall not be unreasonably withheld or delayed) in writing: (i) Tenant's contractor, (ii) the amount and coverage of public liability and property damage insurance, with Landlord named as an additional insured, carried by Landlord of AlterationsTenant's contractor, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law;(iii) complete and detailed plans and specifications for such work, and (iv) a schedule for The Work. (b) The Alterations must use materials All work shall be done in conformity with a valid permit when required, a copy of at least equal quality which shall be furnished to Leasehold Improvements at the Commencement DateLandlord before such work is commenced. In any case, and must all such work shall be performed in compliance accordance with all applicable laws. Notwithstanding any failure by Landlord to object to any such work, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere Landlord shall have no responsibility for Tenant's failure to comply with the quiet enjoyment of the other tenants in the Complex; andapplicable laws. (c) All work by Tenant or Tenant's contractor shall be done with union labor in accordance with all union labor agreements applicable to the trades being employed. (d) All work by Tenant or Tenant's contractor shall be scheduled, on a reasonable basis, through Landlord. (e) Tenant or Tenant's contractor shall arrange for necessary utility, hoisting and elevator service, on a nonexclusive basis, with Landlord's contractor and shall pay such reasonable costs and expenses incurred for such services as may be charged by Landlord's contractor. Landlord in alteringshall have the right to require any necessary movement of materials by the elevator to be done after regular working hours at the expense of Tenant. (f) Tenant's entry on the Premises for any purpose, repairing including, without limitation, inspection or replacing any portion performance of improvement work by Tenant, prior to the Commencement of the Premises, Building or Complex in connection with approving any Alterations term shall be paid solely subject to all of the covenants of this Lease except the payment of rent. Entry by Tenant to Landlord prior to commencing any Alterationsshall include entry by Tenant's officers, employees, contractors, licensees, agents, servants, guests, invitees or visitors.

Requirements. Except as provided in Section 12.D., Tenant shall not make any replacement, alteration, improvement or addition to or removal from the Premises (collectively an "ALTERATION") without the prior written consent of Landlord may condition its consent (not to be unreasonably withheld, as hereinafter provided). Subject to the terms of Section 12.D., if Tenant proposes to make any alteration requiring Landlord's consent, Tenant shall, prior to commencing the alteration, submit to Landlord for any Alterations upon Tenant complying at its expense with reasonable conditions Landlord's prior written approval detailed plans and requirementsspecifications. In addition, including preparation following approval of all construction plans, drawings the detailed plans and specifications for approval any alteration by Landlord, and prior to commencing the alteration, Tenant shall also submit to Landlord, for Landlord's approval: (i) the names, addresses and, if required by any Mortgagee or Ground Lessor (as those terms are defined in Section 23), copies of contracts for all contractors; the use (ii) all necessary permits evidencing compliance with all applicable governmental rules, regulations and requirements; (iii) certificates of contractors insurance (including builders risk) in form and subcontractors approved amounts required by Landlord, naming Landlord, its managing agent and any other parties reasonably designated by Landlord as additional insureds; (iv) payment and performance bonds from sureties and in form and amount satisfactory to Landlord, in its discretion, with respect to any alteration, the delivery cost of performance which Landlord determines, in its reasonable discretion, will exceed Five Hundred Thousand and payment bonds No/100 Dollars ($500,000.00), showing Landlord as a beneficiarydual obligee; and (v) all other documents and information as Landlord may reasonably request in connection with the delivery proposed alteration. If Tenant requests that Landlord perform any construction management or supervisory services relative to any alterations (other than in connection with the Tenant Improvements, for which Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (iwill not charge a fee) and if Landlord does not so approveagrees to perform the services, in writingthen Tenant agrees to pay Landlord market rate charges for the services, it to be agreed upon by Landlord and Tenant. In addition, Tenant shall be deemed reimburse Landlord within thirty (30) days following Landlord's written request, for any out-of-pocket costs incurred by Landlord for review of architectural and engineering plans and specifications; provided that prior to incurring any charges for review of plans and specifications, Landlord shall notify Tenant must remove of its intention to engage an architect and/or engineer to review the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do same and the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end anticipated cost of the Lease Termreview. Neither approval of the plans and specifications nor supervision of the alteration by Landlord shall constitute a representation or warranty by Landlord as to the accuracy, adequacy, sufficiency or propriety of the plans and specifications or the quality of workmanship or the compliance of the alteration with applicable law. Tenant shall obtain all necessary permits for any Alterations as its sole obligation pay the entire cost of the alteration. Each alteration shall be performed in a good and expenseworkmanlike manner, in accordance with the plans and specifications approved by Landlord, and strictly comply with shall meet or exceed the following requirements: (a) Following approval standards for construction and quality of materials established by Landlord of Alterationsfor the Building. In addition, Tenant each alteration shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all applicable governmental and insurance company laws, ordinancesregulations and requirements, as well as such reasonable construction rules and regulation now or hereafter regulations for the Building as may be promulgated by Landlord from time to time (including, without limitation, any rules governing usage of and charges for elevator service). Each alteration shall be performed in effect harmony with Landlord's employees, contractors and other tenants and in a manner such that they will so as not to interfere with the quiet enjoyment of the any other tenants in the Complex; tenant's occupancy and (c) All costs and expenses incurred by , at Landlord's option, Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.have

Requirements. All policies required of Tenant shall be written by an insurer satisfactory to Landlord. Such policies shall name Landlord and the Senior Interest Holders (as hereinafter defined) of which Tenant has notice as additional insureds. Prior to the date Tenant enters the Premises, but in no event later than sixty (60) days after the execution of this Lease, Tenant shall deliver to Landlord copies of policies or certificates evidencing the existence of the amounts and forms of coverage required (or, in the event of self-insuring as permitted in Section 20.1(iv) hereof only, evidence of the net worth of Tenant or a Person providing a guaranty of this Lease to Landlord of not less than $10,000,000). No such policy shall be cancelable or reducible in coverage except after thirty (30) days' prior written notice to Landlord. Tenant shall, within thirty (30) days prior to the expiration of any such policies, furnish Landlord with renewals, certificates of insurance, or "binders" thereof, and, if Tenant fails to do so within ten (10) days following notice of such failure, then, upon an additional notice to Tenant, Landlord may condition its consent order such insurance and charge the cost thereof to Tenant as Additional Rent. If Landlord obtains any insurance that is the responsibility of Tenant under this Article 20, Landlord shall deliver to Tenant a statement setting forth the cost of any such insurance and showing in reasonable detail the manner in which it has been computed, and, if obtainable, a certificate of insurance naming Tenant as the insured or as an additional insured. Tenant's obligation to carry insurance provided for in this Article 20 may be satisfied by inclusion within the coverage of any Alterations upon Tenant complying at its expense with reasonable conditions and requirementsblanket policy or policies of insurance carried or maintained by Tenant, including preparation provided that the coverage required herein will not be reduced or diminished by reason of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery such blanket policies of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationsinsurance.

Requirements. Landlord may condition its consent for any Alterations upon All construction and installation of the Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it Improvements shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness subject to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply strict conformity with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten (10) days’ prior Notice written notice of commencement of work in the Premises construction of the Tenant Improvements so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials All Tenant improvements shall be constructed in a skillful and workmanlike manner, consistent with the best practices and standards of at least equal quality to Leasehold Improvements at the Commencement Dateconstruction industry, and pursued with diligence in accordance with the Approved Construction Plans and in full accord with all applicable laws, regulations and ordinances, including without limitation, the ADA. All material, equipment, and articles incorporated in the Tenant Improvements are to be new, and of recent manufacture, and of the most suitable grade for the purpose intended; (c) The Contractor shall maintain all of the insurance reasonably required by Landlord, including, without limitation, commercial general liability and workers’ compensation insurance in the amounts specified in Article 9 of the Lease, and builder’s risk and course of construction insurance in an amount not less than the total Tenant Improvement Costs. Tenant shall provide Landlord with certificates of insurance evidencing such insurance coverage by Contractor prior to commencing the construction of the Tenant Improvements. Landlord and any other party in interest designated by Landlord shall be named as an additional insured on the commercial general liability policy, and Landlord shall be named as the loss payee on the builder’s risk and course of construction insurance. (d) Landlord may require performance and labor and materialmen’s payment bonds issued by a surety approved by Landlord, in a sum equal to the Tenant Improvement Costs, guarantying the completion of the Tenant Improvements free and clear of all liens and other charges in accordance with the Approved Construction Plans. Such bonds shall name Landlord as beneficiary; (e) Construction of the Tenant Improvements must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they it will not interfere with the quiet enjoyment of the other tenants in the Complex; and; (cf) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion Construction of the Premises, Building or Complex in connection with approving any Alterations shall Tenant Improvements must be paid solely by Tenant to Landlord prior to commencing any Alterationscompleted during calendar year 2000.

Requirements. Tenant shall not assign, transfer, or hypothecate the leasehold estate under this Lease, or any interest therein, and shall not sublet the Premises, or any part thereof, or any right or privilege appurtenant thereto, or suffer any other person or entity to occupy or use the Premises, or any portion thereof, without, in each case, the prior written consent of Landlord which consent will not be unreasonably withheld. Except as provided below, in the event Tenant enters into a merger and/or acquisition agreement whereby fifty percent (50%) or more of Tenant’s stock and/or assets are transferred to a third party entity, not including any offering of Tenant’s stock on any nationally recognized public stock market and any subsequent purchases and sales of such stock thereon (“Change in Control”), said Change in Control will require Landlord’s consent pursuant to the terms of this Paragraph 21.A, and Landlord may, at Landlord’s option, require that said acquiring entity also be named as a Tenant under this Lease. Tenant shall not sublet the Premises, or any part thereof, to more than two subtenants at any one point in time without Landlord’s prior written consent, which consent may be withheld at Landlord’s sole and absolute discretion. Tenant’s failure to obtain Landlord’s prior written consent before entering into any such assignment, transfer and/or subletting shall be considered a default under this Lease and Landlord shall retain all of its rights under the Lease, including the right to elect, at Landlord’s sole and absolute discretion, to terminate either the Lease and/or the related sublease. As a condition for Landlord granting its consent to any subletting, Landlord shall require for each such subletting, that: (i) the sublease be a triple net sublease and that the basic rent due under any Alterations such sublease be no less than the then current market rent for subleases with annual increases at the then prevailing market rent for subleases; (ii) the sublease shall require that the security deposit due under the sublease be in the form of a letter of credit drawn upon an institutional lender acceptable and accessible to Landlord in form and content reasonably satisfactory to Landlord, with the letter of credit being assignable to Landlord, at no cost to Landlord, upon notice to said financial institution of a default by Tenant complying at its expense with reasonable conditions under the Lease; (iii) the sublease shall not provide for subtenant to have an option to extend the term of the sublease or an option to expand the sublet space; and requirements(iv) the Tenant shall pay to Landlord, including preparation monthly throughout the term of each approved sublease, fifty percent (50%) of all construction plansrents and/or additional consideration due Tenant from the subtenant in excess of the Rent payable by Tenant to Landlord hereunder for each such subleased space (“Excess Rent”) (with said Excess Rent subject to the terms of Lease Paragraph 4.C (“Late Charge”) and Lease Paragraph 24 (“Bankruptcy and Default”); provided, drawings and specifications for approval by Landlord; the use however, that before sharing of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterationssuch Excess Rent, Tenant shall give Landlord at least ten days’ prior Notice first be entitled to recover from such Excess Rent the amount of commencement of work the reasonable leasing commission related to said transaction paid by Tenant to a third party broker not affiliated with Tenant. Notwithstanding anything to the contrary above, in the Premises so that Landlord may post notices of non-responsibility in event Tenant subleases all or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the PremisesPremises during the first year of the Lease Term (scheduled for the period of 04/01/06 through 03/31/07) (“First Year Period”), Building or Complex in connection with approving any Alterations one hundred percent (100%) of all rents BUILDING: Potrero 1 PROPERTY: 01-0034 UNIT: 1 LEASE ID: 0034-RUCK01-01 and/or additional consideration due Tenant from its subtenants during the First Year Period shall be paid solely payable by Tenant to Landlord and Tenant agrees that during said First Year Period Tenant shall not enter into any sublease whereby the subtenant receives free and/or reduced rent during the first twelve (12) months of the sublease term. Tenant shall, by fifteen (15) days written notice, advise Landlord of its intent to assign or transfer Tenant’s interest in the Lease or sublet the Premises or any portion thereof for any part of the Term hereof. Within twenty (20) days after receipt of said written notice, Landlord may, in its sole discretion, elect to terminate this Lease as to the portion of the Premises described in Tenant’s notice on the date specified in Tenant’s notice by giving written notice of such election to terminate. If no such notice to terminate is given to Tenant within said twenty (20) day period, Tenant may proceed to locate an acceptable sublessee, assignee, or other transferee for presentment to Landlord for Landlord’s approval, all in accordance with the terms, covenants, and conditions of this Paragraph 21. Tenant shall provide Landlord with (a) a copy of the assignment and/or other transfer agreement and a copy of the certification of the change in corporate identity from the Secretary of State in the case of an assignment, or (b) a copy of the sublease in the case of a sublease for Landlord’s review, and upon Landlord’s approval of Tenant’s request to sublease and/or assign, Tenant and the assignee, transferee or subtenant shall execute Landlord’s standard written consent. If Tenant intends to sublet the entire Premises and Landlord elects to terminate this Lease, this Lease shall be terminated on the date specified in Tenant’s notice. If, however, this Lease shall terminate pursuant to the foregoing with respect to less than all the Premises, the Rent, as defined and reserved hereinabove shall be adjusted on a pro rata basis to the number of square feet retained by Tenant, and this Lease as so amended shall continue in full force and effect and Landlord, at its cost and expense, shall separately demise the remaining portion of the Premises leased to Tenant. In the event Tenant is allowed to assign, transfer or sublet the whole or any part of the Premises, with the prior written consent of Landlord, no assignee, transferee or subtenant shall assign or transfer this Lease, either in whole or in part, or sublet the whole or any part of the Premises, without also having obtained the prior written consent of Landlord. Notwithstanding the above, in no event shall Landlord consent to commencing a sub-sublease. A consent of Landlord to one assignment, transfer, hypothecation, subletting, occupation or use by any Alterationsother person shall not release Tenant from any of Tenant’s obligations hereunder or be deemed to be a consent to any subsequent similar or dissimilar assignment, transfer, hypothecation, subletting, occupation or use by any other person. Any such assignment, transfer, hypothecation, subletting, occupation or use without such consent shall be void and shall constitute a breach of this Lease by Tenant and shall, at the option of Landlord exercised by written notice to Tenant, terminate this Lease. The leasehold estate under this Lease shall not, nor shall any interest therein, be assignable for any purpose by operation of law without the written consent of Landlord. As a condition to its consent, Landlord shall require Tenant to pay all expenses in connection with any and all subleases and/or assignments and/or any amendments related thereto, including but not limited to Landlord’s fees for the processing and administration of the consent documentation and Landlord’s attorneys’ fees (if any), and Landlord shall require Tenant’s subtenant, assignee or transferee (or other assignees or transferees) to assume in writing all of the obligations under this Lease and for Tenant to remain liable to Landlord under the Lease.

Requirements. Tenant shall not assign, transfer, or hypothecate the leasehold estate under this Lease, or any interest therein, and shall not sublet the Premises, or any part thereof, or any right or privilege appurtenant thereto, or suffer any other person or entity to occupy or use the Premises, or any portion thereof, without, in each case, the prior written consent of Landlord which consent will not be unreasonably withheld. Notwithstanding the above, in the event Tenant enters into a merger and/or acquisition agreement whereby fifty percent (50%) or more of Tenant’s stock and/or assets are transferred to a third party entity (“Change in Control”), said Change in Control will require Landlord’s consent pursuant to the terms of this Paragraph 21.A, and Landlord may, at Landlord’s option, require that said acquiring entity also be named as a Tenant under this Lease; however, a sale of Tenant’s capital stock through any public or over-the-counter exchange shall not be deemed an assignment or a Change in Control, and a sale by any individual investor in Tenant of its stock, in whatever percentage, shall not be deemed an assignment or a Change in Control. Tenant shall not sublet the Premises, or any part thereof, to more than two subtenants at any one point in time without Landlord’s prior written consent, which consent may be withheld at Landlord’s sole and absolute discretion. Tenant’s failure to obtain Landlord’s prior written consent before entering into any such assignment, transfer and/or subletting shall be considered a default under this Lease and Landlord shall retain all of its rights under the Lease, including the right to elect, at Landlord sole and absolute discretion, to terminate either the Lease and/or the related sublease. As a condition for Landlord granting consent to any subletting, Landlord shall require for each such subletting, that: (i) the sublease be a triple net sublease and that the basic rent due under any such sublease be no less than the then current market rent for subleases with annual increases at the then prevailing market rent for subleases; (ii) the sublease shall require that the security deposit due under the sublease be in the form of a letter of credit drawn upon an institutional lender acceptable and accessible to Landlord in form and content reasonably satisfactory to Landlord, with the letter of credit being assignable to Landlord, at no cost to Landlord, upon notice to said financial institution of a default by Tenant under the Lease; (iii) the sublease shall not provide for subtenant to have an option to extend the term of the sublease or an option to expand the sublet space; and (iv) the Tenant shall pay to Landlord, monthly throughout the term of each approved sublease, fifty percent (50%) of all rents and/or additional consideration due Tenant from the subtenant in excess of the Rent payable by Tenant to Landlord hereunder for each such subleased space (“Excess Rent”) (with said Excess Rent subject to the terms of Lease Paragraph 4.C (“Late Charge”) and Lease Paragraph 24 (“Bankruptcy and Default”); provided, however, that before sharing of such Excess Rent, Tenant shall first be entitled to recover from such Excess Rent the amount of the reasonable leasing commission related to said transaction paid by Tenant to a third party broker not affiliated with Tenant. Tenant shall, by thirty (30) days written notice, advise Landlord of its intent to assign or transfer Tenant’s interest in the Lease or sublet the Premises or any portion thereof for any part of the Term hereof. Within thirty (30) days after receipt of said written notice, Landlord may condition its consent for any Alterations upon non-Permitted Transfer, in its sole discretion, elect to terminate this Lease as to the portion of the Premises described in Tenant’s notice on the date specified in Tenant’s notice by giving written notice of such election to terminate. If no such notice to terminate is given to Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consentwithin said thirty (30) day period, Tenant may (x) ask proceed to locate an acceptable sublessee, assignee, or other transferee for presentment to Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on for Landlord’s written agreement that Tenant can remove approval, all in accordance with the Alteration at the end terms, covenants, and conditions of the Lease Termthis Paragraph 21. Tenant shall obtain provide Landlord with (a) a copy of the assignment and/or other transfer agreement and a copy of the certification of the change in corporate identity from the Secretary of State in the case of an assignment, or (b) a copy of the sublease in the case of a sublease for Landlord’s review, and upon Landlord’s approval of Tenant’s request to sublease and/or assign, Tenant and the assignee, transferee or subtenant shall execute Landlord’s standard written consent. If Tenant intends to sublet the entire Premises and Landlord elects to terminate this Lease, this Lease shall be terminated on the date specified in Tenant’s notice. If, however, this Lease shall terminate pursuant to the foregoing with respect to less than all necessary permits for any Alterations the Premises, the Rent and Tenant’s Proportionate Share, as defined and reserved hereinabove shall be adjusted on a pro rata basis to the number of square feet retained by Tenant, and this Lease as so amended shall continue in full force and effect and Landlord, at its sole obligation cost and expense, and strictly comply with shall separately demise the following requirements: (a) Following approval by Landlord remaining portion of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in leased to Tenant. In the event Tenant is allowed to assign, transfer or upon sublet the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now whole or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion part of the Premises, Building with the prior written consent of Landlord, no assignee, transferee or Complex subtenant shall assign or transfer this Lease, either in whole or in part, or sublet the whole or any part of the Premises, without also having obtained the prior written consent of Landlord. Notwithstanding the above, in no event shall Landlord consent to a sub-sublease. A consent of Landlord to one assignment, transfer, hypothecation, subletting, occupation or use by any other person shall not release Tenant from any of Tenant’s obligations hereunder or be deemed to be a consent to any subsequent similar or dissimilar assignment, transfer, hypothecation, subletting, occupation or use by any other person. Any such assignment, transfer, hypothecation, subletting, occupation or use without such consent shall be void and shall constitute a breach of this Lease by Tenant and shall, at the option of Landlord exercised by written notice to Tenant, terminate this Lease. The leasehold estate under this Lease shall not, nor shall any interest therein, be assignable for any purpose by operation of law without the written consent of Landlord. As a condition to its consent, Landlord shall require Tenant to pay all expenses in connection with approving any Alterations and all subleases and/or assignments and/or any amendments related thereto, including but not limited to Landlord’s fees for the BUILDING: 1098 Alta PROPERTY: 1-0001 UNIT: 1 LEASE ID: 0001-SONI01-01 processing and administration of the consent documentation and Landlord’s attorneys’ fees (if any), and Landlord shall be paid solely by require Tenant’s subtenant, assignee or transferee (or other assignees or transferees) to assume in writing all of the obligations under this Lease and for Tenant to remain liable to Landlord prior to commencing any Alterationsunder the Lease.

