Common use of Standard Services Clause in Contracts

Standard Services. As long as Tenant is not in default under any of the provisions of this Lease, Landlord shall cause the Leased Premises (in accordance with Section 12.3) and the public and common areas of the Building, including the lobbies, elevators, stairs, corridors and rest rooms, to be maintained in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office and retail building in downtown Bellevue, except for damage occasioned by any act or omission of Tenant or Tenant’s officers, contractors, agents, invitees, licensees or employees, the repair of which shall be paid for by Tenant. From 7:00 a.m. to 6:00 p.m. on weekdays, excluding legal holidays (“Regular Business Hours”), Landlord shall furnish the Leased Premises with electricity for lighting and operation of low power usage office machines, water, heat, air conditioning and elevator service (the “Standard Services”). During all other hours, Landlord shall furnish the Standard Services, including elevator service as reasonably required to provide access to the Leased Premises, except for heat and air conditioning and lighting. If requested by Tenant, Landlord shall furnish heat and air conditioning and lighting at times other than Regular Business Hours and the cost of such services, as established by Landlord, shall be paid by Tenant in the same manner as provided in Section 5 above. Landlord also shall provide lamp replacement service for Building Standard fluorescent light fixtures, toilet room supplies, window washing at reasonable intervals and customary building janitorial service as part of the Standard Services, although no janitorial service shall be provided for Saturdays, Sundays or legal holidays. The cost and expense of any janitorial or other services provided or caused to be provided by Landlord to Tenant in addition to the services ordinarily provided Bank of America Building tenants shall be paid by Tenant in the same manner as provided for payment in Section 5 above.

Standard Services. As long as Tenant is not in default under any of the provisions of this Lease, Landlord shall cause the Leased Premises (in accordance with Section 12.310.3 below) and the public and common areas of the Building, (and the Project Common Areas), including the lobbies, elevators, stairs, corridors and rest rooms, to be maintained in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office and retail building in downtown Bellevue, except for damage occasioned by any act or omission of Tenant or Tenant’s 's officers, contractors, agents, invitees, licensees or employees, the repair of which shall be paid for by TenantTenant ,so long as damage occasioned by other tenants and their officers, contractors, agents, invitees, licensees or employees, is paid for by such other tenants. From 7:00 a.m. to 6:00 p.m. on weekdays, excluding legal holidays holidays, and from 8:00 a.m. to noon on Saturdays (“"Regular Business Hours”"), Landlord shall furnish the Leased Premises with electricity for lighting and operation of low power usage office machines, water, heat, air conditioning and elevator service as is customary and anticipated by tenants in a first-class office building (the “"Standard Services”"). During all other hours, Landlord shall furnish the Standard Services, including elevator service as reasonably required to provide access to the Leased Premises, except for heat and air conditioning and lighting. If requested by Tenant, Landlord shall furnish heat and air conditioning and lighting at times other than Regular Business Hours and the cost of such services, as established by LandlordLandlord (which in no event shall exceed Landlords' actual cost of such services), shall be paid by Tenant in the same manner as provided in Section 5 4.1 above. Landlord also shall provide lamp replacement service for Building Standard fluorescent light fixturesfixtures (but not for any specialty lighting installed by Tenant), toilet room supplies, window washing at reasonable intervals and customary building janitorial service in the Leased Premises consistent with those services in other first-class office buildings as part of the Standard Services, although no janitorial service shall be provided for Saturdays, Sundays or legal holidays. The cost and expense of any janitorial or other services provided or caused to be provided by Landlord to Tenant in addition to the services ordinarily provided Bank of America Building tenants or is excessive relative to services provided to other tenants in the Building generally, Tenant shall reimburse Landlord upon demand for the additional cost resulting from such services, which shall be paid by Tenant in the same manner as provided for payment in Section 5 4.1 above. Standard Services shall not include any security services exclusively for Tenant within the Leased Premises. General security services will be provided in a manner consistent with the nature of the Project, and its cost will be allocated as a Building and/or Project Operating Cost. Landlord has not and does not make any representations to Tenant and assumes no responsibility to Tenant that the security services that are provided by Landlord will be effective in preventing any harm, both physical and economic, to Tenant or any of Tenant's employees or invitees. The HVAC system that Landlord shall install in the Building is generally described in Schedule D-1 and, among other things, shall allow temperature adjustments to be made in the Leased Premises on a zone by zone basis on each floor. Tenant shall pay any and all costs required to implement the features of the system by which Tenant may make temporary adjustments on a zone by zone basis on each floor . Any services provided by Landlord under this Section 6.4 shall be applied consistently and in a nondiscriminatory manner.

Standard Services. As long as Tenant is not in default under any of the provisions of this Lease, Landlord shall cause maintain the Leased Premises (in accordance with Section 12.3) and the public and common areas of the Building, including the lobbies, elevators, stairs, corridors and rest rooms, to be maintained Building in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office and retail building in downtown BellevueSeattle, except for damage occasioned by any act or omission Washington. Landlord shall also maintain, repair and replace all structural components of Tenant or Tenant’s officersthe Building, contractorsincluding, agents, invitees, licensees or employeeswithout limitation, the repair of which foundations, bearing and exterior walls, subflooring, roof, unexposed electrical, plumbing and sewage systems, and heating ventilation and air conditioning systems. Landlord shall be paid for by Tenantalso maintain in good condition and repair, elevators, alarm monitoring, building systems, including without limitation parking areas, lobbies, stairwells, restrooms and outdoor landscaping. From 7:00 a.m. to 6:00 p.m. on weekdays, excluding legal holidays (“Regular Business Hours”), Landlord shall furnish the Leased Premises with electricity utilities and services for normal office use, including the following: electricity; lighting and operation of low power usage office machines; natural gas; water; passenger and freight elevator service; hot and cold water for drinking, waterrestroom and office cleaning purposes; sanitary sewer service; sprinkler riser monitoring; heating, heat, ventilation and air conditioning conditioning; local telephone service; and elevator service (the “Standard Services”). During all other hours, utility services used in the Premises at all times during the Term of the Lease or any extension thereof. Landlord shall furnish the Standard Services, including elevator service as reasonably required to provide access to the Leased Premises, except for heat and air conditioning and lighting. If requested by Tenant, Landlord shall furnish heat and air conditioning and lighting at times other than Regular Business Hours and the cost of such services, as established by Landlord, shall be paid by Tenant in the same manner as provided in Section 5 above. Landlord also shall provide lamp replacement service for Building Standard fluorescent the Building’s standard light fixtures, toilet room supplies, window washing at reasonable intervals intervals, and customary building janitorial service as part of the Standard Services, although no service. No janitorial service shall be provided for Saturdays, Sundays or legal holidays. The cost and expense costs of any janitorial or other services provided or caused to be service provided by Landlord to Tenant which are in addition to the services ordinarily provided Bank of America Building tenants shall be paid by Tenant in the same manner as provided Additional Rent upon receipt of ▇▇▇▇▇▇▇▇. Landlord shall not be obligated to repair or replace any fixtures or equipment installed by or for payment in Section 5 aboveTenant and Landlord shall not be obligated to make any repair or replacement occasioned by any act or omission of Tenant or of Tenant’s employees, agents, invitees, or licensees.

Standard Services. As long as Tenant is not in default under any of Landlord agrees to furnish to the provisions of this Lease, Landlord shall cause the Leased Premises (in accordance with Section 12.3) and the public and common areas of the Building, including the lobbies, elevators, stairs, corridors and rest rooms, to be maintained in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office and retail building in downtown Bellevue, except for damage occasioned by any act or omission of Tenant or Tenant’s officers, contractors, agents, invitees, licensees or employees, the repair of which shall be paid for by Tenant. From during regular business hours from 7:00 a.m. to 6:00 p.m. on weekdays, excluding legal holidays (“Regular Business Hours”), Landlord shall furnish the Leased Premises with electricity for lighting Mondays through Fridays and operation of low power usage office machines, water, heat, air conditioning and elevator service (the “Standard Services”). During all other hours, Landlord shall furnish the Standard Services, including elevator service as reasonably required from 8:00 a.m. to provide access to the Leased Premises1:00 p.m. Saturdays, except for holidays as the same are determined by Landlord, and subject to the rules and regulations of the Building, heat and air conditioning for the use and lightingoccupancy of the Premises, passenger elevator service and freight elevator service, subject to scheduling by ▇▇▇▇▇▇▇▇ provided, however, that a passenger elevator shall always be available to Tenant. If requested by Tenant, Landlord shall furnish heat also furnish: (i) electric current to be supplied for lighting the Premises and public halls, and for the operation of ordinary office equipment, exclusive of equipment that is not standard or is in above-standard quantities generally for tenants of the Building, (ii) janitorial and cleaning services substantially as set forth in Exhibit E, and (iii) domestic water in reasonable quantity. Elevator service shall mean service either by non-attended automatic elevators or elevators with attendants at the option of Landlord. Landlord shall also furnish, at rates set from time to time as solely determined by Landlord, heating and air conditioning and lighting such other items as are not provided for herein, provided Tenant gives Landlord not less than forty-eight (48) hours notice of ▇▇▇▇▇▇’s needs for such additional heating or air conditioning. The current over-time HVAC service rate is $75 per hour per floor, which amount is subject to change. Landlord shall also, at times said times, maintain and keep lighted the common stairs, entries, and toilet rooms in the Building that would reasonably be subject to use by Tenant, its agents and employees during other than Regular Business Hours and the cost of such services, as established by Landlord, shall be paid by Tenant in the same manner as provided in Section 5 aboveregular business hours. Landlord also shall provide lamp replacement service has the right to charge Tenant for energy costs incurred because of Tenant’s above Building Standard fluorescent light fixtures, toilet room supplies, window washing at reasonable intervals and customary building janitorial service as part average usage or by reason of usage of the Standard Services, although no janitorial service shall be provided for Saturdays, Sundays Premises or legal holidays. The cost and expense of any janitorial or the Building during other services provided or caused to be provided by Landlord to Tenant in addition to the services ordinarily provided Bank of America Building tenants shall be paid by Tenant in the same manner as provided for payment in Section 5 abovethan regular business hours.