Requirements. Landlord may condition its consent for Lessee shall not make or suffer to be made any Alterations upon Tenant complying at its expense with reasonable conditions and requirementsin, including preparation on, or to the Premises or any part thereof which will cost in excess of all construction plans$5,000.00 without the prior written consent of Lessor, drawings and specifications which consent will not be unreasonably withheld or delayed. If Lessor fails to respond within 30 days of receipt of any written request for approval by Landlord; consent to Alterations, the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it Alterations shall be deemed to have been approved provided that Tenant must remove the Alteration unless Landlord later exercises its right under written request contains a prominent warning of the date which is the deadline and that failure to respond by such deadline will constitute deemed consent pursuant to this Section 17.1 (ii) of the Lease. Any such Alterations in, on, or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration Premises, except for Lessee's movable furniture and equipment, shall immediately become Lessor's property and, at the end of the Lease Termterm hereof, shall remain on the Premises without compensation to Lessee. Tenant In the event Lessor consents to the making of any such Alterations by Lessee, the same shall obtain all necessary permits for any Alterations as its be made by Lessee, at Lessee's sole obligation cost and expense, in accordance with plans and strictly comply with the following requirements: (a) Following approval specifications approved by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement DateLessor, and any contractor or person selected by Lessee to make the same must first be performed approved in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with writing by Lessor. If the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely made by Tenant Lessor for Lessee's account, Lessee shall reimburse Lessor for the cost thereof within twenty (20) days after receipt of a statement, setting forth the actual cost of such Alterations. In any event Lessee shall pay Lessor a reasonable administrative charge. If removal was reasonably made a condition of the consent to Landlord prior the alterations, upon the expiration or sooner termination of the Lease Term, Lessee shall, upon demand by Lessor, at Lessee's sole cost and expense forthwith and with all due diligence, remove any or all Alterations made by or for the account of Lessee designated by Lessor to commencing any Alterationsbe removed, and Lessee shall forthwith, and with all due diligence, at its sole cost and expense, repair and restore the Premises to their original condition, subject to ordinary wear and tear.

Requirements. Landlord may condition its consent All insurance provided for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 this Master Lease shall (i) be maintained under valid and if Landlord does enforceable policies issued by insurers licensed and approved to do business in the state(s) where the Premises are located and having general policyholders and financial ratings of not so approveless than "A-" and "X", respectively, in writingthe then current Best's Insurance Report, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or name Landlord as an additional insured and, for the casualty policy referenced in Section 6.1, as the owner and loss payable beneficiary, (yiii) condition be on an "occurrence" basis (except as otherwise contemplated herein), (iv) cover all of Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration 's operations at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in applicable Facility or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building (v) provide that the policy may not be canceled except upon not less than thirty (30) days prior written notice to Landlord and (vi) be primary and provide that any insurance with respect to any portion of the Premises maintained by Landlord is excess and noncontributing with Tenant's insurance. The parties hereby waive as to each other all rights of subrogation which any insurance carrier, or Complex either of them, may have by reason of any provision in connection with approving any Alterations policy issued to them, provided such waiver does not thereby invalidate such policy. Original policies or reasonably satisfactory insurer certificates evidencing the existence of the insurance required by this Master Lease and showing the interest of Landlord shall be paid solely by Tenant provided to Landlord it prior to commencing the commencement of the Term or, for a renewal policy, not less than ten (10) days prior to the expiration date of the policy being renewed. If Landlord is provided with a certificate, it may demand that Tenant provide a complete copy of the related policy within ten (10) days. During the Term, Tenant shall maintain the following insurance and any Alterations.claims thereunder shall be adjudicated by and at the expense of it or its insurance carrier:

Requirements. Tenant shall be responsible for Tenant's Contractor, subcontractors, suppliers and materialmen (A) obtaining Landlord's prior written approval (which Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation shall not unreasonably withhold or delay) of all subcontractors and labor to be utilized in the performance of such construction planswork, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (xB) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain obtaining all necessary governmental permits for and approvals in connection with all construction work shown on the Final Plans (and Landlord shall have no responsibility whatsoever in connection with obtaining the same), (c) furnishing to Landlord, prior to the commencement of any Alterations as its sole obligation and expenseconstruction in the Premises, certificates evidencing comprehensive public liability insurance with limits per occurrence of not less than $[...***...] with an additional $[...***...] umbrella policy, and strictly comply property damage insurance with the following requirements: (a) Following approval by Landlord limits per occurrence of Alterationsnot less than $[...***...], Tenant shall give Landlord at least ten days’ prior Notice of commencement of work covering Tenant's Contractor's and subcontractors' operations in the Premises so that and the Building (including any liability arising out of work involving Hazardous Materials) and builders' risk insurance providing coverage in an amount equal to the full value of the Tenant Improvements upon completion thereof, and with respect to all such insurance naming Landlord as an additional insured, and upon Landlord's request also naming any or all of the Indemnitees (as defined in Section 13. a. of the Lease) as additional insureds, (D) performing the construction work in accordance with the reasonable standards and procedures which Landlord may post notices promulgate from time to time for the safe and orderly progress of non-construction (the "Construction Procedures"), and (E) performing the construction work in a good and workmanlike manner and in accordance with applicable Legal Requirements and in such manner as to preclude disturbance of other tenants and occupants of the Buildings and, with respect to any work the sound levels or other effects of which would disturb other tenants or occupants of the Buildings, performing such work during other than business hours. Landlord shall have no responsibility for furnishing any security services in or upon about the Building or Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment safeguard Tenant's construction of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing Tenant Improvements or replacing any portion of the Premises, Building or Complex materials in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationstherewith.

Requirements. Tenant shall not make any replacement, alteration, improvement or addition to or removal from the Building (collectively an "ALTERATION") without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Review and approval of the Work (as defined in the Workletter) shall be subject to the terms and conditions of the Workletter, rather than the terms and conditions of the this Section 9. In the event Tenant proposes to make any alteration, Tenant shall, prior to commencing such alteration, submit to Landlord for prior written approval: (i) detailed plans and specifications; (ii) the names, addresses and copies of contracts for all contractors; (iii) all necessary permits evidencing compliance with all applicable governmental rules, regulations and requirements; (iv) certificates of insurance in form and amounts required by Landlord, naming Landlord, its managing agent and any other parties designated by Landlord as additional insureds; and (v) all other documents and information as Landlord may condition its consent reasonably request in connection with such alteration. Tenant agrees to pay Landlord's reasonable charges for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation review of all construction plans, drawings such items and supervision of the alteration. Neither approval of the plans and specifications for approval nor supervision of the alteration by Landlord shall constitute a representation or warranty by Landlord as to the accuracy, adequacy, sufficiency or propriety of such plans and specifications or the quality of workmanship or the compliance of such alteration with applicable law. Tenant shall pay the entire cost of the alteration and, if requested by Landlord; , shall deposit with Landlord, prior to the use commencement of contractors the alteration, security for the payment and subcontractors completion of the alteration in form and amount required by Landlord. Each alteration shall be performed in a good and workmanlike manner, in accordance with the plans and specifications approved by Landlord; , and shall meet or exceed the delivery standards for construction and quality of performance and payment bonds showing materials established by Landlord as a beneficiary; and for the delivery to Landlord of duplicate originals of all marked construction drawingsBuilding. In requesting Landlord’s consentaddition, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it each alteration shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all applicable governmental and insurance company laws, ordinances, rules regulations and regulation now requirements. Each alteration shall be performed by Landlord or hereafter in effect under Landlord's supervision and in a manner harmony with Landlord's employees and contractors. Each alteration, whether temporary or permanent in character, made by Landlord or Tenant in or upon the Building (excepting only Tenant's furniture, equipment and trade fixtures) shall become Landlord's property and shall remain upon the Building at the expiration or termination of this Lease without compensation to Tenant; provided, however, that Landlord shall have the right to require Tenant to remove such that they will not interfere alteration at Tenant's sole cost and expense in accordance with the quiet enjoyment provisions of the other tenants in the Complex; and (c) All costs and expenses incurred Section 15 of this Lease, which required removal shall be specified by Landlord in alteringwhen Landlord consents to Tenant's requested alterations, repairing except, however, Landlord may require removal of any electronic, phone, data or replacing other telecommunications conduit and cabling and related equipment installed by or on behalf of Tenant by notice to Tenant given at any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord time prior to commencing any Alterationsthe expiration or earlier termination of this Lease.

Requirements. Tenant shall not make any replacement, alteration, ------------ improvement or addition to or removal from the Premises (collectively an "alteration") costing more than $5,000 to complete without the prior written consent of Landlord, which consent shall not be unreasonably withheld or delayed. In the event Tenant proposes to make any alteration, Tenant shall, prior to commencing such alteration, submit to Landlord for prior written approval: (i) detailed plans and specifications; (ii) sworn statements, including the names, addresses and copies of contracts for all contractors; (iii) all necessary permits evidencing compliance with all applicable governmental rules, regulations and requirements; (iv) certificates of insurance in form and amounts required by Landlord, naming Landlord and any other parties designated by Landlord as additional insureds; and (v) all other documents and information as Landlord may condition its consent reasonably request in connection with such alteration. Tenant agrees to pay Landlord's standard charges for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation review of all construction planssuch items and supervision of the alteration, drawings which charge as of the date of this Agreement is five (5%) percent of the cost of the alteration. Neither approval of the plans and specifications for approval nor supervision of the alteration by Landlord shall constitute a representation or warranty by Landlord as to the accuracy, adequacy, sufficiency or propriety of such plans and specifications or the quality of workmanship or the compliance of such alteration with applicable law. Tenant shall pay the entire cost of the alteration and, if reasonably requested by Landlord; , shall deposit with Landlord prior to the use commencement of contractors the alteration, security for the payment and subcontractors completion of the alteration in form and amount required by Landlord. Each alteration shall be performed in a good and workmanlike manner, in accordance with the plans and specifications approved by Landlord; , and shall meet or exceed the delivery standards for construction and quality of performance and payment bonds showing materials established by Landlord as a beneficiary; and for the delivery to Landlord of duplicate originals of all marked construction drawingsBuilding. In requesting Landlord’s consentaddition, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it each alteration shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all applicable governmental and insurance company laws, ordinances, rules regulations and regulation now or hereafter in effect requirements. Each alteration shall be performed by union contractors if reasonably required by Landlord and in a manner harmony with Landlord's employees, contractors and other tenants. Each alteration, whether temporary or permanent in character, made by Landlord or Tenant in or upon the Premises (excepting only Tenant's furniture, equipment and trade fixtures) shall become Landlord's property and shall remain upon the Premises at the expiration or termination of this Lease without compensation to Tenant; provided, however, that Landlord shall have the right to require Tenant to remove such that they will not interfere alteration at Tenant's sole cost and expense in accordance with the quiet enjoyment provisions of Section 15 of this Lease. Notwithstanding the foregoing, in the event of any permitted alteration costing Tenant more than $100,000 to fully complete, Landlord shall notify Tenant prior to Tenant's commencing such alteration work whether Landlord shall require removal of such alteration by Tenant at the end of the other tenants in the Complex; and (c) All costs Term, and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations Tenant shall be paid solely by Tenant entitled to Landlord prior to commencing any Alterationsrely on such notice.

Requirements. All insurance required to be carried by Tenant hereunder shall be issued by responsible insurance companies acceptable to Landlord may condition its consent for and Landlord's lender and qualified to do business in the State of California. Each policy shall name Landlord, Landlord's agents and, at Landlord's request, any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation mortgagee of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawingsan additional insureds, as their respective interests may appear. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it Each policy shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: contain (a) Following approval by Landlord of Alterationsa cross-liability endorsement, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality a provision that such policy and the coverage evidenced thereby shall be primary and noncontributing with respect to Leasehold Improvements at the Commencement Dateany policies carried by Landlord and that any coverage carried by Landlord shall be excess insurance, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs a waiver by the Insurer of any right of subrogation against Landlord to the extent required under Section 22.6 below. A copy of each paid up policy (authenticated by the insurer) or certificate of the insurer evidencing the existence and expenses incurred by amount of each insurance policy required hereunder shall be delivered to Landlord in altering, repairing or replacing any portion before the date Tenant is first given the right of possession of the Premises, Building or Complex in connection with approving and thereafter within thirty (30) days after any Alterations demand by Landlord therefor. Landlord may, at any time and from time to time, inspect and/or copy any insurance policies required to be maintained by Tenant hereunder. No such policy shall be paid solely by Tenant cancelable except after thirty (30) days' written notice to Landlord and Landlord's lender. Tenant shall furnish Landlord with renewals or "binders" of any such policy at least ten (10) days prior to commencing any Alterationsthe expiration thereof. Tenant agrees that if Tenant does not take out and maintain such insurance, Landlord may (but shall not be required to) procure such insurance on Tenant's behalf and charge Tenant for the premiums together with interest thereon at the Interest Rate, payable upon demand. Tenant shall have the right to provide such insurance coverage pursuant to blanket policies obtained by the Tenant, provided such blanket policies expressly afford coverage to the Premises, Landlord, Landlord's mortgagee and Tenant as required by this Lease.

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions (a) Mortgagor shall promptly comply with, or cause to be complied with, and conform to (i) all present and future laws, statutes, codes, ordinances, orders, judgments, decrees, rules, regulations and requirements, including preparation and irrespective of the nature of the work to be done, of each Governmental Authority which has jurisdiction over the Mortgaged Property and (ii) all construction planscovenants, drawings restrictions and specifications for approval conditions now or later of record which may be applicable to any of the Mortgaged Property, or to the use, manner of use, occupancy, possession, operation, maintenance, alteration, repair or reconstruction of any of the Mortgaged Property, except to the extent that failure to comply therewith could not, in the aggregate„ reasonably be expected to have a Material Adverse Effect. All present and future laws, statutes„ codes, ordinances, orders, judgments, decrees, rules, regulations and requirements of every Governmental Authority applicable to Mortgagor or to any of the Mortgaged Property and all covenants, restrictions, and conditions which now or later may be applicable to any of the Premises are collectively referred to as the “Legal Requirements”. Requirement by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord appropriate legal proceedings diligently conducted in good faith, but such right shall not be deemed or construed in any way as a beneficiary; and the delivery relieving, modifying, or extending Mortgagor’s covenant to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 comply with any such Legal Requirement unless (i) and if Landlord does not Mortgagor has given prior written notice to Mortgagee of Mortgagor’s intent so approveto contest or object to such Legal Requirement, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition TenantMortgagor shall demonsixate to Mortgagee’s willingness to do the Alteration on Landlord’s written agreement reasonable satisfaction that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed delay in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in such Legal Requirement shall not entail a manner such that they will not interfere with the quiet enjoyment risk of forfeiture of any of the Mortgaged Property or subject Mortgagor or Mortgagee to any criminal liability, (iii) by the terms of such Legal Requirement, compliance therewith pending prosecution of any such legal proceeding may legally be delayed without incurring any lien, charge or liability of any kind against the Mortgaged Property (other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing than for Permitted Exceptions or replacing any portion Liens permitted under Section 8.01 of the PremisesCredit Agreement), Building or Complex any part thereof, unless New Haven County, CT Mortgagor shall furnish a good and sufficient bond or surety as required by and reasonably satisfactory to Mortgagee and (iv) all material permits required for the operation of the Mortgaged property remain in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationseffect.

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 All insurance policies required hereunder will: (i) and if Landlord does require 30 days’ prior written notice to Lessor of cancellation, non-renewal or material change in coverage (any such cancellation, non-renewal or change, as applicable, not so approvebeing effective until the thirtieth (30th) day after the giving of such notice) except, in writingthe case of cancellation for nonpayment of premium, it only 10 days’ prior written notice shall be deemed that Tenant must remove required and in the Alteration unless Landlord later exercises its right case of cancellation of the coverages described under Section 17.1 14.a.(iv), notice as established under the applicable endorsements; (ii) or name the Additional Insureds (yas hereinafter defined) condition Tenant’s willingness to do as an additional insured under the Alteration on Landlord’s written agreement that Tenant can remove liability coverage and name Additional Insureds as sole loss payee under the Alteration at physical damage insurance coverage; (iii) not require contributions from other policies held by the end Additional Insureds; (iv) waive any right of subrogation against the Additional Insureds; (v) in respect of any liability of any of the Lease Term. Tenant shall obtain all necessary permits Additional Insureds, except for the insurers’ salvage rights in the event of a loss or damage, waive the right of such insurers to setoff, to counterclaim or to any other deduction, whether by attachment or otherwise, to the extent of any monies due the Additional Insureds under such policies; (vi) permit but not require that any of the Additional Insureds pay or be liable for any Alterations premiums with respect to such insurance covered thereby; (vii) provide for coverage in all areas in which the Aircraft is permitted to fly under the terms hereof; (viii) provide that all of the provisions thereof, except the limits of liability, will operate in the same manner as if there were a separate policy covering each Additional Insured; and (ix) contain breach of warranty provisions providing that, in respect of the interests of the Additional Insureds in such policies, the insurance will not be invalidated by any action or inaction of Lessee or any other person (other than an Additional Insured, as to itself only) and will insure the Additional Insureds regardless of any breach or violation of any warranty, declaration or condition contained in such policies by Lessee or by any other person (other than an Additional Insured, as to itself only). As used herein, the term “Additional Insureds” means “KeyCorp and its sole obligation subsidiaries and expenseaffiliated companies including KeyEquipment Finance Inc., and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationstheir respective successors and/or assigns.”

Requirements. Tenant shall not make any replacement, alteration, improvement or addition to or removal from the Premises (collectively an "alteration") without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant agrees that in performing any work in or on the Premises it shall employ the services of Landlord's architect. In the event Tenant proposes to make any alteration, Tenant shall, prior to commencing such alteration, submit to Landlord for prior written approval: (i) detailed plans and specifications; (ii) the names, addresses and copies of contracts for all contractors; (iii) all necessary permits evidencing compliance with all applicable governmental rules, regulations and requirements; (iv) certificates of insurance in form and amounts required by Landlord, naming Landlord, its managing agent and any other parties designated by Landlord as additional insureds; and (v) all other documents and information as Landlord may condition its consent reasonably request in connection with such alteration. Landlord 's prior written approval of Tenant's contractors hereunder shall not be unreasonably withheld. Tenant agrees to pay Landlord's reasonable charges for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation review of all construction plans, drawings such items and supervision of the alteration. Neither approval of the plans and specifications for approval nor supervision of the alteration by Landlord shall constitute a representation or warranty by Landlord as to the accuracy, adequacy, sufficiency or propriety of such plans and specifications or the quality of workmanship or the compliance of such alteration with applicable law. Tenant shall pay the entire cost of the alteration and, if requested by Landlord; , shall deposit with Landlord, prior to the use commencement of contractors the alteration, security for the payment and subcontractors completion of the alteration in form and amount required by Landlord. Each alteration shall be performed in a good and workmanlike manner, in accordance with the plans and specifications approved by Landlord; , and shall meet or exceed the delivery standards for construction and quality of performance and payment bonds showing materials established by Landlord as a beneficiary; and for the delivery to Landlord of duplicate originals of all marked construction drawingsBuilding. In requesting Landlord’s consentaddition, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it each alteration shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all applicable governmental and insurance company laws, ordinancesregulations and requirements. Each alteration shall be performed by Landlord or under Landlord's supervision, rules and regulation now or hereafter in effect and in a manner harmony with Landlord's employees, contractors and other tenants. Each alteration, whether temporary or permanent in character, made by Landlord or Tenant in or upon the Premises (excepting only Tenant's furniture, equipment and trade fixtures)shall become Landlord's property and shall remain upon the Premises at the expiration or termination of this Lease without compensation to Tenant; provided, however, that Landlord shall have the right to require Tenant to remove such that they will not interfere alteration at Tenant's sole cost and expense in accordance with the quiet enjoyment provisions of the other tenants in the Complex; and (c) All costs and expenses incurred Section 17 of this Lease, which required removal shall be specified by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant when Landlord consents to Landlord prior to commencing any AlterationsTenant's requested alterations.

Requirements. Tenant shall not assign, transfer, or hypothecate the leasehold estate under this Lease, or any interest therein, and shall not sublet the Premises, or any part thereof, or any right or privilege appurtenant thereto, or suffer any other person or entity to occupy or use the Premises, or any portion thereof, without, in each case, the prior written consent of Landlord which consent will not be unreasonably withheld. Notwithstanding the above, in the event Tenant enters into a merger and/or acquisition agreement whereby fifty percent (50%) or more of Tenant’s stock and/or assets are transferred to a third party entity (“Change in Control”), said Change in Control will require Landlord’s consent pursuant to the terms of this Paragraph 21.A, and Landlord may, at Landlord’s option, require that said acquiring entity also be named as a Tenant under this Lease. Tenant shall not sublet the Premises, or any part thereof, to more than two subtenants at any one point in time without Landlord’s prior written consent, which consent may condition be withheld at Landlord’s sole and absolute discretion. Tenant’s failure to obtain Landlord’s prior written consent before entering into any such assignment, transfer and/or subletting shall be considered a default under this Lease and Landlord shall retain all of its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirementsrights under the Lease, including preparation of all construction plansthe right to elect, drawings at Landlord sole and specifications absolute discretion, to terminate either the Lease and/or the related sublease. As a condition for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing granting this consent to any assignment, transfer, or subletting, Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 shall require that: (i) the sublease be a triple net sublease and if Landlord does not so approve, in writing, it shall that the basic rent due under any such sublease be deemed that Tenant must remove no less than seventy-five percent (75%) of the Alteration unless Landlord later exercises its right under Section 17.1 then current market sublease rent with annual increases at the then prevailing market rent; (ii) or the sublease shall require that the security deposit due under the sublease be in the form of a letter of credit drawn upon an institutional lender acceptable and accessible to Landlord in form and content reasonably satisfactory to Landlord, with the letter of credit being assignable to Landlord, at no cost to Landlord, upon notice to said financial institution of a default by Tenant under the Lease; (yiii) condition Tenant’s willingness the sublease shall not provide for subtenant to do have an option to extend the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end term of the Lease Term. sublease or an option to expand the sublet space; and (iv) the Tenant shall obtain pay to Landlord, monthly throughout the term of any approved sublease, seventy-five percent (75%) of all necessary permits for any Alterations as rents and/or additional consideration due Tenant from its sole obligation and expenseassignees, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterationstransferees, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work or subtenants in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment excess of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely Rent payable by Tenant to Landlord prior to commencing any Alterations.hereunder for the assigned, transferred 13 of 25 991719 v2/SF BUILDING: Marriott 12 PROPERTY: 01-0112

Requirements. All alterations, additions, improvements and partitions erected by Tenant shall be and remain the property of Tenant during the Term and Tenant shall, unless Landlord otherwise elects as herein provided, remove all alterations, additions, improvements and partitions erected by Tenant and restore the Premises to their original condition on or before the Lease Expiration Date or any sooner date of termination of this Lease; provided, however, that if Landlord so elects prior to termination or expiration of this Lease, such alterations, additions, improvements and partitions shall become the property of Landlord as of the Lease Expiration Date or any sooner date of termination of this Lease and shall be delivered up to the Landlord with the Premises. All shelves, bins, machinery and trade fixtures installed by Tenant may condition its consent for be removed by Tenant prior to the termination of this Lease if Tenant so elects, and shall be removed on or before the Lease Expiration Date or any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation sooner date of all construction plans, drawings and specifications for approval termination of this Lease if required by Landlord; upon any such removal Tenant shall restore the use of contractors Premises to their original condition. All such removals and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it restoration shall be deemed that Tenant must remove accomplished in a good and workmanlike manner so as not to damage the Alteration unless Landlord later exercises its right under Section 17.1 (ii) primary structure or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end structural qualities of the Lease TermBuilding and improvements situated in the Premises. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with Notwithstanding the following requirements: (a) Following approval by Landlord of Alterationsforegoing, Tenant shall give Landlord at least ten days’ prior Notice not be required to remove or restore any of commencement of work in the alterations or improvements made to the Premises so that Landlord may post notices prior to the date of non-responsibility in Tenant's execution of this Lease. In addition, Tenant shall not be required to remove or upon restore any subsequent alteration or improvement made by Tenant, provided Tenant obtains Landlord's written consent to surrender such alteration or improvement with the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now time Landlord consents to the making of such alteration or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationsimprovement.