Standard Services. As long as Tenant is not in default under any of the provisions of this Lease, Landlord shall cause the Leased Premises (in accordance with Section 12.3) and maintain the public and common areas of the Project and the Building, including the such as lobbies, elevators, stairs, corridors and rest roomsrestrooms, to be maintained in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office condition and retail building in downtown Bellevuestate of repair consistent with Comparable Buildings, except for damage occasioned by any act the acts or omission omissions of the Tenant or Tenant’s officersParties, contractors, agents, invitees, licensees or employees, the repair of which shall be paid repaired at Tenant’s sole cost and expense except to the extent the cost of such repair is covered by insurance carried by Landlord (or would have been covered had Landlord carried the insurance required to be carried hereunder). Landlord shall be solely responsible for by Tenantproviding janitorial services to the Premises comparable to janitorial services provided in Comparable Buildings. From 7:00 a.m. Notwithstanding the foregoing, Tenant may elect, from time to 6:00 p.m. on weekdays, excluding legal holidays (“Regular Business Hours”time with respect to any calendar month(s), by delivery of written notice to Landlord not less than forty-five (45) calendar days prior to the commencement of such month(s), to be responsible for providing janitorial services to the Premises, or to a portion thereof as specified in such notice, which janitorial services shall be consistent with those janitorial services provided by Landlord to other tenants in the Building, in which event Tenant shall be responsible to perform such janitorial services in such month(s) and Tenant shall receive a monthly credit to the Basic Rent due hereunder for such respective month(s), on a month-by- month basis, in an amount equal to $.07 per rentable square foot of space for that portion of the Premises as specified in such notice for which Tenant so elects to provide such janitorial services. Tenant shall have access to the Premises and Project parking garage at all times. Landlord shall furnish the Leased Premises with electricity a minimum of seven (7) w▇▇▇▇ consumed load per rentable square foot within the Premises of electric power (in addition to the electrical power required for lighting and base Building HVAC) for operation of low power usage typical general office machines, waterhot and cold running water to restrooms, heat, air conditioning hot and cold water to the kitchen facility within the Premises (through piping to be installed as a part of the Tenant Improvements) and elevator service (including the “Standard Services”)use of one elevator as a freight elevator for deliveries and construction purposes, but subject to availability based upon common use of such elevator with other Building occupants) at all times during the Term. During all other hours, Landlord shall furnish the Standard Services, including elevator service as reasonably required to provide access Premises with heating or normal office air conditioning comparable to the Leased Premisesamounts being provided by comparable landlords of Comparable Buildings between the hours of 6:00 a.m. and 6:00 p.m., Monday through Friday, except for heat New York Stock Exchange-recognized holidays, and between the hours of 9:00 a.m. and 12:00 p.m. on Saturday. Supplemental air conditioning units and electricity therefore or special air conditioning requirements, such as for any computer centers, and after-hours heating and air conditioning and lightingshall be at Tenant’s expense at an hourly rate established by the Landlord as its Actual Cost (as hereinafter defined). If requested For purposes hereof, “Actual Cost” shall mean the actual out-of-pocket incremental extra cost to Landlord to provide additional services without markup for profit, overhead, depreciation or administration (to the extent Landlord’s administration costs are duplicative of amounts being paid by Tenant, Landlord shall furnish heat Tenant as part of Operating Expenses). After hours heating and air conditioning and lighting at times other than Regular Business Hours and the cost of such services, as established by Landlord, shall be paid charged by the Landlord to the Tenant at the rate of $37.00/hour and shall be payable by the Tenant as Additional Rent within thirty (30) days after receipt of an invoice therefore. Tenant shall be solely responsible for the repair and maintenance of any separate heating, ventilating, air conditioning or other equipment installed in the same manner as provided in Section 5 abovePremises by the Tenant (with the Landlord’s consent). Landlord shall also shall provide lamp lighting replacement service for Building Standard fluorescent light fixturesLandlord-furnished lighting, toilet room supplies, window washing at with reasonable intervals frequency as is provided in other Comparable Buildings and customary building janitorial service as part to all common areas and garages of the Standard ServicesProperty comparable to that provided in Comparable Buildings. Landlord shall not be liable to Tenant for any loss or damage caused by or resulting from any variation, although interruption or failure of said services due to any cause whatsoever; and no janitorial service temporary interruption or failure of such services incident to the making of repairs, Alterations or improvements due to accident or strike or conditions or events not under Landlord’s control shall be deemed an eviction of Tenant or relieve Tenant from any of Tenant’s obligations hereunder unless otherwise provided for Saturdays, Sundays or legal holidays. The cost and expense of any janitorial or other services provided or caused to be provided by Landlord to Tenant in addition to the services ordinarily provided Bank of America Building tenants shall be paid by Tenant in the same manner as provided for payment in Section 5 abovethis Lease.