Requirements. Tenant shall not make any replacement, alteration, ------------ improvement or addition to or removal from the Premises (collectively an "alteration") without the prior written consent of Landlord. Notwithstanding the foregoing, no consent shall be necessary for a Cosmetic Alteration. A "Cosmetic Alteration" means any decorative or cosmetic alteration that (i) together with all other related alterations performed by Tenant does not cost more than $250,000, in the aggregate, (ii) does not require the issuance of a building permit and (iii) does not adversely affect the structural elements of the Building or the base Building mechanical, electrical or plumbing systems, the architectural aesthetics of the Building, the common areas of the Building or the use by other tenants in the Building of their demised premises (provided that even if Landlord's consent is not necessary for such a Cosmetic Alteration, Tenant shall notify Landlord in advance prior to performing the Cosmetic Alteration). In the event Tenant proposes to make any alteration, Tenant shall, prior to commencing such alteration, submit to Landlord for prior written approval: (i) detailed plans and specifications (other than a Cosmetic Alteration); (ii) sworn statements (of the type customarily delivered by tenants in Illinois with respect to leasehold improvement work performed by tenants), including the names, addresses and, with respect to alterations costing more than $25,000, in the aggregate, copies of contracts for all contractors; (iii) all necessary permits evidencing compliance with all applicable governmental rules, regulations and requirements (other than a Cosmetic Alteration); (iv) certificates of insurance in form and amounts required by Landlord, adding Landlord and any other parties reasonably designated by Landlord with an interest in the Building (such as the Building Manager and any mortgagees) as additional insureds; and (v) all other documents and information as Landlord may condition its consent for any Alterations upon reasonably request in connection with such alteration. Tenant complying at its expense agrees to pay Landlord's reasonable and customary out-of-pocket costs and expenses incurred in connection with reasonable conditions and requirements, including preparation review of all construction plans, drawings such items and Landlord's standard hourly charges for supervision of the alteration (excluding alterations not requiring Landlord's consent as provided above). Neither approval of the plans and specifications nor supervision of the alteration by Landlord shall constitute a representation or warranty by Landlord as to the accuracy, adequacy, sufficiency or propriety of such plans and specifications or the quality of workmanship or the compliance of such alteration with applicable law. Tenant shall pay the entire cost of the alteration and, if requested by Landlord and if the cost of the alteration might exceed $250,000, shall deposit with Landlord prior to the commencement of the alteration, security for approval the payment and completion of the alteration in form and amount required by Landlord; Landlord (provided such security shall not be required if Zurich American Insurance Company or any Affiliate [as hereinafter defined] is the use of contractors Tenant). Each alteration shall be performed in a good and subcontractors workmanlike manner, in accordance with the plans and specifications approved by Landlord; , and shall meet or exceed the delivery standards for construction and quality of performance and payment bonds showing materials established by Landlord as a beneficiary; and for the delivery to Landlord of duplicate originals of all marked construction drawingsBuilding. In requesting Landlord’s consentaddition, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it each alteration shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all applicable governmental and insurance company laws, ordinancesregulations and requirements. Each alteration shall be performed in harmony with Landlord's employees, rules contractors and regulation now other tenants. Each alteration, whether temporary or hereafter permanent in effect character, made by Landlord or Tenant in or upon the Premises (excepting only Tenant's furniture, equipment and trade fixtures) shall become Landlord's property and shall remain upon the Premises at the expiration or termination of this Lease without compensation to Tenant; provided, however, that Landlord shall have the right to require Tenant to remove such alteration at Tenant's sole cost and expense in a manner such that they will not interfere accordance with the quiet enjoyment provisions of Section 15 of this Lease. Notwithstanding anything contained in this Section 9A to the contrary, if Landlord gives its consent or approval, pursuant to the provisions of this Section 9A, to allow Tenant to make any alterations in the Premises, Landlord agrees to notify Tenant in writing at the time of the other tenants in giving of such consent or approval whether Landlord will reserve the Complex; and right to require Tenant to remove such alterations at the termination or expiration of this Lease (c) All costs notwithstanding the foregoing, Tenant shall be obligated to remove raised computer flooring and expenses incurred supplemental HVAC equipment, even if Landlord fails to notify Tenant of such obligation at the time Landlord consents to such an alteration). Tenant shall be required to close any floor openings created for Tenant, excluding floor openings for internal stairways. The provisions of this Section 9A do not apply to the "Work" to be performed by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection accordance with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.Exhibit C.

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying at its expense The contractor shall secure and maintain throughout the duration of this contract, insurance of such types and not less than the amounts specified herein. The Contracting Authority (▇▇▇▇▇▇▇▇▇ COUNTY) shall be named as “Additional Insured,” using the following language: “▇▇▇▇▇▇▇▇▇ COUNTY CONSERVATION BOARD, ▇▇▇▇▇▇▇▇▇ COUNTY Insurance coverage will be considered acceptable when provided in one of the following methods: The Contractor shall furnish the Contracting Authority with reasonable conditions and requirementsa proper Certificate of Insurance or affidavits executed by representatives of duly qualified insurance companies, including preparation of all construction plans, drawings and specifications doing business in IOWA for approval by Landlordthe Contracting Authority. The Certificate shall identify the following: the insurance company firm name and address; contractor firm name and address; insurance policy(s) number(s); policy period; type of policy and coverage; limits of coverage; description of operations covered; certificate holder / “Additional Insured”; and cancellation clause. All certificates submitted for the use purpose of contractors and subcontractors approved by Landlord; complying with these specifications shall identify as the delivery of performance and payment bonds showing Landlord as a beneficiary“Named Insured” the Contractor; and the delivery to Landlord Contracting Authority, its agents and representatives, as “Additional Insureds.” This requirement shall apply with equal force, whether the work is performed by (1) persons employed directly by the Contractor, (2) by a subcontractor, or (3) by an independent contractor. Regardless of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide such approval by the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writingContracting Authority, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness responsibility of the Contractor to maintain adequate insurance coverage at all times, and failure to do so shall not relieve the Alteration Contractor of any contractual obligation or responsibility. Failure on Landlord’s written agreement that Tenant can remove the Alteration at the end part of the Lease TermContractor to maintain this insurance in full effect will be treated as such by the Contracting Authority. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly Failure on the part of the Contractor to comply with the following requirements: (a) Following approval by Landlord requirements of Alterationsthis article will be considered sufficient cause to suspend the work, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Datewithhold payment(s), and must and/or be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere disqualified from receiving further contract awards. Insurance policies filed with the quiet enjoyment Contracting Authority shall state that thirty (30) calendar days prior written notice will be given to the Contracting Authority before any policy covered thereby is changed or canceled. Evidence of insurance coverage as identified and stipulated by these specifications shall be approved by the Contracting Authority prior to any work being performed by the Contractor, subcontractor(s), or agents of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any AlterationsContractor.

Requirements. Landlord may condition its consent for any Alterations upon Any alternation performed by Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness subject to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply strict conformity with the following requirements: (a) All alterations shall be at the sole cost and expense of Tenant; (b) Prior to commencement of any work of alteration, Tenant shall submit detailed plans and specifications, including working drawings (hereinafter referred to as “Plans”), of the proposed alteration, which shall be subject to the consent of Landlord in accordance with the terms of Section 12.1 above; (c) Following approval of the Plans by Landlord of AlterationsLandlord, Tenant shall give Landlord at least ten (10) days’ prior Notice written notice of any commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (bd) No alteration shall be commenced without Tenant having previously obtained all appropriate permits and approvals required by and of governmental agencies; (e) All alterations shall be performed in a skillful and workmanlike manner, consistent with the best practices and standards of the construction industry, and pursued with diligence in accordance with said Plans previously approved by Landlord and in full accord with all applicable laws and ordinances. All material, equipment and articles incorporated in the alterations are to be new and of recent manufacture and of the most suitable grade for the purpose intended; (f) Tenant must obtain the prior written approval from Landlord for Tenant’s contractor before the commencement of the work. Tenant’s contractor for any work shall maintain all of the insurance reasonable required by Landlord, including, without limitation, commercial general liability and workers’ compensation; (g) As a condition of approval of an alteration, Landlord may require performance and labor and materialmen’s payment bonds issued by a surety approved by Landlord, in a sum equal to the cost of the alterations guarantying the completion of the alteration free and clear of all liens and other charges in accordance with the Plans. Such bonds shall name Landlord as beneficiary; and (h) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and alteration must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants Tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.

Requirements. Landlord may condition its consent In order to qualify for any Alterations upon Tenant complying at its expense with reasonable conditions and requirementsthe [DELETE], including preparation Dialysis Center’s aggregate Qualified Purchases of EPOGEN® by all construction plansAffiliates as listed on Appendix B on the Commencement Date of this Agreement [DELETE] must equal or exceed [DELETE]. For purposes of calculating the [DELETE], drawings and specifications for approval Qualified Purchases of EPOGEN® made by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawingsacquired Affiliates shall be derived using Amgen’s [DELETE]. In requesting Landlord’s consentaddition, Tenant may (x) ask Landlord [DELETE]. If either of these criteria is not met during [DELETE], Dialysis Center will not qualify for the [DELETE]. In order to participate in the [DELETE], Dialysis Center must also provide the approval set forth following data items to Amgen or to a data collection vendor specified [DELETE], and no later than [DELETE]. In those cases in Section 17.1 (i) and if Landlord does not so approvewhich Amgen directs Dialysis Center to submit [DELETE], in writing, it Dialysis Center shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end [DELETE] so long as it does so [DELETE], regardless of the Lease Term[DELETE] to Amgen: i) [DELETE]. Tenant shall obtain all necessary permits Amgen may utilize the Data for any Alterations as its sole obligation and expenselegal purpose, and strictly comply reserves the right to audit all Data, provided that any audit shall not permit access to information disclosing the identity of any patient. Under no circumstances should the Data include any patient identifiable information including, without limitation, name, complete social security number, address or birth date. The identity of the Affiliate and of the account submitting the Data and any association with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) Data will remain confidential. The Alterations [DELETE] test results must use materials of at least equal quality to Leasehold Improvements at the Commencement Datebe derived from [DELETE] taken immediately before dialysis treatment using any [DELETE], and must be performed in compliance with all laws, ordinances, rules reported to the [DELETE] and regulation now or hereafter in effect and must be submitted [DELETE] in a manner such that they will format acceptable to Amgen. Hand written reports are not interfere with the quiet enjoyment acceptable; electronic submission of the other tenants Data is preferred. ii) upon execution of this Agreement, Dialysis Center shall simultaneously provide to Amgen an executed “Certification Letter”, a copy of which is attached hereto as Exhibit #1. Amgen hereby acknowledges that it has received such required Certification Letter, in form and substance satisfactory to Amgen. Delivery of such Certification Letter shall serve to qualify Dialysis Center’s participation in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion [DELETE] throughout the Term of this Agreement for the limited purpose of certification of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant accuracy of the data submitted to Landlord prior to commencing any AlterationsAmgen hereunder.

Requirements. Landlord may condition its Tenant shall not make any replacement, alteration, improvement or addition to or removal from the Premises (collectively an "alteration") without the prior written consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirementsof Landlord, including preparation of all construction plans, drawings and specifications for approval by Landlord; which consent shall not be unreasonably withheld. Notwithstanding the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consentforegoing, Tenant may perform an alteration to the interior of the Premises without Landlord's prior written consent provided such alteration (xor the performance thereof) ask Landlord to provide the approval set forth in Section 17.1 does not (i) and if Landlord does not so approveaffect the mechanical, in writingelectrical, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 HVAC, life safety, or other Building operating systems, (ii) affect the structural components of the Building or require penetration of the floor or ceiling of the Premises, (iii) involve the use or disturbance of any Hazardous Material (as hereinafter defined) or (yiv) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement cost more than $20,000.00 in any one instance, and further provided that Tenant can remove gives Landlord prior E-11 written notice of such alteration and further provided that such alteration (and the Alteration at performance thereof) shall otherwise be in compliance with the end provisions of this Article 9 (except for the Lease Termrequirement of Landlord's consent. If Tenant shall obtain proposes to make any alteration, Tenant shall, prior to commencing such alteration, submit to Landlord for prior written approval: (i) detailed plans and specifications; (ii) the names, addresses and copies of contracts for all contractors; (iii) all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in evidencing compliance with all lawsapplicable governmental rules, ordinancesregulations and requirements; (iv) certificates of insurance in form and amounts required by Landlord, rules naming Landlord, its managing agent and regulation now or hereafter any other parties designated by Landlord as additional insureds; and (v) all other documents and information as Landlord may reasonably request in effect and in a manner connection with such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All alteration. Tenant agrees to reimburse Landlord for all out-of-pocket costs and expenses incurred by Landlord in altering, repairing or replacing any portion connection with the review and supervision of the Premisesalteration. Neither approval of the plans and specifications nor supervision of the alteration by Landlord shall constitute a representation or warranty by Landlord as to the accuracy, Building adequacy, sufficiency or Complex propriety of such plans and specifications or the quality of workmanship or the compliance of such alteration with applicable law. Tenant shall pay the entire cost of the alteration and, if requested by Landlord after reasonable review by Landlord of Tenant's then existing creditworthiness, shall deposit with Landlord, prior to the commencement of the alteration, security for the payment and completion of the alteration in connection with approving any Alterations form and amount required by Landlord. Each alteration shall be paid solely performed in a good and workmanlike manner, in accordance with the plans and specifications approved by Landlord, and shall meet or exceed the standards for construction and quality of materials established by Landlord for the Building. In addition, each alteration shall be performed in compliance with all applicable governmental and insurance company laws, regulations and requirements. Each alteration shall be performed by Landlord or under Landlord's supervision, and in harmony with Landlord's employees, contractors and other tenants. Each alteration, whether temporary or permanent in character, made by Landlord or Tenant in or upon the Premises (excepting only Tenant's furniture, equipment and trade fixtures) shall become Landlord's property and shall remain upon the Premises at the expiration or termination of this Lease without compensation to Tenant; provided, however, that Landlord shall have the right to require Tenant to remove such alteration at Tenant's sole cost and expense in accordance with the provisions of Section 14 of this Lease, which required removal must be specified by Landlord prior when Landlord consents to commencing any AlterationsTenant's requested alterations; provided further, however, that Tenant shall not be required to remove the initial Work installed by Landlord in the Premises pursuant to the Workletter.

Requirements. Tenant shall not make any replacement, alteration, improvement or addition to or removal from the Premises (each, an “Alteration”) without the prior written consent of Landlord, which consent shall not be unreasonably withheld, EXCEPT, HOWEVER, that Landlord may condition withhold its consent for in its sole and absolute discretion to any Alterations upon which will (i) alter or affect any portion of the Building’s mechanical systems, service systems, structural components, facade, roof or foundation; (ii) detract from the use or character of the Building; (iii) require a building permit or an amendment of any certificate of occupancy for the Premises or the Building; (iv) interfere with the use or occupancy of Landlord or any other tenant in the Building; or (v) require the consent of any insurer under any required insurance or any other policy of insurance covering the Building. In no event shall Tenant complying at its expense with reasonable conditions and requirementsbe entitled to perform any Alterations in the Premises while Tenant is in default under this Lease. In the event Tenant proposes to make any Alteration, including preparation of all construction plansTenant shall, drawings prior to commencing such Alteration, submit to Landlord for prior written approval: (a) detailed plans and specifications for approval any Alteration other than painting, carpeting or installing any wall coverings; (b) sworn statements or such other comparable written notification as may be reasonably acceptable to Landlord, including the names, addresses and copies of contracts for all contractors; (c) all necessary permits evidencing compliance with all applicable governmental rules, regulations and requirements; (d) certificates of insurance in form and amounts required by Landlord, naming Landlord and any other parties designated by Landlord as additional insureds; and (e) all other documents and information as Landlord may reasonably request in connection with such Alteration. Tenant agrees to pay Landlord’s standard charges for review of all such items and supervision of the use Alteration, which shall in no event exceed five percent (5%) of the cost of such Alteration. In addition, Tenant shall reimburse Landlord for its actual out of pocket costs charged by third parties to examine Tenant’s Alteration or Tenant’s plans therefor. Neither approval of the plans and specifications nor supervision of the Alteration by Landlord shall constitute a representation or warranty by Landlord as to the accuracy, adequacy, sufficiency or propriety of such plans and specifications or the quality of workmanship or the compliance of such Alteration with applicable law. Tenant shall pay the entire cost of the Alteration and, if requested by Landlord, shall deposit with Landlord, prior to the commencement of the Alteration, security for the payment and completion of the Alteration in form and amount reasonably required by Landlord. Each Alteration shall be performed by general contractors and subcontractors reasonably acceptable to Landlord, in a good and workmanlike manner, in accordance with the plans and specifications approved by Landlord; , and shall meet or exceed the delivery standards for construction and quality of performance and payment bonds showing materials established by Landlord as a beneficiary; and for the delivery to Landlord of duplicate originals of all marked construction drawingsBuilding. In requesting Landlord’s consentaddition, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it each Alteration shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all applicable governmental and insurance company laws, ordinances, rules regulations and regulation now or hereafter in effect requirements. Each Alteration shall be performed by union contractors if required by Landlord and in a manner harmony with Landlord’s employees, contractors and other tenants. Each Alteration, whether temporary or permanent in character, made by Landlord or Tenant in or upon the Premises (excepting only Tenant’s furniture, equipment and trade fixtures) shall become Landlord’s property and shall remain upon the Premises at the expiration or termination of this Lease without compensation to Tenant; provided, however, that Landlord shall have the right to require Tenant to remove such that they will not interfere Alteration at Tenant’s sole cost and expense in accordance with the quiet enjoyment provisions of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion Section 15 of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationsthis Lease.

Requirements. Tenant shall not assign this Lease or sublet the Leased Premises in whole or in part without Landlord's prior written consent, which consent shall not be unreasonably withheld, delayed or conditioned. In the event of any assignment or subletting, Tenant shall remain primarily liable hereunder. The acceptance of rent from any other person shall not be deemed to be a waiver of any of the provisions of this Lease or to be a consent to the assignment of this Lease or the subletting of the Leased Premises. Without in any way limiting Landlord's right to refuse to consent to any assignment or subletting of this Lease, Landlord may condition its reserves the right to refuse to give such consent for any Alterations upon Tenant complying at its expense with if in Landlord's commercially reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; opinion (i) the use of contractors the Leased Premises proposed by the proposed assignee or subtenant does not fall within the definition of the Permitted Use; (ii) Landlord has a reasonable basis to believe that the business reputation of the proposed assignee or subtenant is unacceptable (e.g. the proposed assignee or subtenant is engaged in, or intends to engage in, activities lacking moral turpitude or other illicit activities, or the proposed assignee or sublessee has had a previous business relationship with Landlord that resulted in litigation); (iii) the financial worth of the proposed assignee or subtenant is insufficient to meet the obligations under the proposed assignment or sublease; or (iv) if the prospective assignee or subtenant is a third party that is already a tenant in the Building or the Park, Landlord has space available to meet such tenant's needs, and subcontractors approved by Landlord has either given a proposal to, or received a proposal from, such tenant for the lease of space within the previous ninety (90) day period. Tenant hereby agrees that in marketing the Leased Premises for sublease or assignment, it will not publicly advertise the Leased Premises for a proposed rent that is less than the then current rent for similar premises in 17 INDUSTRIAL LEASE the Park. In the event that Tenant sublets the Leased Premises or any part thereof, or assigns this Lease and at any time receives rent and/or other consideration for the lease of the Leased Premises, but not for sale of any of Tenant's Property, which exceeds that which Tenant would at that time be obligated to pay to Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery , Tenant shall pay to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 fifty percent (i50%) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Termgross excess of such rent and/or other consideration less reasonable costs incurred by Tenant in connection therewith (including commissions, advertising costs, legal costs, tenant improvement costs and the cost of subtenant or assignee concessions) as such rent and/or other consideration is received by Tenant. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expenseIn addition, and strictly comply with the following requirements: (a) Following approval by should Landlord of Alterationsagree to an assignment or sublease agreement, Tenant shall give will pay to Landlord at least ten days’ prior Notice on demand the sum of commencement of work in the Premises so that $500.00 to partially reimburse Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Datefor its costs, and must be performed in compliance with all lawsincluding reasonable attorneys' fees, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationsprocessing such assignment or subletting request.

Requirements. Tenant shall not assign, transfer, or hypothecate the leasehold estate under this Lease, or any interest therein, and shall not sublet the Premises, or any part thereof, or any right or privilege appurtenant thereto, or suffer any other person or entity to occupy or use the Premises, or any portion thereof, without, in each case, the prior written consent of Landlord which consent will not be unreasonably withheld. Notwithstanding the above, in the event Tenant enters into a merger and/or acquisition agreement whereby fifty percent (50%) or more of Tenant’s stock and/or assets are transferred to a third party entity (“Change in Control”), said Change in Control will require Landlord’s consent pursuant to the terms of this Paragraph 19.A, and Landlord may, at Landlord’s option, require that said acquiring entity also be named as a Tenant under this Lease. Tenant shall not sublet the Premises, or any part thereof, to more than two subtenants at any one point in time without Landlord’s prior written consent, which consent may condition be withheld at Landlord’s sole and absolute discretion. Tenant’s failure to obtain Landlord’s prior written consent before entering into any such assignment, transfer and/or subletting shall be considered a default under this Lease and Landlord shall retain all of its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirementsrights under the Lease, including preparation of all construction plansthe right to elect, drawings at Landlord sole and specifications absolute discretion, to terminate either the Lease and/or the related sublease. As a condition for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery granting consent to any subletting, Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 shall require that: (i) the sublease be a triple net sublease and if Landlord does not so approve, in writing, it shall that the basic rent due under any such sublease be deemed that Tenant must remove no less than the Alteration unless Landlord later exercises its right under Section 17.1 then current market rent for subleases with annual increases at the then prevailing market rent for subleases; (ii) or the sublease shall require that the security deposit due under the sublease be in the form of a letter of credit drawn upon an institutional lender acceptable and accessible to Landlord in form and content reasonably acceptable to Landlord, with said letter of credit being assignable to Landlord, at no cost to Landlord, upon notice to said financial institution of a default by Tenant under the Lease; (yiii) condition Tenant’s willingness the sublease shall not provide for subtenant to do have an option to extend the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end term of the Lease Term. sublease or an option to expand the sublet space; and (vi) the Tenant shall obtain pay to Landlord, monthly throughout the term of any approved sublease, fifty percent (50%) of all necessary permits for any Alterations as rents and/or additional consideration due Tenant from its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work subtenant in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment excess of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely Rent payable by Tenant to Landlord prior hereunder for the subleased space (“Excess Rent”) (with said Excess Rent subject to commencing the terms of Lease Paragraph 4.C (“Late Charge”) and Lease Paragraph 24 (“Bankruptcy and Default”); provided, however, that before sharing of payment to Landlord of such Excess Rent, Tenant shall first be entitled to recover from such Excess Rent the amount of the reasonable leasing commission related to said transaction paid by Tenant to a third party broker not affiliated with Tenant. Tenant shall, by thirty (30) days written notice, advise Landlord of its intent to assign or transfer Tenant’s interest in the Lease or sublet the Premises or any Alterations.portion thereof for any part of the Term hereof. Within thirty (30) days after receipt of said written notice, Landlord may, in its sole discretion, elect to terminate this Lease as to the portion of the Premises described in Tenant’s notice on the date specified in Tenant’s notice by giving written notice of such election to terminate. If no such notice to terminate is given to Tenant within said thirty (30) day period, Tenant may proceed to locate an acceptable sublessee, assignee, or other transferee for

Requirements. The Letter of Credit (i) shall be irrevocable and shall be issued by a commercial bank reasonably acceptable to Landlord that has an office in Boston, Massachusetts, New York City or other location in the continental United States reasonably acceptable to Landlord that accepts requests for draws on the Letter of Credit, (ii) shall require only the presentation to the issuer of a certificate of the holder of the Letter of Credit stating that Landlord is entitled to draw on the Letter of Credit pursuant to the terms of the Lease, (iii) shall be payable to Landlord or its successors in interest as the Landlord and shall be freely transferable without cost (other than a nominal processing charge not exceeding $250) to any such successor or any lender holding a collateral assignment of Landlord’s interest in the Lease, (iv) shall be for an initial term of not less than one year and contain a provision that such term shall be automatically renewed for successive one-year periods unless the issuer shall, at least forty five (45) days prior to the scheduled expiration date, give Landlord notice of such nonrenewal, and (v) shall either be in the form attached to this Lease as Exhibit D or be in form and substance reasonably acceptable to Landlord. Notwithstanding the foregoing, the term of the Letter of Credit for the final period shall be for a term ending not earlier than the date thirty (30) days after the last day of the Term. Landlord shall be entitled to draw upon the Letter of Credit for its full amount or any portion thereof if (a) Tenant shall be in default or fail to perform any of its obligations under the Lease after the expiration of any applicable notice and cure period, or be in default or fail to perform any of its obligations under the Lease and transmittal of a default notice is barred by applicable law, or fail to perform any of its obligations under the Lease and any applicable notice and cure period would expire after the expiration of the Letter of Credit, or (b) not less than thirty (30) days before the scheduled expiration of the Letter of Credit, Tenant has not delivered to Landlord a new Letter of Credit in accordance with this Schedule. Without limiting the generality of the foregoing, Landlord may, but shall not be obligated to, draw on the Letter of Credit from time to time in the event of a bankruptcy filing by or against Tenant and/or to compensate Landlord, in such order as Landlord may condition determine, for all or any part of any unpaid rent, any damages arising from any termination of the Lease in accordance with its consent for terms, and/or any Alterations upon Tenant complying at its expense with reasonable conditions and requirementsdamages arising from any rejection of the Lease in a bankruptcy proceeding commenced by or against Tenant. Landlord may, including preparation but shall not be obligated to, apply the amount so drawn to the extent necessary to cure Tenant’s failure. Any amount of all construction plans, drawings and specifications for approval the Letter of Credit drawn in excess of the amount applied by Landlord; the use of contractors and subcontractors approved Landlord to cure any such failure shall be held by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; cash security deposit for the performance by Tenant of its obligations under the Lease. Any cash security deposit may be mingled with other funds of the Landlord, and no fiduciary relationship shall be created with respect to such deposit, nor shall the Landlord be liable to pay Tenant interest thereon. If Tenant shall fail to perform any of its obligations under this Lease after the giving of any applicable notice and the delivery expiration of any applicable grace or cure period, or be in default or fail to perform any of its obligations under the Lease and transmittal of a default notice is barred by applicable law, Landlord may, but shall not be obliged to, apply the cash security deposit to the extent necessary to cure Tenant’s failure. After any such application by the Landlord of duplicate originals the Letter of all marked construction drawingsCredit or cash security deposit, as the case may be, Tenant shall reinstate the Letter of Credit to the amount originally required to be maintained under the Lease, within ten (10) days after Landlord gives Tenant notice of such application (and after such a reinstatement of the Letter of Credit, any unapplied cash security deposit shall be returned to Tenant). Provided that Tenant is not then in default under the Lease, and no condition exists or event has occurred which after the expiration of any applicable notice or cure period would constitute such a default, within thirty (30) days after the expiration or sooner termination of the Term the Letter of Credit and any cash security deposit, to the extent not applied, shall be returned to the Tenant, without interest. In requesting Landlord’s consentthe event of a sale of the Building or lease, Tenant may (x) ask conveyance or transfer of the Building, Landlord shall transfer its interest in the Letter of Credit or cash security deposit to provide the approval transferee. Notwithstanding anything to the contrary set forth in Section 17.1 (i) and if this Lease, Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end responsible for such transfer of the Lease TermLetter of Credit to a transferee until such transfer has been completed. Upon such transfer, the transferring Landlord shall be released by Tenant from all liability for the return of such security, and Tenant agrees to look to the transferee solely for the return of said security. The provisions hereof shall apply to every transfer or assignment made of the security to such a transferee. Tenant shall obtain all necessary permits for any Alterations further covenants that it will not assign or encumber or attempt to assign or encumber the Letter of Credit or the monies deposited herein as its sole obligation and expensesecurity, and strictly comply with the following requirements: (a) Following approval by that neither Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in nor its successors or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations assigns shall be paid solely bound by Tenant to Landlord prior to commencing any Alterationsassignment, encumbrance, attempted assignment or attempted encumbrance.

Requirements. The Subtenant Improvements and any and all alterations, additions or improvements made by Subtenant to the Premises shall be designed by a competent licensed architect or structural engineer and shall be made under the supervision of such architect or engineer by financially sound, bondable contractors of good reputation (and which carry adequate insurance in accordance with the terms of the Lease). The Subtenant Improvements shall be constructed in accordance with plans, specifications in Exhibit C attached hereto and incorporated herein by reference. Landlord may condition require in connection with its consent to the Tenant Improvements and any Alterations, additions or improvements hereunder, that any contractor or subcontractors which provides in excess of Fifty Thousand Dollars ($50,000) of work and/or improvements, provide payment and completion bonds in such amounts and with sureties acceptable to Landlord. Notwithstanding the foregoing, Landlord shall not require payment or completion bonds for any Alterations upon Tenant complying at its expense such work performed within the twelve (12) month period following the Effective Date. The Subtenant Improvements and all Alterations, additions and improvements made by Subtenant shall be performed in a good and workmanlike manner, using new materials. Said improvements shall be diligently prosecuted to completion. All office improvements described in Exhibit C shall be completed by December 31, 2002. The cafeteria shall be improved in accordance with reasonable conditions and requirementsSection 12(c). Subtenant plans to begin construction of the approved Subtenant Improvements one (1) day after complete execution of this Agreement. Landlord shall have the right to post, including preparation file and/or record any notice of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawingsnonresponsibility or other notice required under applicable mechanic's lien laws. In requesting Landlord’s consentaddition, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it Subtenant shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give notify Landlord at least ten days’ thirty (30) days prior Notice of to commencement of work any future work, alteration, addition or improvement hereunder (other than the Subtenant Improvements approved by Landlord in accordance with Section 8(a) upon execution of this Agreement and commenced within thirty (30) days after the Premises Effective Date) for which a separate notice of nonresponsibility is required to be posted, filed or recorded, including any new phases of construction, so that Landlord or Tenant may post notices post, file and/or record any notice of non-responsibility nonresponsibility or other notice required under applicable mechanic's lien laws. Subtenant shall have the right to complete the Subtenant Improvements in phases and at any time during the Term, provided no work or upon construction shall be left unfinished or partially completed. Notwithstanding the foregoing, the improvements existing as of the Effective Date in the Lab Areas may be demolished immediately but the Subtenant Improvements in the Lab Areas may be finished not later than July 1, 2005. As each phase is completed, Landlord shall be notified by Subtenant and have the right, but not the obligation, to ensure (without liability for review or approval) that any such improvements were completed in accordance with the approved plans. Subtenant may take occupancy of the Premises as provided prior to completion of the Subtenant Improvements. Upon completion of any work hereunder, Subtenant shall record in the office of the County Recorder where the Premises are located a notice of completion or any other notice required or permitted by law; (b) The Alterations must use materials applicable mechanic's lien law to commence the running of, or terminate, any period for the filing of at least equal quality to Leasehold Improvements at the Commencement Dateliens or claims, and must be performed shall deliver to Landlord any certificate of occupancy or other equivalent evidence of completion of such work in compliance accordance with the requirements of applicable law. Subtenant shall perform or cause performance of all laws, ordinances, work hereunder in accordance with such reasonable rules and regulation now or hereafter in effect and in a manner such that they will regulations not interfere inconsistent with the quiet enjoyment terms of this Agreement or the other tenants Lease as Landlord may from time to time prescribe with respect thereto. Prior to commencing any work hereunder, Subtenant shall supply to Landlord evidence that it has procured such insurance as Landlord may prescribe in the Complex; and (c) All costs and expenses incurred by Landlord in alteringconnection with such work. Upon completion of any alteration, repairing addition or replacing any portion of improvement to the Premises, Building or Complex in connection Subtenant shall provide Landlord with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations"as built" drawings reflecting the completed condition of such work.

Requirements. Landlord may condition its consent for any Alterations upon Any alteration performed by Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness subject to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply strict conformity with the following requirements: (a) All alterations shall be at the sole cost and expense of Tenant; (b) Prior to commencement of any work of alteration, Tenant shall submit detailed plans and specifications, including working drawings (hereinafter referred to as “ Plans ”), of the proposed alteration, which shall be subject to the consent of Landlord in accordance with the terms of Section 12.1 above; (c) Following approval of the Plans by Landlord Landlord, within twenty (20) days after Landlord’s receipt of Alterationsthe same, Tenant shall give Landlord at least ten (10) days’ prior Notice written notice of any commencement of work in the Leased Premises so that Landlord may post notices of non-responsibility in or upon the Leased Premises as provided by law; (bd) No alteration shall be commenced without Tenant having previously obtained all appropriate permits and approvals required by and of governmental agencies; (e) All alterations shall be performed in a skillful and workmanlike manner, consistent with the best practices and standards of the construction industry, and pursued with diligence in accordance with said Plans previously approved by Landlord and in full accord with all applicable laws and ordinances. All material, equipment, and articles incorporated in the alterations are to be new and of recent manufacture and of the most suitable grade for the purpose intended; (f) Tenant must obtain the prior written approval, which approval shall not be unreasonably withheld, from Landlord for Tenant’s contractor before the commencement of the work. Tenant’s contractor for any work shall maintain all of the insurance reasonably required by Landlord, including, without limitation, commercial general liability and workers’ compensation; (g) As a condition of approval of an alteration (excluding a Non-Structural Alteration), Landlord may require performance and labor and materialmen’s payment bonds issued by a surety approved by Landlord, in a sum equal to the cost of the alterations guarantying the completion of the alteration free and clear of all liens and other charges in accordance with the Plans. Such bonds shall name Landlord as beneficiary; and (h) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and alteration must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not unduly interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirementsmay, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting on one or more occasions without Landlord’s prior consent, (directly or indirectly) mortgage, pledge or otherwise encumber Tenant’s estate in and to the Leased Property (the “Leasehold Estate”) or pledge its right, title and interest under this Lease and/or Equity Interests in Tenant or its direct or indirect equity owners as security under any Debt Agreement secured thereby; provided that, prior to the Opening Date, Tenant may (x) ask Landlord not, without Landlord’s prior written consent, so mortgage, pledge or otherwise encumber the Leasehold Estate or pledge its right, title and interest under this Lease and/or Equity Interests in Tenant or its direct or indirect equity owners other than pursuant to provide a Permitted Leasehold Mortgage granted to a Permitted Leasehold Mortgagee on the approval terms and conditions set forth in this Section 17.1 17.1(a); provided, further, that, no Person shall be entitled to the rights and protections afforded to a Permitted Leasehold Mortgagee or considered a Permitted Leasehold Mortgagee unless (1) such Person is a Permitted Leased Mortgagee or has otherwise been approved by Landlord to receive the benefits of a Permitted Leasehold Mortgagee, (2) such Person delivers to Landlord a written agreement (in form and substance reasonably satisfactory to Landlord) providing (i) that (unless this Lease has been terminated) such Permitted Leasehold Mortgagee and if Landlord does any lenders, noteholders or other investors for whom it acts as representative, agent or trustee, will not so approveuse or dispose of any Gaming License for use at a location other than at the Facility to which such Gaming License relates as of the date such Person becomes a Permitted Leasehold Mortgagee, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 and (ii) or (y) condition Tenant’s willingness to do an express acknowledgement that, in the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end event of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as exercise by the Permitted Leasehold Mortgagee of its sole obligation and expenserights under the Permitted Leasehold Mortgage, and strictly comply with the following requirements: (a) Following the Permitted Leasehold Mortgagee shall be required to (except for a transfer that meets the requirements of Section 22.2(c)) secure the approval of Landlord for the replacement of Tenant with respect to the affected portion of the Leased Property and contain the Permitted Leasehold Mortgagee’s acknowledgment that such approval may be granted or withheld by Landlord in accordance with the provisions of AlterationsArticle XXII of this Lease, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; and (b) The Alterations must use materials of at least equal quality prior to Leasehold Improvements at the Commencement Opening Date, it (or its nominee) shall have accepted and must be performed in compliance with assumed all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants performance of this Lease (unless a New Lease is executed pursuant to the terms of this Article XVII) and the Development Agreement, (3) the underlying Permitted Leasehold Mortgage includes an express acknowledgement that any exercise of remedies thereunder that would affect the Leasehold Estate shall be subject to the terms of this Lease, including, without limitation the requirement that, prior to the Opening Date, it (or its nominee) shall have accepted and assumed all of the performance of this Lease (unless a New Lease is executed pursuant to the terms of this Article XVII) and the Development Agreement, and (4) Tenant provides Landlord with written notice of such Permitted Leasehold Mortgage together with a true copy of such Permitted Leasehold Mortgage and the name and address of the Permitted Leasehold Mortgagee. In the event of any assignment of a Permitted Leasehold Mortgage or in the Complex; and (c) All costs and expenses incurred by Landlord in alteringevent of a change of address of a Permitted Leasehold Mortgagee or of an assignee of such Mortgage, repairing or replacing any portion written notice of the Premises, Building or Complex in connection with approving any Alterations new name and address shall be paid solely by Tenant provided to Landlord Landlord. Any mortgagee of Tenant’s Leasehold Estate must meet the definition of a Permitted Leasehold Mortgagee and satisfy the requirements of this Section 17.1(a) prior to commencing any Alterationsreceiving the rights as such under this Lease.

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirementsAny alterations, including preparation of all construction plans, drawings and specifications for approval additions or installations performed by Landlord; ▇▇▇▇▇▇ in the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may Leased Premises or Building (xhereinafter collectively “alterations”) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness subject to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply strict conformity with the following requirements: (a) All alterations shall be at the sole cost and expense of ▇▇▇▇▇▇; (b) Prior to commencement of any work of alteration, Lessee shall submit detailed plans and specifications, including working drawings (hereinafter referred to as “Plans”), of the proposed alterations, which shall be subject to the consent of Lessor in accordance with the terms of Section 15.1 above; (c) Following approval of the Plans by Landlord of Alterations▇▇▇▇▇▇, Tenant Lessee shall give Landlord Lessor at least ten (10) days’ prior Notice written notice of commencement of work in the Leased Premises so that Landlord Lessor may post notices of non-responsibility in or upon the Leased Premises as provided by law; (bd) No alterations shall be commenced without Lessee having previously obtained all appropriate permits and approvals required by and of governmental agencies; (e) All alterations shall be performed in a skillful and workmanlike manner, consistent with the best practices and standards of the construction industry, and pursued with diligence in accordance with the Plans previously approved by Lessor and in full accord with all applicable laws and ordinances. All material, equipment, and articles incorporated in the alterations are to be new and of recent manufacture and of the most suitable grade for the purpose intended; (f) Lessee must obtain the prior written approval from Lessor for ▇▇▇▇▇▇’s contractor before the commencement of the work. Lessor may require that Lessee use subcontractors designated by Lessor as to specified portions of the work. Lessee’s contractor shall maintain all of the insurance reasonably required by Lessor, including, without limitation, commercial general liability, workers’ compensation, builder’s risk and course of construction insurance. The limits of such insurance shall, at a minimum, be the same as those specified in Article 18; (g) As a condition of approval of the alterations, Lessor may require performance and labor and materialmen’s payment bonds issued by a surety approved by ▇▇▇▇▇▇, in a sum equal to the cost of the alterations guarantying the completion of the alterations free and clear of all liens and other charges in accordance with the Plans. Such bonds shall name Lessor as beneficiary; (h) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and alterations must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants lessees in the Complex; and; (ci) All costs Lessor shall have the right to condition any approval of the alterations upon (i) submission by Lessee of a Report with respect to Hazardous Materials, and/or (ii) the performance by Lessee at Lessee’s cost and expenses incurred by Landlord expense of such investigation, clean-up and remediation with respect to Hazardous Materials as Lessor may request, in alteringLessor’s sole and absolute discretion; provided, repairing however, that Lessor shall have the right, but not the obligation, to undertake all or replacing any portion of such investigation, clean-up or remediation at ▇▇▇▇▇▇’s cost and expense in accordance with the Premisesprovisions of Section 12.3(e) above. ▇▇▇▇▇▇ acknowledges and agrees that ▇▇▇▇▇▇ shall have the right, Building or Complex in connection its sole and absolute discretion, to disapprove the making of any such alterations based upon the results of any investigation with approving any Alterations shall be paid solely by Tenant respect to Landlord prior to commencing any AlterationsHazardous Materials.

Requirements. Concurrently with Tenant’s execution of this Lease, Tenant shall deliver to Landlord as protection for the full and faithful performance by Tenant of all of the obligations under this Lease and for all damages Landlord may condition suffer (or that Landlord reasonably estimates it may suffer) as a result of any breach or default under this Lease, an irrevocable and unconditional, negotiable standby letter of credit (“Letter of Credit”) in the amount of Five Hundred Thousand Dollars ($500,000 00), subject to the terms and conditions of this Article 23. The Letter of Credit shall be issued by a solvent, nationally recognized bank having its consent principal office within the United States of America (the “Bank”) and shall be capable of being drawn upon at a location in the City of San Francisco. The Letter of Credit shall reflect Landlord as beneficiary. The form and terms of the Letter of Credit and the issuer issuing same shall be subject to the review and approval of Landlord, in its sole discretion. Landlord, or its managing agent, shall have the right to draw down an amount up to the face amount of the Letter of Credit upon presentation to the issuer of Landlord’s written statement that Landlord is entitled to the funds represented by such Letter of Credit if any of the following shall have occurred or are applicable: (i) such amount is due to Landlord under the terms and conditions of this Lease after any applicable notice and cure period expressly set forth in this Lease; provided that if Landlord is prevented from delivering a notice of default to Tenant for any Alterations reason, including, without limitation, because Tenant has filed a voluntary petition, or an involuntary petition has been filed against Tenant, under the U.S. Bankruptcy Code or any state bankruptcy code (collectively, “Bankruptcy Code”), then no such notice and cure period shall be required; (ii) Tenant has filed a voluntary petition under the Bankruptcy Code; (iii) an involuntary petition has been filed against Tenant under the Bankruptcy Code; or (iv) the Bank has notified Landlord that it intends to revoke the Letter of Credit or the Letter of Credit will not be renewed or extended. The Letter of Credit shall provide that the issuer of the Letter of Credit shall deliver to Landlord at least thirty (30) days written notice prior to revoking, terminating or failing to renew the Letter of Credit. The issuer will honor the Letter of Credit regardless of whether Tenant disputes Landlord’s right to draw on the Letter of Credit Landlord shall be required to give Tenant written notice prior to or concurrently with, any drawing upon Tenant complying at its expense with reasonable conditions and requirements, including preparation the Letter of all construction plans, Credit. The Letter of Credit must permit multiple presentation or drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction partial drawings. In requesting Landlord’s consent, Tenant may (x) ask the event Landlord to provide draws on the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end Letter of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of AlterationsCredit, Tenant shall give Landlord at least within ten days’ prior Notice (10) days after the date of commencement of work in such draw cause the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment amount of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing Letter or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall Credit to be paid solely by Tenant increased to Landlord prior to commencing any Alterationsits original amount.