Standard Services. As long Landlord shall furnish: ----------------- (a) Cooled or heated air as Tenant is not and when necessary for normal comfort as reasonably determined by Landlord under normal business operations and in default under any the absence of the provisions use of this Lease, Landlord shall cause equipment or quantity of inhabitants which materially affects the Leased Premises (in accordance with Section 12.3) and the public and common areas of the Building, including the lobbies, elevators, stairs, corridors and rest rooms, to temperature which would otherwise be maintained in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office and retail building in downtown BellevuePremises, except for damage occasioned by any act or omission of Tenant or Tenant’s officers, contractors, agents, invitees, licensees or employees, the repair of which shall be paid for by TenantMonday through Friday from 8:00 am. From 7:00 a.m. to 6:00 p.m. on weekdaysand Saturdays from 8:00 am. to 1:00 p.m., excluding legal holidays Holidays (“Regular Business Hours”)as defined below) excepted. If the use of heat generating equipment in the Premises materially affects the temperatures otherwise maintained by the air conditioning system for normal business operations, and thereby requires, in the reasonable judgment of Landlord, the modification of the air conditioning or ventilation systems of the Building or the air conditioning or ventilating equipment in the Premises or the installation of supplementary air conditioning units in the Premises, Landlord shall furnish reserves the Leased Premises with electricity for lighting and operation of low power usage office machinesright to perform such modification or installation, water, heat, air conditioning and elevator service (the “Standard Services”). During all other hours, Landlord shall furnish the Standard Services, including elevator service as reasonably required to provide access to the Leased Premises, except for heat and air conditioning and lighting. If requested by Tenant, Landlord shall furnish heat and air conditioning and lighting at times other than Regular Business Hours and the cost of such services, as established by Landlord, thereof shall be paid by Tenant to Landlord at the time of completion of such modification or installation. Any increased expense in maintaining or operating the same manner as provided system resulting, in Section 5 above. Landlord also shall provide lamp replacement service for Building Standard fluorescent light fixturesLandlord's reasonable opinion, toilet room supplies, window washing at reasonable intervals and customary building janitorial service as part of the Standard Services, although no janitorial service shall be provided for Saturdays, Sundays or legal holidays. The cost and expense of any janitorial or other services provided or caused to be provided by Landlord to Tenant in addition to the services ordinarily provided Bank of America Building tenants from such modification shall be paid by Tenant. In addition, Tenant shall reimburse Landlord for all direct and indirect costs of installation and maintenance of any supplementary air conditioning equipment or units installed in accordance with this Section 8.1(a). Tenant agrees to keep and cause to be kept closed all windows in the same manner Premises and at all times to cooperate fully with Landlord in the operation of said system and to abide by all reasonable regulations and requirements which Landlord may prescribe to permit the proper functioning and protection of the heating, ventilation and air conditioning systems. For purposes of this Lease, "Holidays" means those federal or state holidays which Landlord, in its sole discretion, designates to Tenant as "Holidays" for purposes of this Lease, such designation being subject to change from time to time; provided, Landlord shall not designate any day as a Holiday unless a substantial number of first-class Chicago office buildings recognize such day as a holiday. Tenant hereby acknowledges that the windows of the Premises are sealed, and that the temperature conditions in the Premises may cause the Premises to become uninhabitable during the times when Landlord is not required pursuant to this paragraph to furnish heat, ventilation or air conditioning, unless after hours heating, ventilating and/or cooling is provided to the Premises pursuant to Section 8.4. Such condition of the Premises shall not constitute nor be deemed to be a breach or a violation of this Lease or of any provision hereof, nor shall it be deemed an eviction nor shall Tenant claim or be entitled to claim any abatement or reduction of Rent nor make any claim for payment in Section 5 aboveany damages or compensation by reason of such condition of the Premises.