Requirements. Tenant shall not make any addition (including the installation of Tenant signage on the exterior of the Premises), alteration, or improvement to Project B (an “Alteration”), other than Allowed Interior Alterations, without the prior written consent of Landlord, which consent will not be unreasonably withheld, delayed, or conditioned. However, Tenant may make, at its sole expense, Allowed Interior Alterations consistent with the Permitted Uses, including alterations to make the Premises ready for Tenant’s initial occupancy. “Allowed Interior Alteration” means an addition, alteration, or improvement entirely within the interior of the Premises that (1) does not involve any structural changes to or penetrations of the Building Shell, (2) will not adversely affect the Building’s common systems (if any), including any common HVAC, plumbing, electric, or other systems outside the Premises, and (3) is done in accordance with all Laws, including local building codes, and (4) the estimated cost thereof does not exceed $250,000, provided, however, that the performance of the Allowed Interior Alteration shall remain subject to all of the other provisions of this Section 10. Any Alteration which Tenant desires to perform in or for the Premises is hereinafter called “Tenant’s Work”. (To be clear, Tenant’s Work will not include Landlord’s Work or the installation or removal of personal property, including Tenant’s clothes cleaning equipment. However, the attachment of any such personal property to the Building will constitute Tenant’s Work, and thus the attachment itself will be subject to the terms and conditions of this Section. If, for example, Tenant wants to bolt any item of Tenant’s clothes cleaning equipment to the slab floor of the Building, Tenant must (A) have Landlord’s prior written consent— as would be required for any Alteration involving a penetration of the slab floor; and (B) comply with the requirements listed in the next sentence regarding submissions for Landlord’s prior approval.) In the event Tenant proposes to perform any Tenant’s Work other than Allowed Interior Alterations, Tenant shall, prior to commencing such Tenant’s Work, submit to Landlord for prior written approval: (i) initial detailed plans and specifications (and Tenant shall thereafter submit to Landlord for approval, any and all proposed changes to such plans and specifications or the Tenant’s Work); (ii) a list of the names, addresses and copies of contracts for all contractors; (iii) a detailed cost estimate for the Tenant’s Work; (iv) all necessary permits evidencing compliance with all applicable governmental rules, regulations and requirements; (v) certificates of insurance in form and amounts reasonably required by Landlord, naming the Landlord Parties as additional insureds; (vi) all other documents and information as Landlord may condition its consent reasonably request in connection with such Tenant’s Work. Tenant shall pay to Landlord within thirty (30) days after billing, (y) an amount equal to the sums paid by Landlord for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation third party examination of all construction plans, drawings Tenant’s plans and specifications for approval by Landlord; the use of contractors any Tenant’s Work (excluding Allowed Interior Alterations), and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as (z) a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting fee for Landlord’s consent, Tenant may oversight and coordination of such Tenant’s Work (xexcluding Allowed Interior Alterations) ask equal to five percent (5%) of the cost of such Tenant’s Work. Landlord’s approval of any Tenant’s Work shall not constitute a representation by Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it that such Tenant’s Work complies with applicable Laws or will be adequate for Tenant’s use. All Tenant’s Work shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation performed in a good and expense, workmanlike manner and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all lawsapplicable Laws. In addition, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the all Tenant’s Work other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any than Allowed Interior Alterations shall be paid solely performed in accordance with plans and specifications approved by Tenant to Landlord prior to commencing any Alterationsas provided in this Section 10(a) and shall meet or exceed the standards for construction and quality of materials reasonably established by Landlord for the Building.

Requirements. Landlord may condition its consent for any Alterations upon Any alteration performed by Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness subject to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply strict conformity with the following requirements: (a) All alterations shall be at the sole cost and expense of Tenant; (b) Prior to commencement of any work of alteration, Tenant shall submit detailed plans and specifications, including working drawings (hereinafter referred to as “Plans”), of the proposed alteration, which shall be subject to the consent of Landlord in accordance with the terms of Section 12.1 above; (c) Following approval of the Plans by Landlord of AlterationsLandlord, Tenant shall give Landlord at least ten (10) days’ prior Notice written notice of any commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (bd) No alteration shall be commenced without Tenant having previously obtained all appropriate permits and approvals required by and of governmental agencies; (e) All alterations shall be performed in a skillful and workmanlike manner, consistent with the best practices and standards of the construction industry, and pursued with diligence in accordance with said Plans previously approved by Landlord and in full accord with all applicable laws and ordinances. All material, equipment, and articles incorporated in the alterations are to be new and of recent manufacture and of the most suitable grade for the purpose intended; (f) Tenant must obtain the prior written approval from Landlord for Tenant’s contractors before the commencement of any work. Tenant’s contractor for any work shall maintain all of the insurance reasonably required by Landlord, including, without limitation, commercial general liability and workers’ compensation; (g) As a condition of approval of an alteration the estimated cost of which exceeds $50,000, Landlord may require performance and labor and materialmen’s payment bonds issued by a surety approved by Landlord, in a sum equal to the cost of the alterations guarantying the completion of the alteration free and clear of all liens and other charges in accordance with the Plans. Such bonds shall name Landlord as beneficiary; (h) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and alteration must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not unreasonably interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.

Requirements. Landlord may condition its consent for Prior to starting work on any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give furnish Landlord at least ten days’ prior Notice with two (2) complete sets of commencement of work professionally prepared working drawings (which shall include any architectural, structural, electrical, mechanical, computer system wiring, and telecommunication plans, which shall all be in CAD or other electronic format if requested by Landlord), and will be consistent with the construction methods and procedures manual attached hereto as Exhibit I, as amended from time to time for the Premises so that (the “Tenant Construction Manual”); names of contractors reasonably acceptable to Landlord; required permits and approvals; and evidence of contractor’s and subcontractor’s insurance in amounts reasonably required by Landlord and naming as additional insureds the Landlord, the managing agent for the Premises, and such other Additional Insured Parties (as defined in Section 13) as Landlord may post notices designate for such purposes. All Cable shall be clearly marked with adhesive plastic labels (or plastic tags attached to such Cable with wire) to show the purpose of non-responsibility such Cable (i) every six (6) feet in locations behind walls, beneath floors, and above ceilings (specifically including, but not limited to, the electrical room risers), and (ii) at the termination point(s) of such Cable. “Cable” shall mean and refer to any electronic, fiber, phone and data cabling and related equipment that is installed by or upon for the Premises exclusive benefit of Tenant or any party acting under or through Tenant. Any changes to the plans and specifications, other than di minimus changes that are purely cosmetic, do not affect the Building structure or mechanical systems, and do not cause the cost of the Alterations to exceed $1,000,000 (which amount shall be increased by the same percentage as provided by law; the Index as of each Adjustment Date), must also be submitted to Landlord for its approval. Prior to commencing Alterations, Tenant shall provide Landlord with a copy of the contract for the Alterations and evidence satisfactory to Landlord as to the existence of all necessary permits (to the extent not previously provided). Alterations shall be (a) constructed in a good and workmanlike manner, (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Dateconsistent with first class standards, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs consist of materials of a quality reasonably approved by Landlord, and Tenant shall ensure that no Alteration impairs any Building system, (d) performed by contractors or mechanics whose labor union affiliations are not incompatible with those of any workers, contractors or subcontractors who may be employed, retained or engaged by the Landlord for the development and making of any alterations at the Premises, and who are otherwise reasonably approved by Landlord, (e) in accordance with the Tenant Construction Manual, if any, and (f) designed and performed in accordance with all applicable Laws. It shall be deemed reasonable for Landlord to withhold its consent to any Alteration that adversely affects a Building’s roof, structure, or systems, that is inconsistent with a first-class life science building, that results in an increase in gross floor area at the Premises or alteration of any Building footprint, that would violate any certificate of occupancy for the Building or any other permits or licenses relating to the Building, that would reduce the utility of the Premises for life sciences laboratory, research, and manufacturing purposes, or that is otherwise inconsistent with the requirements of this Section. Tenant shall reimburse Landlord for any third-party expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving the review, inspection, and coordination of ▇▇▇▇▇▇’s plans for Alterations and ▇▇▇▇▇▇’s performance thereof. Upon completion, Tenant shall furnish “as-built” plans (in CAD or other electronic format, if requested by Landlord) for Alterations, customary American Institute of Architects completion affidavits, full and final waivers of lien, any applicable certificate of occupancy for the space affected by such Alterations and other applicable municipal or local sign-offs and inspection reports, and any other items reasonably required by Landlord for closing out the particular work in question. Landlord’s approval of an Alteration shall not be paid solely deemed to be a representation by Tenant to Landlord prior to commencing that the Alteration complies with Law or will not adversely affect any AlterationsBuilding system.

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation All such policies shall contain deductibles not in excess of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors that reasonably approved by Landlord; the delivery of performance and payment bonds showing Landlord as , shall contain a beneficiary; clause confirming that such policy and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it coverage evidenced thereby shall be deemed that Tenant must remove the Alteration unless primary with respect to any insurance policies carried by Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness and shall be obtained from responsible companies qualified to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation business and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in good standing in the Premises so that Landlord may post notices State of non-responsibility California and shall have a general policy holder’s rating in or upon the Premises as provided by law; (b) The Alterations must use materials AM Best of at least equal quality to Leasehold Improvements at A-VIII. A copy of each paid-up policy evidencing such insurance (appropriately authenticated by the Commencement Date, insurer) or a certificate (on A▇▇▇▇ Form 25 or its equivalent for Tenant’s commercial general liability insurance and must be performed in compliance with all laws, ordinances, rules and regulation now on A▇▇▇▇ Form 27 or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment its equivalent for Tenant’s property insurance) of the other tenants insurer, certifying that such policy has been issued and paid in full, providing the Complex; and (c) All costs coverage required by this Section and expenses incurred by Landlord in alteringcontaining provisions specified herein, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant delivered to Landlord prior to commencing the commencement of the Term of this Lease and, upon renewals, prior to the expiration of such coverage. Each such policy shall not be materially changed with respect to the interest of Landlord and such mortgagees of the Property (and others that are in privity of estate with Landlord of which Landlord provides notice to Tenant from time to time) without at least thirty (30) days’ prior written notice thereto from Tenant. Any insurance required of Tenant under this Lease may be furnished by Tenant under a blanket policy carried by it provided that such blanket policy shall reference the Premises, and shall guarantee a minimum limit available for the Premises equal to the insurance amounts required in this Lease. Landlord may, at any Alterationstime, and from time to time, inspect and/or copy any and all insurance policies required to be procured by Tenant hereunder. Additionally, any umbrella/excess liability policies shall contain an endorsement stating that any entity qualifying as an additional insured on the insurance stated in the Schedule of Underlying Insurance shall be an additional insured on the umbrella/excess liability policies, and that they apply immediately upon exhaustion of the insurance stated in the Schedule of Underlying Insurance as respects the coverage afforded to any additional insured.

Requirements. Landlord Tenant shall not make or suffer to be made any alterations, additions, or improvements in, on, or to the Premises or any part thereof which would require a building permit without the prior written consent of Landlord, which shall not be reasonably withheld, conditioned or delayed; except that Tenant may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions replace floor coverings, wall coverings, reconfigure interior improvements and requirementsnon-load bearing interior walls, including preparation of all construction plans, drawings and specifications for approval by Landlord; re-paint the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Premises without Landlord’s consent. Subject to Section 11.2 hereof, Tenant may (x) ask Landlord any such alterations, additions, or improvements in, on, or to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approvesaid Premises, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition except for Tenant’s willingness to do the Alteration on movable furniture, trade fixtures and equipment, shall immediately become Landlord’s written agreement that Tenant can remove the Alteration property and, at the end of the Lease Termterm hereof, shall remain on the Premises without compensation to Tenant. If Landlord consents to the making of any such alterations, additions, or improvements by Tenant, the same shall be made by Tenant, at Tenant’s sole cost and expense, in accordance with plans and specifications approved by Landlord, and any contractor or person selected by Tenant to make the same must first be approved in writing by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed. Tenant shall require any party performing work on or at the Premises to comply with Landlord’s reasonable insurance requirements. Tenant shall obtain all necessary required governmental permits and authorizations for any Alterations as its sole obligation such work and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of cause all such work to be completed in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use a good and workmanlike manner, free from defective materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all building, zoning, and other laws, ordinances, rules rules, and regulation now regulations. If the alterations, additions or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred improvements shall be made by Landlord in alteringfor Tenant’s account, repairing Tenant shall reimburse Landlord for the cost thereof within thirty (30) days after receipt of a statement, setting forth the actual cost of such alterations, additions or replacing any portion of improvements. At the time consent is given to Tenant to make an improvement to the Premises, Building Landlord shall indicate in writing whether or Complex not removal, repair and restoration will be required with respect to such improvement upon the expiration or earlier termination of this Lease. If Landlord’s consent is not required for said alteration, upon Tenant’s request, Landlord shall state in connection with approving any Alterations writing whether proposed alterations, additions or improvements must be removed upon the expiration or sooner termination of the Lease Term. Except for those items defined as Tenant’s property in Section 11.2 of this Lease, all of the initial improvements to be installed pursuant to Exhibit “B” shall immediately become Landlord’s property and, at the end of the term hereof, shall remain on the Premises without compensation to Tenant, except for removable trade fixtures and the items described in Exhibit “F” hereto, which shall be paid solely considered Tenant’s property and Tenant may remove or leave said items on the Premises at Tenant’s sole option. After the expiration or sooner termination of the Lease Term and upon demand by Tenant to Landlord prior to commencing any Alterations.made no later than thirty (30) days after such expiration or earlier termination, Tenant

Requirements. Landlord may condition its Tenant shall not make or suffer to be made any ------------ alterations, additions, or improvements in, on, or to the Premises or any part thereof without the prior written consent of Landlord. Any such alterations, additions, or improvements in, on, or to said Premises, except for any Alterations upon Tenant complying at its expense with reasonable conditions Tenant's movable furniture and requirementsequipment, including preparation of all construction plansshall immediately become Landlord's property and, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Termterm hereof, shall remain on the Premises without compensation to Tenant. Tenant In the event Landlord consents to the making of any such alterations, additions, or improvements by Tenant, the same shall obtain all necessary permits for any Alterations as its be made by Tenant, at Tenant's sole obligation cost and expense, in accordance with plans and strictly comply with specifications approved by Landlord, and any contractor or person selected by Tenant to make the following requirements: (a) Following approval same must first be approved in writing by Landlord. If the alterations, additions or improvements shall be made by Landlord of Alterationsfor Tenant's account, Tenant shall give reimburse Landlord at least ten days’ prior Notice for the cost thereof within twenty (20) days after receipt of commencement a statement, setting forth the actual cost of work in such alterations, additions or improvements. In any event Tenant shall pay Landlord an administrative charge of fifteen percent (15%) of the actual cost of such alterations, additions or improvements. After the expiration or sooner termination of the Lease Term and upon demand by Landlord, Tenant shall remove any or all alterations, additions, or improvements made by or for the account of Tenant, designated by Landlord to be removed, and Tenant shall repair and restore the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Datetheir original condition, subject to ordinary wear and must tear. Such removal, repair and restoration work shall be performed in compliance done promptly and with all laws, ordinances, rules due diligence at Tenant's sole cost and regulation now or hereafter expense. The provisions of this Section 12 shall not apply to the initial Tenant Improvements described in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant Exhibit C to Landlord prior to commencing any Alterationsthis Lease.

Requirements. Landlord may condition its consent for any Alterations upon Any alteration performed by Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness subject to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply strict conformity with the following requirements: (a) All alterations shall be at the sole cost and expense of Tenant; (b) Prior to commencement of any work of alteration, Tenant shall submit detailed plans and specifications, including working drawings (hereinafter referred to as "Plans"), of the proposed alteration, which shall be subject to the consent of Landlord in accordance with the terms of Section 12.1 above; (c) Following approval of the Plans by Landlord Landlord, within twenty (20) days after Landlord's receipt of Alterationsthe same, Tenant shall give Landlord at least ten (10) days’ ' prior Notice written notice of any commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (bd) No alteration shall be commenced without Tenant having previously obtained all appropriate permits and approvals required by and of governmental agencies; (e) All alterations shall be performed in a skillful and workmanlike manner, consistent with the best practices and standards of the construction industry, and pursued with diligence in accordance with said Plans previously approved by Landlord and in full accord with all applicable laws and ordinances. All material, equipment, and articles incorporated in the alterations are to be new and of recent manufacture and of the most suitable grade for the purpose intended; (f) Tenant must obtain the prior written approval from Landlord, which approval shall not be unreasonably withheld, for Tenant's contractor before the commencement of the work. Tenant's contractor for any work shall maintain all of the insurance reasonably required by Landlord, including, without limitation, commercial general liability and workers' compensation; (g) As a condition of approval of an alteration (excluding a Non-Structural Alteration), Landlord may require performance and labor and materialmen's payment bonds issued by a surety approved by Landlord, in a sum equal to the cost of the alterations guarantying the completion of the alteration free and clear of all liens and other charges in accordance with the Plans. Such bonds shall name Landlord as beneficiary; and (h) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and alteration must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not unduly interfere with the quiet enjoyment of the other tenants Tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.

Requirements. Landlord may condition its consent for any Alterations upon All construction and installation of the Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it Improvements shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness subject to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply strict conformity with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten (10) days’ ' prior Notice written notice of commencement of work in the Premises construction of the Tenant Improvements so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials All Tenant Improvements shall be constructed in a skillful and workmanlike manner, consistent with the best practices and standards of at least equal quality to Leasehold Improvements at the Commencement Dateconstruction industry, and pursued with diligence in accordance with the Approved Construction Plans and in full accord with all applicable laws, regulations and ordinances, including without limitation, the ADA. All material, equipment, and articles incorporated in the Tenant Improvements are to be new, and of recent manufacture, and of the most suitable grade for the purpose intended; (c) The Contractor shall maintain all of the insurance reasonably required by Landlord, including, without limitation, commercial general liability and workers' compensation insurance in the amounts specified in Article 9 of the Lease, and builder's risk and course of construction insurance in an amount not less than the total Tenant Improvement Costs. Tenant shall provide Landlord with certificates of insurance evidencing such insurance coverage by Contractor prior to commencing the construction of the Tenant Improvements. (d) Landlord may require performance and labor and materialmen's payment bonds issued by a surety approved by Landlord, in a sum equal to the Tenant Improvement Costs, guarantying the completion of the Tenant Improvements free and clear of all liens and other charges in accordance with the Approved Construction Plans. Such bonds shall name Landlord as beneficiary; (e) Construction of the Tenant Improvements must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they it will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.;

Requirements. All alterations shall be constructed in strict compliance with applicable state law provisions, and if applicable, with approved Construction Plans and with all additional requirements propounded by Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation the time Landlord approves the Construction Plans. Tenant’s indemnity of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 the Lease shall also apply with respect to any and all costs, losses, damages, injuries and liabilities related in any way to any act or omission of Tenant or Tenant’s agents or anyone employed by any of them (iincluding the Contractors, as defined in Exhibit “B”) arising out of the construction of any alterations. Such indemnity by Tenant, as set forth in the Lease, shall also apply with respect to any and if Landlord does not so approveall costs, losses, damages, injuries and liabilities related in any way to Landlord’s performance of any ministerial acts reasonably necessary to permit Tenant to complete any tenant improvements, and to enable Tenant to obtain any building permit or certificates for the Premises. All of Tenant’s agents, contractors, subcontractors, engineers and the like shall carry worker’s compensation insurance covering all of their respective employees, and shall also carry commercial general liability coverage and property damage insurance, all with limits, in writingform and with companies as are required to be carried by Tenant as set forth in the Lease, it and the policies therefor shall be deemed that Tenant must remove the Alteration unless insure Landlord later exercises its right under Section 17.1 (ii) or (y) condition and Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term, as their interests may appear. Tenant shall obtain all necessary permits for carry “Builder’s All Risk” insurance in an amount approved by Landlord covering the construction of any Alterations as its sole obligation and expenseMaterial Alterations, and strictly comply with such other insurance as Landlord may reasonably require at the following requirements: (a) Following approval by time Landlord of Alterations, approves the Construction Plans. Tenant shall be responsible for assuring that all alterations are completed in a lien-free manner. Tenant agrees to give Landlord at least written notice not less than ten days’ prior Notice (10) days in advance of the commencement of work any construction, alteration, addition, improvement, installation or repair costing in the Premises so excess of Twenty-five Thousand Dollars ($25,000.00) in order that Landlord may post appropriate notices of Landlord’s non-responsibility in or upon responsibility. Promptly after the Premises as provided by law; (b) The Alterations must use materials tenant improvements are completed, Tenant shall file an appropriate Notice of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any AlterationsCompletion.

Requirements. Prior to starting work on any Alteration, other than a Minor Alteration, Tenant shall furnish to Landlord for review and approval (which approval shall not be unreasonably withheld, conditioned or delayed): plans and specifications; names of proposed contractors (provided that Landlord may condition its consent for any Alterations upon Tenant complying at its expense designate specific contractors with reasonable conditions respect to Building systems, so long as such contractors are available to perform the work); copies of contracts; and requirements, including preparation necessary permits and approvals; evidence of all construction plans, drawings contractors’ and subcontractors’ insurance. Changes to the plans and specifications must also be submitted to Landlord for its approval (which approval shall not be unreasonably withheld). Landlord’s waiver on one occasion shall not waive Landlord’s right to enforce such requirements on any other occasion. Alterations shall be constructed in a good and workmanlike manner using materials of a quality that is at least equal to the quality designated by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; the minimum standard for the Building. Landlord may designate reasonable and non-discriminatory rules, regulations and procedures for the performance of Alterations in the Building and the delivery Project, and, to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord the extent reasonably necessary to provide avoid disruption to the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end occupants of the Lease TermBuilding and the Project, Landlord shall have the right to designate the time when Alterations may be performed. Tenant shall obtain all necessary permits reimburse Landlord within 30 days after receipt of an invoice for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval out-of-pocket sums paid by Landlord for third party examination of Tenant’s plans for Alterations. In addition, within 30 days after receipt of an invoice from Landlord, Tenant shall pay to Landlord a fee equal to 5% of the total cost of such Alterations for Landlord’s oversight and coordination of any Alterations, other than Minor Alterations. No later than 30 days after completion of the Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of nonfurnish “as-responsibility in or upon the Premises as provided by law; built” plans (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Datewhich shall not be required for Minor Alterations), and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.completion

Requirements. Tenant shall not make any replacement, alteration, improvement or addition to or removal from the Premises (collectively an “alteration”) without the prior written consent of Landlord, which consent shall not be unreasonably withheld or delayed. In the event Tenant proposes to make any alteration, Tenant shall, prior to commencing such alteration, submit to Landlord for prior written approval: (i) detailed plans and specifications; (ii) sworn statements, including the names, addresses and copies of contracts for all contractors; (iii) all necessary permits evidencing compliance with all applicable governmental rules, regulations and requirements; (iv) certificates of insurance in form and amounts required by Landlord, naming Landlord and any other parties designated by Landlord as additional insureds; and (v) all other documents and information as Landlord may condition its consent for any Alterations upon Tenant complying at its expense reasonably request in connection with reasonable conditions and requirements, including preparation such alteration. Neither approval of all construction plans, drawings the plans and specifications for approval nor supervision of the alteration by Landlord; Landlord shall constitute a representation or warranty by Landlord as to the use accuracy, adequacy, sufficiency or propriety of contractors such plans and subcontractors specifications or the quality of workmanship or the compliance of such alteration with applicable law. Tenant shall pay the entire cost of the alteration. Each alteration shall be performed in a good and workmanlike manner, in accordance with the plans and specifications approved by Landlord; , and shall meet or exceed the delivery standards for construction and quality of performance and payment bonds showing materials established by Landlord as a beneficiary; and for the delivery to Landlord of duplicate originals of all marked construction drawingsBuilding. In requesting addition, each alteration shall be performed in compliance with all applicable governmental and insurance company laws, regulations and requirements. Each alteration shall be performed by union contractors if required by Landlord and in harmony with Landlord’s consentemployees, contractors and other tenants. Each alteration, whether temporary or permanent in character, made by Landlord or Tenant may in or upon the Premises (xexcepting only Tenant’s furniture, equipment and trade fixtures) ask shall become Landlord’s property and shall remain upon the Premises at the expiration or termination of this Lease without compensation to Tenant; provided, however, that Landlord shall have the right to provide require Tenant to remove such alteration at Tenant’s sole cost and expense in accordance with the approval set forth in provisions of Section 17.1 16 of this Lease (i) provided that with respect to any alteration, Landlord notifies Tenant prior to the installation of such alteration that such removal will be required and if Landlord does not so approvenotify Tenant then Tenant shall have no obligation to remove such alteration). Notwithstanding anything herein to the contrary, Tenant shall remove from the Premises any cables or wires installed by Tenant in writingthe Premises. Tenant acknowledges that the Premises may constitute a place of public accommodation or a commercial facility under Title III of the Americans with Disabilities Act (the “ADA”) and that the ADA is applicable to both an owner and a lessee of a place of public accommodation or commercial facility. Tenant further acknowledges that under the ADA any structural alteration to the Premises must comply with accessibility standards set forth in the rules promulgated by the Department of Justice at 28 C.F.R. 36,101 et. seq. in the event Tenant makes any structural alteration to the Premises which would require compliance with Title III of the ADA and the accessibility standards promulgated by the Department of Justice, it Tenant agrees to design and build such structural alterations so as to comply with the ADA and the accessibility standards. Notwithstanding any of the foregoing to the contrary, Landlord shall be deemed responsible for any and all alterations to the Building outside of the Premises required to comply with the ADA and the accessibility standards. Nothing contained herein shall be construed to modify the requirement that Tenant any alteration to the Premises must remove have the Alteration unless prior written approval of Landlord, and such approval, if given, shall not be construed to be a waiver by Landlord later exercises its right under of Tenant’s obligations and agreements as set forth in this Section 17.1 10. Notwithstanding anything in this Section 10 to the contrary, Landlord’s consent shall not be required with respect to any alterations which satisfy all of the following criteria (hereinafter referred to as “Permitted Alterations”): (i) the value of the work to be performed is less than $50,000.00; (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end such work otherwise complies with all other provisions of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by lawthis Lease; (biii) The Alterations must use materials of at least equal quality to Leasehold Improvements at such work does not affect the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now Building structure or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the ComplexBuilding systems; and (civ) All costs and expenses incurred by Landlord in altering, repairing or replacing such work does not involve any portion changes visible from the exterior of the Premises. Although Landlord’s consent shall not be required for any Permitted Alteration, Building or Complex in connection with approving all of the other provisions of this Section 10 shall apply to any Alterations shall be paid solely by such Permitted Alteration, except that Tenant to Landlord shall, at least ten (10) days prior to commencing any Alterationssuch Permitted Alteration, submit to Landlord detailed plans and specifications for such Permitted Alteration but Landlord approval of such plans and specifications shall not be required.

Requirements. Except as provided in Section 12.D. below, Tenant shall not make any replacement, alteration, improvement or addition to the Premises (collectively an "alteration") without the prior written consent of Landlord (not to be unreasonably withheld, conditioned or delayed, as hereinafter provided). Subject to the terms of Section 12.D. below, in the event Tenant proposes to make any alteration requiring Landlord's consent, Tenant shall, prior to commencing such alteration, submit to Landlord for prior written approval: (i) detailed plans and specifications; (ii) the names, addresses for all contractors; (iii) all necessary permits evidencing compliance with all applicable governmental rules, regulations and requirements; (iv) certificates of insurance in form and amounts reasonably required by Landlord, naming Landlord, its managing agent and any other parties designated by Landlord as additional insureds; (v) a budget of the total anticipated costs for such work; and (vi) all other documents and information as Landlord may condition its consent reasonably request in connection with such alteration. In the event Tenant requests Landlord to perform any construction management or supervisory services relative to any alterations, and if Landlord agrees to perform such services, then Tenant agrees to pay Landlord, as Landlord's charges for all such services, a fee as may be mutually agreed upon by the parties; otherwise Tenant shall not owe Landlord any Alterations upon fee or other charge for Landlord's review of plans and specifications or Landlord's general coordination of the alterations, provided that Tenant complying at its expense shall pay Landlord all out-of-pocket costs and expenses (if any) incurred by Landlord in connection with reasonable conditions any third-party architectural and requirements, including preparation engineering review of all construction plans, drawings the plans and specifications for approval such alterations payable by Landlord to such third parties so engaged by Landlord to perform the review (and without m▇▇▇-up charged by Landlord; ). Neither approval of the use plans and specifications nor supervision of contractors the alteration by Landlord shall constitute a representation or warranty by Landlord as to the accuracy, adequacy, sufficiency or propriety of such plans and subcontractors specifications or the quality of workmanship or the compliance of such alteration with applicable law. Tenant shall pay the entire cost of the alteration. Each alteration shall be performed in a good and workmanlike manner, in accordance with the plans and specifications approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consentaddition, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it each alteration shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all applicable governmental laws, ordinancescodes, regulations and requirements, and in compliance with Landlord's insurance company requirements (but only to the extent Tenant has prior notice of such insurance requirements and only to the extent such insurance requirements are consistent with insurance requirements imposed generally at other Comparable Buildings), and in compliance with Landlord’s construction-related rules and regulation now or regulations for the Building from time to time, a copy of the current drafts of which are available for Tenant's review (it being understood that Landlord may hereafter revise and/or update said construction-related rules and regulations from time to time [the foregoing documents, as so revised and/or updated from time to time, being collectively referred to as the "Revised Construction Manual"] and Tenant shall comply with each such Revised Construction Manual so long as any changes from the draft thereof existing as of the date hereof are reasonable and uniformly imposed, in effect general, upon other tenants performing construction work at the Building, and are not in a manner such that they will not interfere conflict with the quiet enjoyment terms of the this Lease). Each alteration shall be performed by agents or contractors hired by Tenant who are reasonably acceptable to Landlord, and shall be performed in harmony with Landlord's employees, contractors and other tenants and their contractors and, at Landlord's option, Landlord shall have the right, at its sole cost and expense (not to be treated as Expenses), to monitor the progress of all such alterations. Each alteration, whether temporary or permanent in the Complex; and (c) All costs and expenses incurred character, made by Landlord or Tenant in alteringor upon the Premises (excepting only Tenant's furniture, repairing non-affixed equipment and non-affixed trade fixtures) shall become Landlord's property and shall remain upon the Premises at the expiration or replacing any portion termination of this Lease without compensation to Tenant; provided, however, that Landlord shall have the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by right to require Tenant to Landlord prior remove such alteration at Tenant's sole cost and expense, if and to commencing any Alterationsthe extent provided in Section 18 below.

Requirements. Landlord may condition its consent for any Alterations upon Any alteration performed by Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness subject to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply strict conformity with the following requirements: (a) All alterations shall be at the sole cost and expense of Tenant; (b) Prior to commencement of any work of alteration, Tenant shall submit detailed plans and specifications, including working drawings (hereinafter referred to as “Plans”), of the proposed alteration, which shall be subject to the consent of Landlord in accordance with the terms of Section 12.1 above; (c) Following approval of the Plans by Landlord of AlterationsLandlord, Tenant shall give Landlord at least ten (10) days’ prior Notice written notice of any commencement of work in the Leased Premises so that Landlord may post notices of non-responsibility in or upon the Leased Premises as provided by law; (bd) No alteration shall be commenced without Tenant having previously obtained all appropriate permits and approvals required by and of governmental agencies; (e) All alterations shall be performed in a skillful and workmanlike manner, consistent with the best practices and standards of the construction industry, and pursued with diligence in accordance with said Plans previously approved by Landlord and in full accord with all applicable laws and ordinances. All material, equipment, and articles incorporated in the alterations are to be new and of recent manufacture and of the most suitable grade for the purpose intended; (f) Tenant must obtain the prior written approval (which approval shall not be unreasonably withheld, conditioned or delayed) from Landlord for Tenant’s contractors before the commencement of any work. Tenant’s contractor for any work shall maintain all of the insurance reasonably required by Landlord, including, without limitation, commercial general liability and workers’ compensation. (g) As a condition of approval of an alteration (but not the Tenant Improvements to be installed pursuant to Exhibit C), the cost of which is reasonably expected to exceed $40,000.00, Landlord may require performance and labor and materialmen’s payment bonds issued by a surety approved by Landlord, in a sum equal to the cost of the alterations guarantying the completion of the alteration free and clear of all liens and other charges in accordance with the Plans. Such bonds shall name Landlord as beneficiary; (h) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and alteration must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.

Requirements. All policies required of Tenant shall be written by an insurer satisfactory to Landlord. Such policies shall name Landlord and the Senior Interest Holders (as hereinafter defined) of which Tenant has notice as additional insureds. Prior to the date Tenant enters the Premises, but in no event later than sixty (60) days after the execution of this Lease, Tenant shall deliver to Landlord copies of policies or certificates evidencing the existence of the amounts and forms of coverage required (or, in the event of self-insuring as permitted in Section 20.1(iv) hereof only, evidence of the net worth of Tenant or a Person providing a guaranty of this Lease to Landlord of not less than $10,000,000). No such policy shall be cancelable or reducible in coverage except after thirty (30) days' prior written notice to Landlord. Tenant shall, within thirty (30) days prior to the expiration of any such policies, furnish Landlord with renewals, certificates of insurance, or "binders" thereof, and, if Tenant fails to do so within ten (10) days following notice of such failure, then, upon an additional notice to Tenant, Landlord may condition its consent order such insurance and charge the cost thereof to Tenant as Additional Rent. If Landlord obtains any insurance that is the responsibility of Tenant under this Article 20, Landlord shall deliver to Tenant a statement setting forth the cost of any such insurance and showing in reasonable detail the manner in which it has been computed, and, if obtainable, a certificate of insurance naming Tenant as the insured or as an additional insured. Tenant's obligation to carry insurance provided for in this Article 20 may be satisfied by inclusion within the coverage of any Alterations upon Tenant complying at its expense with reasonable conditions and requirementsblanket policy or policies of insurance carried or maintained by Tenant, including preparation provided that the coverage required herein will not be reduced or diminished by reason of all construction plans, drawings and specifications for approval by Landlord; the use of contractors such blanket policies of insurance and subcontractors approved by Landlord; the delivery any such blanket policies of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord insurance expressly waive any pro rata distribution requirement contained in any such policies of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of insurance covering the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.

Requirements. Tenant agrees to provide Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation notice of all construction plansalterations, drawings and specifications for approval by additions or improvements Tenant intends to make to the Premises whether or not they require Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord 's prior consent as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Termprovided above. Tenant shall cause Tenant's contractor to obtain on behalf of Tenant and at Tenant's sole cost and expense all necessary governmental permits and certificates for the commencement and prosecution of any Alterations alteration, addition or improvement and for final approval thereof upon completion. All such work shall be done at such times and in such manner as its sole obligation Landlord may from time to time designate. Tenant covenants and expenseagrees that all work done by Tenant shall be performed in full compliance with the Condominium Documents, the CC&R, in full compliance with all laws, rules, orders, ordinances, regulations and requirements of all governmental agencies, offices, and strictly comply boards having jurisdiction, and in full compliance with the following requirements: (a) Following approval by Landlord rules, regulations and requirements of Alterationsany insurance rating bureau having jurisdiction of the Premises or the Building. Before commencing any work, Tenant shall give Landlord at least ten days’ prior Notice (10) days notice of the proposed commencement of such work in the Premises so that order to provide Landlord may with an opportunity to post notices of non-responsibility nonresponsibility. Tenant further covenants and agrees that any mechanic's lien recorded against the Premises or the Building for work claimed to have been done for, or materials claimed to 34 have been furnished to Tenant, will be discharged by Tenant, by bond or otherwise, as provided in Article 16 hereof. All alterations, additions or improvements upon the Premises as provided made by law; (b) The Alterations must use materials either party, including all wallcovering, built-in cabinetry, paneling and the like, shall, at Landlord's option, upon the expiration or earlier termination of at least equal quality to Leasehold Improvements at this Lease become the Commencement Dateproperty of Landlord, and must shall, at such time, remain upon, and be performed in compliance surrendered by Tenant with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationsas a part thereof.

Requirements. Tenant shall not make any replacement, alteration, improvement or addition to or removal from the Premises (collectively an "alteration") without the prior written consent of Landlord. In the event Tenant proposes to make any alteration, Tenant shall, prior to commencing such alteration, submit to Landlord for prior written approval: (i) detailed plans and specifications; (ii) sworn statements, including the names, addresses and copies of contracts for all contractors; (iii) all necessary permits evidencing compliance with all applicable governmental rules, regulations and requirements; (iv) certificates of insurance in form and amounts required by Landlord, naming Landlord and any other parties designated by Landlord as additional insureds; and (v) all other documents and information as Landlord may condition its consent reasonably request in connection with such alteration. Tenant agrees to pay Landlord's standard charges for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation review of all construction plans, drawings such items and supervision of the alteration. Neither approval of the plans and specifications for approval nor supervision of the alteration by Landlord shall constitute a representation or warranty by Landlord as to the accuracy, adequacy, sufficiency or propriety of such plans and specifications or the quality of workmanship or the compliance of such alteration with applicable law. Tenant shall pay the entire cost of the alteration and, if requested by Landlord; , shall deposit with Landlord, prior to the use commencement of contractors the alteration, security for the payment and subcontractors completion of the alteration in form and amount required by Landlord. Each alteration shall be performed in a good and workmanlike manner, in accordance with the plans and specifications approved by Landlord; , and shall meet or exceed the delivery standards for construction and quality of performance and payment bonds showing materials established by Landlord as a beneficiary; and for the delivery to Landlord of duplicate originals of all marked construction drawingsBuilding. In requesting Landlord’s consentaddition, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it each alteration shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all applicable governmental and insurance company laws, ordinancesregulations and requirements, rules including, without limitation, all requirements of The Americans with Disabilities Act. Each alteration shall be performed in harmony with Landlord's employees, contractors and regulation now other tenants. Each alteration, whether temporary or hereafter permanent in effect character, made by Landlord or Tenant in or upon the Premises (excepting only Tenant's furniture, equipment and trade fixtures) shall become Landlord's property and shall remain upon the Premises at the expiration or termination of this Lease without compensation to Tenant; provided, however, that Landlord shall have the right to require Tenant to remove such alteration at Tenant's sole cost and expense in a manner such that they will not interfere accordance with the quiet enjoyment provisions of Section 15 of this Lease. Notwithstanding the above, Landlord recognizes Tenant will arrange for and supervise its own construction. Landlord's charges for review of plans and construction will be limited to the actual cost of any third party consultants reasonably required by Landlord (such as, but not limited to, Structural Engineers, Mechanical/Electrical Engineers, or Architects). In addition, Landlord recognizes that Tenant may relocate its existing self contained package air conditioning units (with no network of above ceiling ductwork) to supplement the Building's system in the Premises. If such is the case or if Tenant purchases with its own funds and installs similar type units, upon expiration or termination of this Lease, Tenant will be allowed to or Landlord, at its sole discretion, may require Tenant to remove such units at Tenant's sole cost and expense in accordance with the provisions of Section 15 of this Lease. Notwithstanding the above, Landlord as a part of its review of Tenant's proposed alterations under this Paragraph 9, shall stipulate at the time the Tenant requests approval of the other tenants in the Complex; and (c) All costs and expenses incurred proposed alterations, any proposed alterations that will be required to be removed by Landlord in altering, repairing or replacing any portion Tenant upon surrender of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely Premises by Tenant to Landlord prior to commencing any Alterationsthe Tenant.

Requirements. All improvements installed by Tenant which are affixed to the Building, including, without limitation, partitions, tile floors, hung ceilings, power lines, heating and air-conditioning ducts, plumbing fixtures, water pipes and gas lines shall become upon their installation the property of Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does shall not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration removed at the end of the Lease TermTerm by Tenant. Landlord shall have no obligation whatsoever to reimburse the cost thereof to Tenant or otherwise. The location of any such improvement shall obtain all necessary permits for any Alterations as its sole obligation and expensebe approved by Landlord, and strictly comply with the following requirements: (a) Following which approval by Landlord of Alterationsshall not be unreasonably withheld or delayed. Further, Tenant shall give Landlord at least ten days’ not make any improvements to the Property without Landlord's prior Notice of commencement of work in the Premises so written consent, which consent shall not be unreasonably withheld if Tenant demonstrates to Landlord's reasonable satisfaction that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; all such improvements shall (bi) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed completed in compliance with all applicable laws, ordinances, rules and regulation now or hereafter in effect regulations, and (ii) in a manner lien free, good and workmanlike manner. Tenant may install such that they will not interfere with the quiet enjoyment of the other tenants machinery, equipment and other property as it may need to carry out its operation in the Complex; Demised Premises and (c) , except as above provided, shall remove the same upon the termination of this Lease. All costs such machinery equipment and expenses incurred by Landlord in alteringother property, repairing except as herein otherwise specifically provided, shall be and remain the sole property of Tenant, whether or replacing not the same is attached to or appurtenant to the Demised Premises. In the event that the installation or removal of any portion of such machinery or equipment damages the Demised Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationsshall, at its sole cost and expense, immediately repair the same.

Requirements. Landlord may condition its consent for any Alterations upon Any alteration performed by Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness subject to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply strict conformity with the following requirements: (a) All alterations shall be at the sole cost and expense of Tenant; (b) Prior to commencement of any work of alteration, Tenant shall submit detailed plans and specifications, including working drawings (hereinafter referred to as “Plans”), of the proposed alteration, which shall be subject to the consent of Landlord in accordance with the terms of Section 12.1 above; (c) Following approval of the Plans by Landlord of AlterationsLandlord, Tenant shall give Landlord at least ten (10) days’ prior Notice written notice of any commencement of work in the Leased Premises so that Landlord may post notices of non-responsibility in or upon the Leased Premises as provided by law; (bd) No alteration shall be commenced without Tenant having previously obtained all appropriate permits and approvals required by and of governmental agencies; (e) All alterations shall be performed in a skillful and workmanlike manner, consistent with the best practices and standards of the construction industry, and pursued with diligence in accordance with said Plans previously approved by Landlord and in full accord with all applicable laws and ordinances. All material, equipment, and articles incorporated in the alterations are to be new and of recent manufacture and of the most suitable grade for the purpose intended; (f) Tenant must obtain the prior written approval from Landlord for Tenant’s contractors before the commencement of any work, which approval shall not be unreasonably withheld. Tenant’s contractor for any work shall maintain all of the insurance reasonably required by Landlord, including, without limitation, commercial general liability and workers’ compensation. (g) As a condition of approval of an alteration costing in excess of $100,000.00, Landlord may require performance and labor and materialmen’s payment bonds issued by a surety approved by Landlord, in a sum equal to the cost of the alterations guarantying the completion of the alteration free and clear of all liens and other charges in accordance with the Plans. Such bonds shall name Landlord as beneficiary; (h) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and alteration must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying at its sole cost and expense with reasonable conditions and requirements, including the preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction as-built drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ ' prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Tenant Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.