Standard Services. As long Landlord shall, as Tenant is not in default under any of the provisions of this Leasea standard service, Landlord shall cause the Leased Premises (in accordance with Section 12.3) and maintain the public and common areas Common Areas of the Project and the Building, including the such as lobbies, elevators, stairs, corridors and rest roomsrestrooms, to be maintained in reasonably good order and condition consistent with the operation and shall perform those maintenance of the Bank of America Building as a first-class office and retail building repair obligations specified in downtown BellevueSection 9(a) below, except for damage or repair occasioned by any act the acts or omission omissions of Tenant or Tenant’s officersParties (as defined in Section 23(c)), contractors, agents, invitees, licensees or employees, the repair of which shall be paid for by repaired at Tenant’s sole cost and expense. From 7:00 a.m. Landlord shall provide five (5) days per week standard janitorial services to 6:00 p.m. on weekdaysthe Premises, excluding legal holidays including to the restrooms (“Regular Business Hours”), if any) located within the Premises. Landlord shall furnish the Leased Premises with electricity for lighting and operation of low power usage office machines, water, heat, air conditioning machines and elevator service (at all times during the “Standard Services”)Term. During all other hours, Landlord shall furnish the Standard ServicesPremises with Building standard heating or Building standard office air conditioning between the hours of 8:00 a.m. and 6:00 p.m., including elevator service as reasonably required to provide access to the Leased PremisesMonday through Friday, except for heat legal holidays. Air conditioning units and electricity therefor or special air conditioning requirements, such as for any computer centers, and after-hours heating and air conditioning shall be at Tenant’s expense at an hourly rate established by Landlord in its reasonable discretion from time to time. Tenant shall be solely responsible for the repair and lightingmaintenance of any separate heating, ventilating, air conditioning or other equipment installed in the Premises by Tenant (with ▇▇▇▇▇▇▇▇’s consent) or by Landlord as part of the Tenant Improvements. If requested by Tenant, Landlord shall furnish heat and air conditioning and also provide lighting at times other than Regular Business Hours and the cost of such services, as established by replacement for Landlord, shall be paid by Tenant in the same manner as provided in Section 5 above. Landlord also shall provide lamp replacement service for Building Standard fluorescent light fixtures-furnished lighting, toilet room supplies, window washing at with reasonable intervals frequency and customary building janitorial service as part service. Landlord shall not be liable to Tenant for any loss or damage caused by or resulting from any variation, interruption or failure of the Standard Services, although said services due to any cause whatsoever; and no janitorial service temporary interruption or failure of such services shall be provided for Saturdays, Sundays deemed an eviction of Tenant or legal holidays. The cost and expense relieve Tenant from any of any janitorial or other services provided or caused to be provided by Landlord to Tenant in addition to the services ordinarily provided Bank of America Building tenants shall be paid by Tenant in the same manner as provided for payment in Section 5 aboveTenant’s obligations hereunder.

Standard Services. As long as Tenant is not in default under any of Subject to the provisions of this Lease, Landlord agrees to furnish (or cause a third party provider to furnish) the following services to Tenant during the Term: (1) Water service for use in the lavatories on each floor on which the Premises are located. (2) Heat and air conditioning in season during Normal Business Hours, at such temperatures and in such amounts as required by governmental authority or as Landlord determines are standard for the Building. Tenant, upon such notice as is reasonably required by Landlord, and subject to the capacity of the Building systems, may request HVAC service during hours other than Normal Business Hours. Tenant shall cause pay Landlord for such additional service at a rate equal to $50.00 per operating hour per floor (the Leased “Hourly HVAC Charge”). Landlord shall have the right, upon 30 days prior written notice to Tenant, to adjust the Hourly HVAC Charge from time to time, but not more than once per calendar year, based proportionately upon increases in HVAC costs, which costs include utilities, taxes, surcharges, labor, equipment, maintenance and repair. (3) Maintenance and repair of the Property as described in Section 9.B. (4) Janitorial service five days per week (excluding Holidays), as determined by Landlord, and snow removal as needed. If Tenant’s use of the Premises, floor covering or other improvements require special services in excess of the standard services for the Building, Tenant shall pay the additional cost attributable to the special services. Janitor service shall include removal from the Premises and routine disposal of all routine waste material placed in properly marked trash receptacles, except all infectious, medical and hazardous waste and sharps (that, are not considered Hazardous Materials, as defined below). The phrase “all infectious, medical and hazardous waste and sharps” shall mean any material or substance that, whether by its nature or use, is subject to regulation or rule under any federal, state, or local environmental requirement, generated on or located in the Premises. All infectious, medical and hazardous waste and sharps shall be identified, stored and disposed of by Tenant in accordance with Section 12.3such federal, state, or local rules and regulations and any rules promulgated by Landlord at Tenant’s sole cost and expense. Tenant shall hold Landlord harmless from any loss attributable to a violation of this covenant. (5) Elevator service, subject to proper authorization and the public Landlord’s policies and common areas procedures for use of the Building, including the lobbies, elevators, stairs, corridors and rest rooms, to be maintained in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office and retail building in downtown Bellevue, except for damage occasioned by any act or omission of Tenant or Tenant’s officers, contractors, agents, invitees, licensees or employees, the repair of which shall be paid for by Tenant. From 7:00 a.m. to 6:00 p.m. on weekdays, excluding legal holidays (“Regular Business Hours”), Landlord shall furnish the Leased Premises with electricity for lighting and operation of low power usage office machines, water, heat, air conditioning and elevator service (the “Standard Services”). During all other hours, Landlord shall furnish the Standard Services, including elevator service as reasonably required to provide access to the Leased Premises, except for heat and air conditioning and lighting. If requested by Tenant, Landlord shall furnish heat and air conditioning and lighting at times other than Regular Business Hours and the cost of such services, as established by Landlord, shall be paid by Tenant elevator(s) in the same manner as provided in Section 5 above. Landlord also shall provide lamp replacement service for Building Standard fluorescent light fixtures, toilet room supplies, Building. (6) Exterior window washing at reasonable such intervals and customary building janitorial service as part of the Standard Services, although no janitorial service shall be provided for Saturdays, Sundays or legal holidays. The cost and expense of any janitorial or other services provided or caused to be provided determined by Landlord to Tenant in addition Landlord. (7) Electricity to the services ordinarily provided Bank of America Building tenants shall be paid by Tenant Premises for general office use, in accordance with and subject to the same manner as provided for payment terms and conditions in Section 5 aboveArticle 8.