Requirements. Landlord may condition its consent for any Alterations ------------ upon Tenant complying at its sole cost and expense with reasonable conditions and requirements, including the preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction as-built drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ ' prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Tenant Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.

Requirements. Landlord’s review and approval of any plans and specifications or consent to the performance of work described therein (if such consent is required hereunder) shall not be deemed an agreement by Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction that such plans, drawings specifications and work conform with all applicable Legal Requirements and requirements of the insurers of the Building (“Insurance Requirements”), shall not be deemed a waiver of Tenant’s obligations under this Lease with respect to Legal Requirements and Insurance Requirements and shall not impose any liability or obligation upon Landlord with respect to the completeness, design sufficiency or compliance with Legal Requirements or Insurance Requirements of such plans, specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery work. Tenant agrees to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask permit Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in within the Premises. Upon completion of any material improvements, Tenant shall provide Landlord with final release of lien forms executed by all major contractors, subcontractors, laborers and materials suppliers. If, notwithstanding the foregoing, any mechanic’s or upon materialmen’s lien is filed against the Premises, the Building, the Project and/or the Land, for work claimed to have been done for, or materials claimed to have been furnished to, the Premises on Tenant’s account, such lien shall be discharged by Tenant within thirty (30) days after Tenant has notice thereof, at Tenant’s sole cost and expense, by the payment thereof or by the filing of a surety bond in form legally sufficient to discharge the lien. If Tenant shall fail to discharge any such mechanic’s or materialmen’s lien, Landlord may, at its option, discharge such lien and treat the out-of-pocket cost thereof (including reasonable attorneys’ fees incurred in connection therewith) as provided Additional Rent payable with the next monthly installment of Base Rent falling due. It is understood and agreed that any improvements to the Premises shall be conducted on behalf of Tenant and that Tenant shall be fully responsible therefor. It is further agreed that if Landlord gives its written consent to the making of any improvements to the Premises, such written consent shall not be deemed to be an agreement or consent by law; Landlord to subject its interest in the Premises, the Building or the Land to any mechanic’s, materialmen’s or other liens that may be filed in connection therewith. Upon completion of any improvements by Tenant for which consent is required hereunder, Tenant shall provide Landlord with as-built architectural plans showing the work including electrical, plumbing and mechanical systems. Notwithstanding the foregoing, no improvements of any kind shall be made that would (bi) The Alterations must use materials decrease the size of at least equal quality the Premises or any part thereof, (ii) materially diminish the value of the Project, (iii) give or purport to Leasehold Improvements at give to any third party any easement or right of way, or license to the Commencement DatePremises or Property except as otherwise described in Section 11.2 or otherwise in this Lease, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not (iv) interfere with the quiet enjoyment business operations of Landlord or another tenant or occupant of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any AlterationsBuilding.

Requirements. Except as provided in Section 12.D., Tenant shall not make any replacement, alteration, improvement or addition to or removal from the Premises (collectively an “ALTERATION”) without the prior written consent of Landlord may condition its consent for (not to be unreasonably withheld, as hereinafter provided). Subject to the terms of Section 12.D., if Tenant proposes to make any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting alteration requiring Landlord’s consent, Tenant may shall, prior to commencing the alteration, submit to Landlord for Landlord’s prior written approval detailed plans and specifications. In addition, following approval of the detailed plans and specifications for any alteration by Landlord, and prior to commencing the alteration, Tenant shall also submit to Landlord, for Landlord’s approval: (xi) ask Landlord to provide the approval set forth names, addresses and, if required by any Mortgagee or Ground Lessor (as those terms are defined in Section 17.1 23), copies of contracts for all contractors; (iii) all necessary permits evidencing compliance with all applicable governmental rules, regulations and requirements; (iii) certificates of insurance (including builders risk) in form and amounts required by Landlord, naming Landlord, its managing agent and any other parties reasonably designated by Landlord as additional insureds; (iv) payment and performance bonds from sureties and in form and amount satisfactory to Landlord, in its discretion, with respect to any alteration, the cost of which Landlord determines, in its reasonable discretion, will exceed Five Hundred Thousand and No/100 Dollars ($500,000.00), showing Landlord as dual obligee; and (v) all other documents and information as Landlord may reasonably request in connection with the proposed alteration. If Tenant requests that Landlord perform any construction management or supervisory services relative to any alterations (other than in connection with the Tenant Improvements, for which Landlord will not charge a fee) and if Landlord does not so approveagrees to perform the services, in writingthen Tenant agrees to pay Landlord market rate charges for the services, it to be agreed upon by Landlord and Tenant. In addition, Tenant shall be deemed that Tenant must remove the Alteration unless reimburse Landlord later exercises its right under Section 17.1 within thirty (ii30) or (y) condition Tenant’s willingness to do the Alteration on days following Landlord’s written agreement request, for any out-of-pocket costs incurred by Landlord for review of architectural and engineering plans and specifications; provided that prior to incurring any charges for review of plans and specifications, Landlord shall notify Tenant can remove of its intention to engage an architect and/or engineer to review the Alteration at same and the end anticipated cost of the Lease Termreview. Neither approval of the plans and specifications nor supervision of the alteration by Landlord shall constitute a representation or warranty by Landlord as to the accuracy, adequacy, sufficiency or propriety of the plans and specifications or the quality of workmanship or the compliance of the alteration with applicable law. Tenant shall obtain all necessary permits for any Alterations as its sole obligation pay the entire cost of the alteration. Each alteration shall be performed in a good and expenseworkmanlike manner, in accordance with the plans and specifications approved by Landlord, and strictly comply with shall meet or exceed the following requirements: (a) Following approval standards for construction and quality of materials established by Landlord of Alterationsfor the Building. In addition, Tenant each alteration shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all applicable governmental and insurance company laws, ordinancesregulations and requirements, as well as such reasonable construction rules and regulation now or hereafter regulations for the Building as may be promulgated by Landlord from time to time (including, without limitation, any rules governing usage of and charges for elevator service). Each alteration shall be performed in effect harmony with Landlord’s employees, contractors and other tenants and in a manner such that they will so as not to interfere with any other tenant’s occupancy and, at Landlord’s option, Landlord shall have the quiet enjoyment right, to monitor the progress of all alterations. In connection with each alteration, Tenant shall utilize union labor, unless otherwise consented to by Landlord. Each alteration, whether temporary or permanent in character, made by Landlord or Tenant in or upon the Premises (excepting only FF&E) shall become Landlord’s property and shall remain upon the Premises at the expiration or termination of this Lease without compensation to Tenant; provided, however, that Landlord shall have the right to require Tenant to remove any alteration at Tenant’s sole cost and expense, provided at the time of approval of the alteration by Landlord, Landlord has notified Tenant that Landlord will require removal and the alteration does not constitute a standard office installation (e.g., vaults, safes, internal stairwells, raised floors, and other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationssimilar items).

Requirements. (i) Tenant shall not make any replacement, alteration, improvement or addition to or removal from the Premises (collectively an “alteration”) without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed, provided that Tenant complies with this Section 9(A). In the event Tenant proposes to make any alteration, Tenant shall, prior to commencing such alteration, submit to Landlord for prior written reasonable approval: (i) detailed plans and specifications (if appropriate for the alteration contemplated by Tenant); (ii) the names, addresses and copies of contracts for all contractors; (iii) all necessary permits evidencing compliance with all applicable governmental rules, regulations and requirements; (iv) certificates of insurance in form and amounts reasonably required by Landlord, naming Landlord, its managing and leasing agent and any other parties reasonably designated by Landlord as additional insureds; and (v) all other documents and information as Landlord may condition its consent reasonably request in connection with such alteration. Tenant agrees to pay Landlord’s reasonable charges for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation review of all construction plans, drawings such items of the alteration. Neither approval of the plans and specifications for approval nor any supervision of the alteration by Landlord; Landlord shall constitute a representation or warranty by Landlord as to the use accuracy, adequacy, sufficiency or propriety of contractors such plans and subcontractors specifications or the quality of workmanship or the compliance of such alteration with applicable law. Tenant shall pay the entire cost of the alteration. Each alteration shall be performed in a good and workmanlike manner, in accordance with the plans and specifications reasonably approved by Landlord; , and shall meet or exceed the delivery standards for construction and quality of performance and payment bonds showing materials reasonably established by Landlord as a beneficiary; and for the delivery to Landlord of duplicate originals of all marked construction drawingsBuilding. In requesting Landlord’s consentaddition, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it each alteration shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all applicable governmental and insurance company laws, ordinancesregulations and requirements. Each alteration shall be performed by Tenant, rules and regulation now or hereafter in effect and in a manner harmony with any of Landlord’s employees and contractors employed at the Premises. Each alteration, whether temporary or permanent in character, made by Landlord or Tenant in or upon the Premises (excepting only Tenant’s furniture, equipment and trade fixtures) shall become Landlord’s property and shall remain upon the Premises at the expiration or termination of this Lease without compensation to Tenant; provided, however, that Landlord shall have the right to require Tenant to remove such that they will not interfere alteration at Tenant’s sole cost and expense in accordance with the quiet enjoyment provisions of the other tenants in the Complex; and (c) All costs and expenses incurred Paragraph 15 of this Lease, which required removal will be specified by Landlord in alteringwhen Landlord consents to Tenant’s requested alterations, repairing except, however, Landlord may require removal of any electronic, phone, data or replacing other telecommunications conduit and cabling and related equipment installed by or on behalf of Tenant from and after the Commencement Date, by notice to Tenant given at any portion time prior to the expiration or earlier termination of this Lease. Any alteration required by applicable law, statute or ordinance, or by any governmental agency having jurisdiction over the Premises, Building or Complex in connection with approving any Alterations that is required due to Tenant’s specific use and occupancy of the Premises shall be paid solely by made promptly, at Tenant’s sole cost in accordance with this Section 9. (ii) Notwithstanding the foregoing, Tenant to Landlord may make alterations, the cost of which does not exceed Twenty-five Thousand and 00/100 ($25,000.00) Dollars at any one time, without the prior to commencing written consent of Landlord, provided that such alterations are “cosmetic”. For purposes of this Lease, a “cosmetic” alteration shall be one that does not effect the structure or mechanics of the Building and for example, would include installing new carpet or other flooring or painting. Further, the Tenant shall not make any Alterationsalteration that is not cosmetic without Landlord’s prior written consent as set forth in Section 9.A(i).

Requirements. Tenant shall not make any replacement, alteration, ------------ improvement or addition to or removal from the Premises (collectively an "alteration") without the prior written consent of Landlord, which consent shall not be unreasonably withheld or delayed. Notwithstanding the foregoing, no consent shall be necessary for any decorative or cosmetic alteration (or related alteration) that (i) costs less than $15,000 (provided such alteration is not part of related alterations which cost, in the aggregate, more than $15,000), (ii) does not require the issuance of a building permit and (iii) does not adversely affect the structural elements of the Building or the base Building mechanical, electrical or plumbing systems, the architectural aesthetics of the Building, the common areas of the Building or the use by other tenants in the Building of their demised premises (provided that even if Landlord's consent is not necessary for such an alteration, the following provisions of this Section 9A shall apply). In the event Tenant proposes to make any alteration, Tenant shall, prior to commencing such alteration, submit to Landlord for prior written approval: (i) detailed plans and specifications; (ii) sworn statements, including the names, addresses and copies of contracts for all contractors; (iii) all necessary permits evidencing compliance with all applicable governmental rules, regulations and requirements; (iv) certificates of insurance in form and amounts required by Landlord, naming Landlord and any other parties designated by Landlord as additional insureds; and (v) all other documents and information as Landlord may condition its consent reasonably request in connection with such alteration. Tenant agrees to reimburse Landlord for any Alterations upon Tenant complying at its expense with reasonable conditions Landlord's actual out-of-pocket costs and requirements, including preparation fees incurred in reviewing all such items and supervising the alteration. Neither approval of all construction plans, drawings the plans and specifications for approval nor supervision of the alteration by Landlord shall constitute a representation or warranty by Landlord as to the accuracy, adequacy, sufficiency or propriety of such plans and specifications or the quality of workmanship or the compliance of such alteration with applicable law. Tenant shall pay the entire cost of the alteration and, if requested by Landlord; , shall deposit with Landlord prior to the use commencement of contractors the alteration, security for the payment and subcontractors completion of the alteration in form and amount required by Landlord. Each alteration shall be performed in a good and workmanlike manner, in accordance with the plans and specifications approved by Landlord; , and shall meet or exceed the delivery standards for construction and quality of performance and payment bonds showing materials established by Landlord as a beneficiary; and for the delivery to Landlord of duplicate originals of all marked construction drawingsBuilding. In requesting Landlord’s consentaddition, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it each alteration shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all applicable governmental and insurance company laws, ordinances, rules regulations and regulation now or hereafter in effect requirements. Each alteration shall be performed by union contractors if required by Landlord and in a manner harmony with Landlord's employees, contractors and other tenants. Each alteration, whether temporary or permanent in character, made by Landlord or Tenant in or upon the Premises (excepting only Tenant's furniture, equipment and trade fixtures) shall become Landlord's property and shall remain upon the Premises at the expiration or termination of this Lease without compensation to Tenant; provided, however, that Landlord shall have the right to require Tenant to remove such that they will not interfere alteration at Tenant's sole cost and expense in accordance with the quiet enjoyment provisions of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion Section 15 of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationsthis Lease.

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying Upon College’s express written approval, Licensee shall have the right to install and construct, at its expense with reasonable conditions sole cost and requirementsexpense, including preparation of all construction plansalterations to the Premises, drawings such as lighting and specifications for approval by Landlord; the use of contractors electrical and subcontractors approved by Landlord; the delivery of performance communication systems, permanent classroom fixtures, and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawingsplumbing improvements. In requesting Landlord’s consentthe event Licensee makes any Alteration to the Premises, Tenant may (x) ask Landlord to provide all contracts shall contain the approval set forth in Section 17.1 following provisions: (i) and if Landlord does not so approve, in writing, it all contractors shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 required to provide Commercial General Liability with primary, non- contributory coverage of no less than $2,000,000 per occurrence, $2,000,000 aggregate coverage; Worker’s Compensation and Employer’s Liability of no less than $2,000,000; Commercial Vehicle Insurance of no less than $2,000,000; (ii) College, its officers, agents , employees, volunteers and their successors and assigns, shall be “additional insureds” on all coverage; (iii) Licensee shall procure Performance and Payment Bonds, Builder’s Risk Insurance or (y) condition Tenant’s willingness to do other Property Insurance on the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end Full Replacement Value of the Lease Term. Tenant Premises; (iv) all contractors as a condition precedent to payment shall obtain be required to provide Licensee current contractor sworn statements, including the names, addresses, the amount due and to become due all contractors; (v) to the extent required by law, laborers shall be paid the prevailing wage in accordance with Illinois law; (vi) Final Payment shall not be made until all Final Waivers of Lien are provided by each entity listed on the contractor’s sworn Schedule of Values; (vii) Licensee shall secure all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in evidencing compliance with all lawsapplicable governmental rules, ordinancesregulations and requirements for public and private school buildings; (viii) If requested by College, rules and regulation now or hereafter in effect and in a manner such that they will not interfere Licensee shall deposit with the quiet enjoyment College, prior to commencement of the other tenants in the Complex; and (c) All costs alteration, security for payment and expenses incurred by Landlord in altering, repairing or replacing any portion completion of the alteration in form and amount required by College. No financing agreement entered into by Licensee shall assign, pledge or encumber the buildings or site, any equipment, fixtures or improvements that are constructed upon, within or attached to the building or grounds. To the fullest extent permitted by law, Licensee shall defend, indemnify and hold harmless the College, its Board members, officers, agents and assigns from any loss or damage, including attorneys' fees, resulting from such alteration to the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.

Requirements. Landlord may condition its Tenant shall not make any replacement, alteration, improvement or addition to or removal from the Premises (collectively an "ALTERATION") without the prior written consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirementsof Landlord, including preparation of all construction plans, drawings and specifications for approval by Landlord; which consent shall not be unreasonably withheld. Notwithstanding the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consentforegoing, Tenant may make interior, non structural alterations to the Premises which do not affect the base building mechanical, plumbing or electrical systems of the Premises and which (xwhether in a single or aggregate number) ask do not exceed Twenty Five Thousand Dollars ($25,000.00) in any calendar year provided, however, that to the extent such alterations exceed One Hundred Thousand and no/100 Dollars ($100,000.00) in the aggregate, Tenant acknowledges that the consent of Landlord's lender is required. In the event Tenant proposes to make any alteration, Tenant shall, prior to commencing such alteration, submit to Landlord to provide the approval set forth in Section 17.1 for prior written approval: (i) detailed plans and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 specifications; (ii) the names, addresses and copies of contracts for all contractors; (iii) all necessary permits evidencing compliance with all applicable governmental rules, regulations and requirements; (iv) certificates of insurance in form and amounts required by Landlord, naming Landlord, its managing agent and any other parties designated by Landlord as additional insureds; and (v) all other documents and information as Landlord may reasonably request in connection with such alteration. If Landlord's consent to such alteration is required hereunder, Tenant agrees to pay Landlord's reasonable out of pocket expenses for structural engineering review or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that any required mortgage review fees of all such items. No other supervisory or administrative fees shall be charged by Landlord in connection with Tenant can remove the Alteration at the end alterations. Neither approval of the Lease Termplans and specifications nor supervision of the alteration by Landlord shall constitute a representation or warranty by Landlord as to the accuracy, adequacy, sufficiency or propriety of such plans and specifications or the quality of workmanship or the compliance of such alteration with applicable law. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with pay the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment entire cost of the other tenants in the Complex; alteration and (c) All costs and expenses incurred , if requested by Landlord in alteringLandlord, repairing or replacing any portion of the Premisesshall deposit with Landlord, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.to

Requirements. Tenant shall not make any replacement, alteration, improvement or addition to or removal from the Premises (collectively an “Alteration”) without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. In the event Tenant proposes to make any Alteration, Tenant shall, prior to commencing such Alteration, submit to Landlord for prior written approval (which approval shall not be unreasonably withheld, conditioned or delayed): (i) detailed plans and specifications; (ii) sworn statements, including the names, addresses and copies of contracts for all contractors; (iii) all necessary permits evidencing compliance with all applicable governmental rules, regulations and requirements; (iv) certificates of insurance in form and amounts required by Landlord, naming Landlord and any other parties designated by Landlord as additional insureds; and (v) all other documents and information as Landlord may condition its consent reasonably request in connection with such Alteration. Tenant agrees to pay Landlord’s reasonable charges for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation review of all construction plans, drawings such items and supervision of the Alteration. Neither approval of the plans and specifications for approval nor supervision of the Alteration by Landlord shall constitute a representation or warranty by Landlord as to the accuracy, adequacy, sufficiency or propriety of such plans and specifications or the quality of workmanship or the compliance of such Alteration with applicable law. Tenant shall pay the entire cost of the Alteration and, if requested by Landlord; , shall deposit with Landlord, prior to the use commencement of contractors the Alteration, reasonable security for the payment and subcontractors completion of the Alteration in form and amount reasonably required by Landlord. Each Alteration shall be performed in a good and workmanlike manner, in accordance with the plans and specifications approved by Landlord; , and shall meet or exceed the delivery standards for construction and quality of performance and payment bonds showing materials reasonably established by Landlord as a beneficiary; and for the delivery to Landlord of duplicate originals of all marked construction drawingsBuilding. In requesting Landlord’s consentaddition, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it each Alteration shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all applicable governmental and insurance company laws, ordinancesregulations and requirements, rules including, without limitation, all requirements of The Americans with Disabilities Act. Each Alteration shall be performed in harmony with Landlord’s employees, contractors and regulation now other tenants. Each Alteration, whether temporary or hereafter permanent in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred character, made by Landlord or Tenant in alteringor upon the Premises (excepting only Tenant’s furniture, repairing equipment and trade fixtures) shall become Landlord’s property and shall remain upon the Premises at the expiration or replacing any portion termination of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant this Lease without compensation to Landlord prior to commencing any AlterationsTenant.

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying at its sole coat and expense with reasonable conditions and requirements, including the preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction as-built drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements: (a) Following approval by Landlord of Alterations, Tenant shall give Landlord at least ten days’ prior Notice of or commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Tenant Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.