Standard Services. As long as Tenant is not in default under any of the provisions of this Lease, Landlord shall cause to be maintained the Leased Premises (in accordance with Section 12.3) and the public and common areas of the Building, including the such as lobbies, elevators, stairs, corridors and rest roomsrestrooms, to be maintained in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office and retail building in downtown BellevueSeattle, Washington, except for damage occasioned by any act or omission of Tenant or Tenant’s 's officers, contractors, agents, invitees, licensees or employees, the repair of which damage shall be paid for by Tenant. From 7:00 a.m. to 6:00 p.m. on weekdays, excluding legal holidays (“Regular Business Hours”), Landlord shall furnish the Leased Premises with electricity for normal office use, including lighting and operation of personal computers, low power usage office machines, water, heat, air conditioning water and elevator service (at all times during the “Standard Services”)term of the Lease. During all other hours, Landlord shall furnish the Standard Services, including elevator service as reasonably required to provide access to the Leased Premises, except for heat and air conditioning and lighting. If requested by Tenant, Landlord shall furnish heat and air conditioning and lighting at times other than Regular Business Hours and the cost of such services, as established by Landlord, shall be paid by Tenant in the same manner as provided in Section 5 above. Landlord also shall provide lamp replacement service for Building Standard fluorescent building standard light fixtures, toilet room supplies, window washing at reasonable intervals and customary building janitorial service as part of the Standard Services, although no five (5) days each week. No janitorial service shall be provided for Saturdays, Sundays or legal holidays. The cost and expense Rent stated in Section l.f hereof does not include the costs of any janitorial or other services provided or caused to be provided by Landlord to Tenant which are in addition to the services ordinarily provided Bank of America Building tenants and such costs for additional services, if any, shall be paid by Tenant as Additional Rent on the first day of the month following the month in which such additional services are provided. From 7:00 a.m. to 6:00 p.m. on weekdays and from 8:00 a.m. to 1:00 p.m. on Saturdays, excluding legal holidays ("Normal Business Hours"), Landlord shall furnish to the same manner Premises heat and air conditioning. If requested by Tenant, Landlord shall furnish heat and air conditioning at times other than Normal Business Hours and the cost of such services as established by Landlord shall be paid by Tenant as Additional Rent. During other than Normal Business Hours, Landlord may restrict access to the Building in accordance with the Building's security system, provided for payment in Section 5 abovethat Tenant shall have at all times during the term of this Lease (24 hours of all days) reasonable access to the Premises.

Standard Services. As long as Tenant is not in default under any of the provisions of this Lease, Landlord shall cause maintain the Leased Premises (in accordance with Section 12.3) and the public and common areas of the Building, including the lobbies, elevators, stairs, corridors and rest rooms, to be maintained Building in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office and retail building in downtown BellevueSeattle, except for damage occasioned by any act or omission Washington. Landlord shall also maintain, repair and replace all structural components of Tenant or Tenant’s officersthe Building, contractorsincluding, agents, invitees, licensees or employeeswithout limitation, the repair of which foundations, bearing and exterior walls, subflooring, roof, unexposed electrical, plumbing and sewage systems, and heating ventilation and air conditioning systems. Landlord shall be paid for by Tenantalso maintain in good condition and repair, elevators, alarm monitoring, building systems, including without limitation parking areas, lobbies, stairwells, restrooms and outdoor landscaping. From 7:00 a.m. to 6:00 p.m. on weekdays, excluding legal holidays (“Regular Business Hours”), Landlord shall furnish the Leased Premises with electricity utilities and services for normal office use, including the following: electricity; lighting and operation of low power usage office machines; natural gas; water; passenger and freight elevator service; hot and cold water for drinking, waterrestroom and office cleaning purposes; sanitary sewer service; sprinkler riser monitoring; heating, heat, ventilation and air conditioning conditioning; local telephone service; and elevator service (the “Standard Services”). During all other hours, utility services used in the Premises at all times during the Term of the Lease or any extension thereof. Landlord shall furnish the Standard Services, including elevator service as reasonably required to provide access to the Leased Premises, except for heat and air conditioning and lighting. If requested by Tenant, Landlord shall furnish heat and air conditioning and lighting at times other than Regular Business Hours and the cost of such services, as established by Landlord, shall be paid by Tenant in the same manner as provided in Section 5 above. Landlord also shall provide lamp replacement service for Building Standard fluorescent the Building’s standard light fixtures, toilet room supplies, window washing at reasonable intervals intervals, and customary building janitorial service as part of the Standard Services, although no service. No janitorial service shall be provided for Saturdays, Sundays or legal holidays. The cost and expense costs of any janitorial or other services provided or caused to be service provided by Landlord to Tenant in addition to which are not provided under the terms of this Lease and are not services ordinarily provided Bank of America Building tenants shall be paid by ▇▇▇▇▇▇ as Additional Rent upon receipt of ▇▇▇▇▇▇▇▇. Landlord shall not be obligated to repair or replace any fixtures or equipment installed by or for Tenant in the same manner as provided for payment in Section 5 aboveand Landlord shall not be obligated to make any repair or replacement caused by any negligent or otherwise wrongful act or omission of Tenant or of Tenant’s employees, agents, invitees, or licensees.

Standard Services. As long as Tenant is not in default under any of Landlord agrees to furnish to the provisions of this LeaseBuilding, Landlord shall cause excluding including the Leased Premises (in accordance with Section 12.3) during regular business hours from 7:00 A.M. to 7:00 P.M. Mondays through Fridays and from 8:00 A.M. to 1:00 P.M. Saturdays, except for holidays as the public same are determined by Landlord, and common areas subject to the rules and regulations of the Building, including heat and air conditioning, which in Landlord's judgment is necessary to provide a reasonably comfortable environment for the lobbies, elevators, stairs, corridors use and rest rooms, to be maintained in reasonably good order and condition consistent with the operation and maintenance occupancy of the Bank of America Building as a first-class office and retail building in downtown Bellevue, except for damage occasioned by any act or omission of Tenant or Tenant’s officers, contractors, agents, invitees, licensees or employees, the repair of which shall be paid for by Tenant. From 7:00 a.m. to 6:00 p.m. on weekdaysCommon Areas, excluding legal holidays (“Regular Business Hours”), Landlord shall furnish the Leased Premises with electricity for lighting and operation of low power usage office machines, water, heat, air conditioning and elevator service (the “Standard Services”). During all other hours, Landlord shall furnish the Standard Services, including elevator service as reasonably required to provide access to the Leased Premises, except and, if necessary, passenger elevator service and, subject to scheduling by Landlord, freight elevator service, if applicable. Landlord shall also furnish: (i) 110 volt, 20 ampere sufficient electric current to be supplied for heat lighting the Common Areas and Leased Premises and public halls, and for the operation all equipment serving the Building and Common Areas of ordinary office equipment, exclusive of heavy-duty equipment, computers, copying equipment, or comparable equipment; (ii) janitorial and cleaning services for the Common Areas which in Landlord's judgment is necessary to provide a reasonably clean environment; and (iii) domestic water for the Common Areas, in reasonable quantity. Elevator service, if any, shall mean service by non-attended automatic elevators. Landlord shall also furnish, at rates set from time to time, heating and air conditioning at such other times as are not provided for herein, provided Tenant gives Landlord not less than forty-eight (48) hours written notice of Tenant's needs for such additional heating or air conditioning. Landlord shall also, at said times, maintain and lighting. If requested keep lighted the common stairs, entries, and toilet rooms in the Building that would reasonably be subject to use by Tenant, Landlord shall furnish heat its agents and air conditioning and lighting at times employees during other than Regular Business Hours and the cost of such services, as established by Landlord, shall be paid by Tenant in the same manner as provided in Section 5 aboveregular business hours. Landlord also shall provide lamp replacement has the right to charge Tenant for energy costs incurred because of Tenant's above standard service for Building Standard fluorescent light fixtures, toilet room supplies, window washing at reasonable intervals and customary building janitorial service as part usage or by reason of usage of the Standard Services, although no janitorial service shall be provided for Saturdays, Sundays Leased Premises or legal holidays. The cost and expense of any janitorial or the Building Common Areas during other services provided or caused to be provided by Landlord to Tenant in addition to the services ordinarily provided Bank of America Building tenants shall be paid by Tenant in the same manner as provided for payment in Section 5 abovethan regular business hours.

Standard Services. As long as Tenant is not in default under any of the provisions of this Lease, Landlord shall cause the Leased Premises (in accordance with Section 12.3) and the public and common areas of the Building, including the lobbies, elevators, stairs, corridors and rest rooms, to be maintained in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office and retail building in downtown Bellevue, except for damage occasioned by any act or omission of Tenant or Tenant’s officers, contractors, agents, invitees, licensees or employees, the repair of which shall be paid for by Tenant. From 7:00 a.m. to 6:00 p.m. on weekdays, excluding legal holidays holidays, and from 8:00 a.m. to noon on Saturdays (“Regular Business Hours”), Landlord shall furnish the Leased Premises with electricity for lighting and operation of low power usage office machines, water, heat, air conditioning and elevator service (the “Standard Services”). During all other hours, Landlord shall furnish the Standard Services, including elevator service as reasonably required to provide access to the Leased Premises, except for heat and air conditioning and lighting. If requested by Tenant, Landlord shall furnish heat and air conditioning and lighting at times other than Regular Business Hours and the cost of such services, as established by Landlord, shall be paid by Tenant in the same manner as provided in Section 5 above. Landlord also shall provide lamp replacement service for Building Standard fluorescent light fixtures, toilet room supplies, window washing at reasonable intervals and customary building janitorial service as part of the Standard Services, although no janitorial service shall be provided for Saturdays, Sundays or legal holidays. The cost and expense of any janitorial or other services provided or caused to be provided by Landlord to Tenant in addition to the services ordinarily provided Bank of America Building tenants shall be paid by Tenant in the same manner as provided for payment in Section 5 above.