Requirements. Tenant agrees to provide Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation notice of all construction plansalterations, drawings and specifications for approval by additions or improvements Tenant intends to make to the Premises whether or not they require Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord 's prior consent as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Termprovided above. Tenant shall cause Tenant's contractor to obtain on behalf of Tenant and at Tenant's sole cost and expense all necessary governmental permits and certificates for the commencement and prosecution of any Alterations alteration, addition or improvement and for final approval thereof upon completion. All such work shall be done at such times and in such manner as its sole obligation Landlord may from time to time designate. Tenant covenants and expenseagrees that all work done by Tenant shall be performed in full compliance with the Condominium Documents, the CC&R, in full compliance with all laws, rules, orders, ordinances, regulations and requirements of all governmental agencies, offices, and strictly comply boards having jurisdiction, and in full compliance with the following requirements: (a) Following approval by Landlord rules, regulations and requirements of Alterationsany insurance rating bureau having jurisdiction of the Premises or the Building. Before commencing any work, Tenant shall give Landlord at least ten days’ prior Notice (10) days notice of the proposed commencement of such work in order to provide Landlord with an opportunity to post notices of nonresponsibility. Tenant further covenants and agrees that any mechanic's lien recorded against the Premises or the Building for work claimed to have been done for, or materials claimed to have been furnished to Tenant, will be discharged by Tenant, by bond or otherwise, as provided in Article 16 hereof. All alterations, additions or improvements upon the Premises made by either party, including all wallcovering, built-in cabinetry, paneling and the like, shall, at Landlord's option, upon the expiration or earlier termination of this Lease become the property of Landlord, and shall, at such time, remain upon, and be surrendered by Tenant with the Premises, as a part thereof. Notwithstanding anything to the contrary contained in this Lease, in connection with Tenant seeking to obtain any permit, certificate and/or approval from the Boston Redevelopment Authority ("BRA") with respect to any alteration, addition or improvement, Tenant shall furnish Landlord with copies of all notices and documents submitted to the BRA so that Landlord may post notices of non-responsibility be kept fully informed in or upon respect thereof, Landlord may, at its election, reasonably participate in the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements same and at the Commencement Dateelection of Landlord, Tenant shall retain, at Tenant's sole cost and must be performed expense, a Person designated by Landlord and approved by Tenant to obtain any such permit, certificate and/or approval from the BRA, provided that any such designation shall not cause a delay (in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in more than a manner such that they will not interfere with the quiet enjoyment of the other tenants de minimis manner) in the Complex; and (c) All costs obtaining of any such permit, certificate and/or approval by Tenant, it being understood and expenses incurred by agreed that Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex shall not be liable to Tenant in connection with approving any Alterations shall be paid solely such participation of Landlord and the retaining of such Person by Tenant to Landlord prior to commencing in connection with the obtaining of any Alterationssuch permit, certificate and/or approval.

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of During the Lease Term, IPTLH agrees that it shall not use or store in violation of any applicable law, code, ordinance, rule, or regulation and shall not discharge, dump, or spill, or store any Hazardous Substances (hereinafter defined) on or about the Property during the Term. Tenant If any such Hazardous Substances are introduced in any manner by the IPTLH, its agents or employees on or about the Property, all reasonable costs of removal incurred by, all liability imposed upon, or damages suffered by, the LCRDA, shall obtain all necessary permits for any Alterations as its sole obligation and expensebe borne by the IPTLH, which costs, liability, and strictly comply with damages IPTLH shall pay the following requirements: LCRDA within ten (a10) Following approval by Landlord days of Alterationsreceipt of a properly documented invoice from the LCRDA. In the event the IPTLH fails to reimburse the LCRDA for such costs, Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Dateliability, and must damages as set forth above, the LCRDA shall have the right, at its election, to immediately take any appropriate legal action and to immediately terminate this Ground Sublease without waiving the LCRDA’s rights to damages for the IPTLH’s failure to perform such work. The provisions of the immediately preceding provisions of this Paragraph to the contrary notwithstanding, the LCRDA shall not be performed obligated to perform such environmental remediation and shall not be liable to the IPTLH for not performing such work. The rights granted to the LCRDA herein shall be in compliance with furtherance, and not in limitation of any other rights the LCRDA may have pursuant to this Ground Sublease. ▇▇▇▇▇ agrees to indemnify and hold the LCRDA harmless from any loss or claim for damages occasioned as a result of the IPTLH’s violation of the terms of this Paragraph. IPTLH’s obligations and liabilities under this Paragraph shall survive the expiration or termination of this Ground Sublease. For the purposes of this Ground Sublease, the term “Hazardous Substances” shall mean any and all lawstoxic or hazardous substances, ordinanceschemicals, rules and regulation now materials or pollutants, of any kind or nature, which are regulated, governed, restricted or prohibited by any federal, state or local law, decision, statute, rule, or ordinance currently in existence or hereafter in effect enacted or rendered, and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and shall include (c) All costs without limitation), all oil, gasoline and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationspetroleum based substances.

Requirements. Landlord may condition its consent for any Alterations upon Each policy required to be obtained by Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval hereunder shall: (a) be issued by Landlord; the use of contractors and subcontractors insurers which are approved by Landlord and/or Landlord’s Mortgagees and are authorized to do business in the state in which the Building is located and rated not less than Financial Size VIII, and with a Financial Strength rating of B+ in the most recent version of Best’s Key Rating Guide; (b) name Tenant as named insured thereunder and shall name Landlord and, at Landlord’s request, such other persons or entities of which Tenant has been informed in writing, as additional insureds under any such liability policies, all as their respective interests may appear; (c) not have a deductible amount exceeding Ten Thousand Dollars ($10,000.00), which deductible amount shall be deemed self-insured with full waiver of subrogation; (e) specifically provide that the delivery insurance afforded by any such liability policy for the benefit of performance Landlord and payment bonds showing any other additional insureds shall be primary, and any insurance carried by Landlord as or any other additional insureds shall be excess and non-contributing; (f) contain an endorsement that the insurer waives its right to subrogation; (g) require the insurer to notify Landlord and any other additional insureds in writing not less than thirty (30) days prior to any material change, reduction in coverage, cancellation or other termination thereof; (h) contain a beneficiarycross liability or severability of interest endorsement; and (i) be in amounts sufficient at all times to satisfy any coinsurance requirements thereof. Tenant agrees to deliver to Landlord, as soon as practicable after the delivery placing of the required insurance, but in no event later than the date Tenant is required to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval obtain such insurance as set forth in Section 17.1 (i) 14.1 above, certificates from the insurance company evidencing the existence of such insurance and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do compliance with the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end foregoing provisions of the Lease Termthis Article 14. Tenant shall obtain all necessary permits for cause replacement certificates to be delivered to Landlord not less than ten (10) days prior to the expiration of any Alterations as its sole obligation and expensesuch policy or policies. If any such initial or replacement certificates are not furnished within the time(s) specified herein, , and strictly comply with if Tenant fails to remedy such condition within five (5) business days after notice thereof, Landlord shall have the following requirements: (a) Following approval by Landlord of Alterationsright, Tenant shall give Landlord but not the obligation, to procure such policies and certificates at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any AlterationsTenant’s expense.

Requirements. Tenant shall not make or suffer to be made any ------------ alterations, additions, or improvements in, on, or to the Premises or any part thereof which would require a building permit without the prior written consent of Landlord, which shall not be unreasonably withheld, conditioned or delayed. In the event Landlord may condition its consent for consents to the making of any Alterations upon Tenant complying such alterations, additions, or improvements by Tenant, the same shall be made by Tenant, at its expense Tenant's sole cost and expense, in accordance with reasonable conditions and requirements, including preparation of all construction plans, drawings plans and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; , and any contractor or person selected by Tenant to make the delivery of performance and payment bonds showing same must first be approved in writing by Landlord. If Tenant elects to have any alterations, additions or improvements made by Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consentfor Tenant's account, Tenant may shall reimburse Landlord for the cost thereof within twenty (x20) ask days after receipt of a statement, setting forth the actual cost of such alterations, additions or improvements. Tenant shall reimburse Landlord to provide for Landlord's reasonable out-of-pocket costs (including reasonable fees of Landlord's architectural and engineering consultants) for review of such alterations, additions or improvements. After the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) expiration or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end sooner termination of the Lease Term. Tenant shall obtain all necessary permits for any Alterations as its sole obligation Term and expense, and strictly comply with the following requirements: (a) Following approval upon demand by Landlord of AlterationsLandlord, Tenant shall give remove any or all alterations, additions, or improvements made by or for the account of Tenant, designated by Landlord to be removed, and Tenant shall repair and restore the Premises to their original condition, subject to ordinary wear and tear. Such removal, repair and restoration work shall be done promptly and with all due diligence at least ten days’ prior Notice Tenant's sole cost and expense. The provisions of commencement this Section 12 shall not apply to the initial Tenant Improvements described in EXHIBIT C to this Lease, or to any installation or removal of work equipment in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment of the other tenants for third party clients in the Complex; and course of Tenant's business (c) All costs however, Section 13.1 and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations Section 13.2 shall be paid solely by Tenant to Landlord prior to commencing any Alterationsremain applicable).

Requirements. All insurance required under Section 10.01 hereof shall be written by companies of recognized financial standing (with a rating from Best's Insurance Reports of not less than A-/X) which are authorized to do insurance business in the State of Florida, shall name Landlord may condition its consent for (and any Alterations upon Tenant complying at its expense with reasonable conditions successors or assigns to Landlord) as an additional insured party, shall be reasonably satisfactory to Landlord in all respects and requirements, including preparation shall expressly provide (a) an effective waiver by the insurer of all construction plansrights of subrogation against any named insured and against such insured's interest in the Premises and against any income derived therefrom, drawings (b) that no cancellation, reduction in amount or material change in coverage thereof shall be effective until at least twenty (20) days after receipt by Landlord and specifications for approval by Landlord; Tenant of written notice thereof, and (c) that during construction, reconstruction, alteration or material remodeling of any Improvements on the use Premises such policies shall be in "builder's risk" form if there would be an exclusion of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord coverage under ▇▇▇▇▇▇'s all-risks policy as a beneficiary; and result of such construction, reconstruction, alteration or material remodeling. A copy of each policy or of an acceptable certificate of insurance in force, issued by the delivery insurer as provided in Section 10.01 hereof, shall be delivered to Landlord on or before the date Tenant is required to obtain the applicable insurance, and with respect to renewal or replacement policies, not less than thirty (30) days prior to expiration of duplicate originals of all marked construction drawingsthe policy being renewed or replaced. In requesting Landlord’s consent, Tenant may (x) ask obtain the insurance required hereunder by endorsement on its blanket insurance policies, provided that said policies fulfill the requirements of this Section 10.02, that said policies reference the Premises, and that Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s receives satisfactory written agreement that Tenant can remove the Alteration at the end proof of the Lease Termcoverage. Tenant shall obtain permit Landlord to examine all necessary permits for policies evidencing the insurance required to be maintained by Tenant under this Lease. Nothing contained in this Lease shall be construed to require Landlord to prosecute any Alterations as its sole obligation and expense, and strictly comply with claim against any insurer or to contest any settlement proposed by any insurer. To the following requirements: extent of the insurance or self-insurance required to be maintained by Tenant (a) Following approval by Landlord but in no event in excess of Alterationsthe fullest extent permitted under applicable law), Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in hereby releases Landlord, its agents and employees from any liability for damage to property or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality injury to Leasehold Improvements at the Commencement Datepersons, and must be performed in compliance with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment regardless of the other tenants in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing cause of such damage or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterationsinjury.

Requirements. Landlord may condition its consent for any Alterations upon All policies of insurance required in this Lease and maintained by Tenant complying at its expense with reasonable conditions shall contain deductibles and requirements, including preparation self-insured retentions not in excess of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors that reasonably approved by Landlord; , or as otherwise required herein or approved by Landlord, and no Landlord Insureds will be responsible for any deductible or self-insured retentions under insurance policies maintained by the delivery Tenant. All such policies of performance insurance required in this Lease shall be primary and payment bonds showing noncontributory with respect to any insurance policies carried by Landlord as or Landlord Insureds, whether by such language being specifically included or endorsed under the policy or otherwise, and such policies shall be obtained from insurers qualified to do business and in good standing in the Commonwealth of Massachusetts having a beneficiary; rating by A.M. Best Company of at least A-VIII or otherwise be acceptable to Landlord. Tenant shall, prior to the Commencement Date and the delivery thereafter, not less than ten (10) days prior to any policy expiration, deliver to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) condition Tenant’s willingness to do the Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end a certificate of the Lease Terminsurance, representing that such policy has been issued and providing the coverage required by this Section and containing provisions specified herein. Tenant shall obtain all necessary permits also deliver to Landlord copies of paid invoices or paid receipts of the policies required in this Section no later than thirty (30) days after the renewal date. Each such policy required in this Section shall include a notice of cancellation endorsement in favor of the Landlord, whereby Landlord shall be notified of cancellation of any policies with at least thirty (30) days prior written notice thereto, with the exception of ten (10) days for non-payment of premium. If any Alterations as its sole obligation and expensesuch notice of cancellation endorsement is not commercially available, then Tenant shall endeavor to provide Landlord with such notice. Any insurance required of Tenant under this Lease may be furnished by Tenant under a blanket policy carried by it provided that such blanket policy shall reference the Premises, shall guarantee a minimum limit available for the Premises equal to the insurance amounts required in this Lease, and strictly shall provide coverage that is no less than what would otherwise be afforded to the Premises on a standalone policy of insurance that is only applicable to covering the Premises. Tenant shall provide Landlord with copies of all endorsements required in this Lease upon thirty (30) days written notice from Landlord. The failure of Landlord to demand evidence of insurance or to identify any deficiency in any insurance coverage required in this Lease will not be construed as a waiver by Landlord of Tenant’s obligation to comply with the following requirements: (a) Following approval by Landlord insurance requirements of Alterations, this Lease. If Tenant shall give Landlord at least ten days’ prior Notice of commencement of work in the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must be performed in compliance does not comply with all laws, ordinances, rules and regulation now or hereafter in effect and in a manner such that they will not interfere with the quiet enjoyment any of the other tenants insurance requirements of this Lease, whether in the Complex; and (c) All costs and expenses incurred by Landlord in altering, repairing or replacing any portion of the Premises, Building or Complex in connection with approving any Alterations shall be paid solely by Tenant to Landlord prior to commencing any Alterations.Subsection 4.4.1,

Requirements. Landlord may condition its consent for any Alterations upon Tenant complying at its expense with reasonable conditions and requirements, including preparation of all construction plans, drawings and specifications for approval by Landlord; the use of contractors and subcontractors approved by Landlord; the delivery of performance and payment bonds showing Landlord as a beneficiary; and the delivery to Landlord of duplicate originals of all marked construction drawings. In requesting Landlord’s consent, Tenant may (x) ask Landlord to provide the approval set forth in Section 17.1 (i) and if Landlord does not so approve, in writing, it shall be deemed that Tenant must remove the Alteration unless Landlord later exercises its right under Section 17.1 (ii) or (y) As a condition to Tenant’s willingness to do the performing any Consent Alteration on Landlord’s written agreement that Tenant can remove the Alteration at the end of the Lease Term. Work, Tenant shall obtain all necessary permits for any Alterations as its sole obligation and expense, and strictly comply with the following requirements:requirements (so long as the same are generally applicable throughout the Building to all tenants): (a1) Following submission of plans and specifications for Landlord’s prior written approval, which approval may be granted or withheld in Landlord’s sole and absolute discretion, (2) unless Tenant engages one of the Landlord approved contractors or subcontractors (the current list of which is set forth in Exhibit K hereto, but is subject to change by Landlord from time to time throughout the Term), Landlord’s prior approval of Alterationscontractors and subcontractors, which approval shall not be unreasonably withheld, (3) reasonable requirements imposed by Landlord as to the manner and times during which such Alteration Work shall be conducted, and (4) submission of “as built” drawings, or final drawings with field notes, for all such Consent Alteration Work, if applicable, in such form as Landlord may reasonably request. (ii) In connection with Tenant’s performance of any Alteration Work (regardless of whether the same constitutes Consent Alteration Work), Tenant shall give Landlord at least ten days’ prior Notice of commencement comply with the following requirements (so long as the same are generally applicable throughout the Building to all tenants): (1) obtaining necessary permits, (2) obtaining from Tenant’s contractors performing such Alteration Work insurance in form, content and amounts customarily required in Class A office buildings in downtown Chicago in connection with the performance of work comparable to the Alteration Work in question, and obtaining insurance certificates that name Landlord and such other parties as are reasonably identified by Landlord as additional insureds thereunder, (3) obtaining such sworn statements and affidavits from Tenant (in customary form, listing the persons and entities with whom Tenant has contracted in connection with the performance of any Alteration Work), and such lien waivers, affidavits and sworn statements from Tenant’s contractors, subcontractors and materialmen performing or providing services in connection with any Alteration Work, as Landlord may reasonably require. (iii) Whenever in this Lease Landlord has a right of prior approval over any architect, engineer, contractor, or subcontractor to be used by Tenant, Landlord shall not unreasonably withhold such consent or (except as expressly permitted herein) limit Tenant to one or a limited number of architects, engineers, contractors, or subcontractors. (iv) No welding and no Alteration Work that is audible (except to a de minimis extent) or causes excessive vibration or odors in occupied office premises other than the Premises so that Landlord may post notices of non-responsibility in or upon the Premises as provided by law; (b) The Alterations must use materials of at least equal quality to Leasehold Improvements at the Commencement Date, and must shall be performed during Regular Business Hours. All Alteration Work shall comply with all insurance requirements applicable to the Building and with all Laws. All Alteration Work shall be performed in a good and workmanlike manner, lien free (subject to Tenant’s rights under Paragraph 7(D) below) in compliance with all lawsLaws and the terms of this Lease, ordinancesand all materials used shall be of a high quality comparable to or better than those materials used in the Premises and Property. In the case of Consent Alteration Work, rules Landlord may require that such Consent Alteration Work be performed under Landlord’s supervision; provided however Tenant shall not be required to pay any fee to Landlord in connection with Landlord’s review, approval or supervision of any Consent Alteration Work, except that, if in connection with any Consent Alteration Work proposed by Tenant, Landlord reasonably determines that review of Tenant’s proposed plans and regulation now specifications by a third party structural, mechanical or hereafter electrical engineer (i.e., not an employee of Landlord or any Affiliate thereof) is necessary, Tenant shall be obligated to reimburse Landlord for Landlord’s Actual Costs incurred in effect connection with such third party engineer’s review of Tenant’s proposed plans and in specifications. (v) If Landlord consents to or supervises any Alteration Work, the same shall not be deemed a manner such that they will not interfere with warranty as to the quiet enjoyment adequacy of the design, workmanship or quality of materials or that the same comply with Laws, and Landlord hereby expressly disclaims any responsibility or liability for the same; provided however, Landlord shall notify Tenant to the extent Landlord has actual knowledge that any planned Alteration Work shall be deficient in any of the foregoing respects. Tenant shall be responsible, at its sole cost and expense, for any alterations to the Building required in order to comply with applicable Laws occasioned by such Alteration Work. (vi) If, Landlord fails, within ten (10) days after its receipt of Tenant’s request for consent to or approval of any Consent Alteration Work, plans, specifications, contractors, subcontractors, or any other tenants submission made pursuant to this Article 7 that requires Landlord’s consent or approval, to notify Tenant that Landlord withholds such consent or approval (including therewith a statement identifying its reasons therefor with reasonable specificity), then Tenant shall have the right to give Landlord a second written notice requesting consent to the proposed Alteration Work, plans, specifications, contractors, subcontractors or other submission (as applicable), which notice shall (in addition to again requesting such consent) contain a sentence stating “LANDLORD’S FAILURE TO RESPOND TO THIS NOTICE WITHIN FIVE (5) BUSINESS DAYS AFTER LANDLORD’S RECEIPT HEREOF SHALL CONSTITUTE LANDLORD’S CONSENT TO THE SUBJECT MATTER HEREOF,” and, in the Complex; andevent that Landlord fails to respond to such second notice within five (5) Business Days after Landlord’s receipt thereof, then Landlord shall be deemed to have consented to the proposed Alteration Work, plans, specifications, contractors, subcontractors or other submission (as applicable). (cvii) All costs and expenses incurred by Except as expressly set forth in this Lease, Landlord in alteringshall not have any obligation to repair, repairing maintain or replacing replace any portion of the PremisesAlteration Work installed in the Premises by Tenant. (viii) Landlord shall reasonably cooperate, Building at Tenant’s expense, with Tenant’s efforts to obtain any necessary permits or Complex licenses and shall execute any applications or other documents required by Law or any governmental agency to be executed by the building owner (at no out-of-pocket cost or liability to Landlord, unless Tenant agrees to pay the same) and Tenant shall indemnify and hold harmless Landlord for any cost, expense or liability incurred as a result of the performance of Landlord’s duties under this Paragraph 7(B)(viii). (ix) All Consent Alteration Work shall be performed substantially in accordance with the plans and specifications approved by Landlord therefor, and all Alteration Work described in clause (y) or (z) of Paragraph 7(A)(iii) above shall be performed substantially in accordance with the description of the work and materials furnished by Tenant therefor. Landlord shall have the right to deliver (or to cause Tenant to deliver) reasonable construction rules and regulations that are consistent with the terms and provisions of this Lease to Tenant’s contractors performing Alteration Work to the Premises from time to time (which construction procedures and regulations shall be subject to reasonable modification by Landlord from time to time during the Term), in which event Tenant shall cause such rules and regulations to be incorporated (subject to immaterial variations required by such contractors or variations mutually and reasonably agreed to between Landlord and Tenant) into Tenant’s contracts with its contractors performing the applicable Alteration Work (and shall require its contractors to include such rules and regulations in their contracts with their respective subcontractors performing such Alteration Work), and shall thereafter use reasonable efforts to enforce such rules and regulations in connection with approving the performance of the applicable Alteration Work (it being agreed, however, that in the event of any Alterations conflict or inconsistency between the terms and provisions of any such construction rules and regulations delivered by Landlord and the terms and provisions of this Lease, the terms and provisions of this Lease shall govern). All materials and equipment shall be paid solely of first quality and (except for Tenant’s personal property) free of all liens and encumbrances. (x) Tenant’s contractors shall be licensed union contractors (unless no union contractors are available to perform the particular work in question or union contractors do not customarily perform the particular work in question and the use of such non-union contractors will not create disharmony with other union contractors at the Building) possessing good labor relations capable of performing quality workmanship and shall work in harmony with Landlord’s contractors and subcontractors in the Building. (xi) Tenant shall perform any Alteration Work (and shall cause its contractors to perform such Alteration Work) so as not to interfere with the use and enjoyment of the Building by Tenant other tenants of the Building (except to Landlord prior to commencing any Alterationsa de minimis extent).