Standard Services. As long as Tenant is not in default under any of the provisions of this Lease, Landlord shall cause to be maintained the Leased Premises (in accordance with Section 12.3) and the public and common areas of the Building, including the such as lobbies, elevators, stairs, corridors and rest roomsrestrooms, to be maintained in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office and retail building in downtown BellevueSeattle, Washington, except for damage occasioned by any act or omission of Tenant or Tenant’s 's officers, contractors, agents, invitees, licensees or employees, the repair of which damage shall be paid for by Tenant. From 7:00 a.m. to 6:00 p.m. on weekdays, excluding legal holidays (“Regular Business Hours”), Landlord shall furnish the Leased Premises with electricity for normal office use, including lighting and operation of personal computers, low power usage office machines, water, heat, air conditioning water and elevator service (at all times during the “Standard Services”)term of the Lease. During all other hours, Landlord shall furnish the Standard Services, including elevator service as reasonably required to provide access to the Leased Premises, except for heat and air conditioning and lighting. If requested by Tenant, Landlord shall furnish heat and air conditioning and lighting at times other than Regular Business Hours and the cost of such services, as established by Landlord, shall be paid by Tenant in the same manner as provided in Section 5 above. Landlord also shall provide lamp replacement service for Building Standard fluorescent building standard light fixtures, toilet room supplies, window washing at reasonable intervals and customary building janitorial service as part of the Standard Services, although no five (5) days each week. No janitorial service shall be provided for Saturdays, Sundays or legal holidays. The cost and expense Rent stated in Section 1(f) hereof does not include the costs of any janitorial or other services provided or caused to be provided by Landlord to Tenant which are in addition to the services ordinarily provided Bank of America Building tenants and such costs for additional services, if any, shall be paid by Tenant as Additional Rent on the first day of the month following the month in which such additional services are provided. From 7:00 a.m. to 6:00 p.m. on weekdays and from 8:00 a.m. to 1:00 p.m. on Saturdays, excluding legal holidays ("Normal Business Hours"), Landlord shall furnish to the same manner Premises heat and air conditioning at times other than Normal Business Hours and the cost of such services as established by Landlord shall be paid by Tenant as Additional Rent. During other than Normal Business Hours, Landlord may restrict access to the Building in accordance with the Building's security system, provided for payment in Section 5 abovethat Tenant shall have at all times during the term of this Lease (24 hours of all days) reasonable access to the Premises.

Standard Services. As long as Tenant is not in default under any of the provisions of this Lease, Landlord shall cause to be maintained the Leased Premises (in accordance with Section 12.3) and the public and common areas of the Building, including the such as lobbies, elevators, stairs, corridors and rest roomsrestrooms, to be maintained in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office and retail building in downtown BellevueSeattle, except for damage occasioned by any act or omission of Tenant or Tenant’s 's officers, contractors, agents, invitees, licensees or employees, the repair of which damage shall be paid for by Tenant. From 7:00 8:00 a.m. to 6:00 p.m. on weekdaysweekdays and from 8:00 a.m. to 1:00 p.m. on Saturday, excluding legal holidays (“Regular "Normal Business Hours”"), Landlord shall furnish the Leased Premises with electricity for lighting and operation of low power usage office machines, water, heatheat and air conditioning, air conditioning and elevator service (the “Standard Services”)service. During all other hours, Landlord shall furnish the Standard Servicessuch services, including elevator service as reasonably required to provide access to the Leased Premises, except for heat and air conditioning and lightingconditioning. If requested by Tenant, Landlord shall furnish heat and air conditioning and lighting at times other than Regular Normal Business Hours and the cost of such services, services as established by Landlord, Landlord shall be paid by Tenant in the same manner as Additional Rent payable as provided in Section 5 above4. Landlord shall also shall provide lamp replacement service for Building Standard fluorescent light fixtures, toilet room supplies, window washing at reasonable intervals intervals, and customary building janitorial service as part of the Standard Services, although no service. No janitorial service shall be provided for Saturdays, Sundays or legal holidays. The cost and expense costs of any janitorial or other services provided or caused to be provided by Landlord to Tenant which are in addition to the services ordinarily provided Bank of America Building tenants shall be paid by Tenant in the same manner as provided for payment of Rent in Section 5 above4 of this Lease.

Standard Services. As long as Tenant is not in default under any of the provisions of this Lease, Landlord Lessor shall cause the Leased Premises (in accordance with Section 12.3) and the public and common areas of the Building, including the such as lobbies, elevators, stairs, corridors and rest roomsrestrooms, to be maintained in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office and retail building in downtown Bellevue, except for damage occasioned by any act or omission of Tenant Lessee or Tenant’s Lessee's officers, contractors, agents, invitees, licensees or employees, the repair of which damage shall be paid for by TenantLessee. From 7:00 a.m. to 6:00 p.m. on weekdaysweekdays and from 8:00 a.m. to 1:00 p.m. on Saturday, excluding legal holidays (“Regular "Normal Business Hours”"), Landlord Lessor shall furnish the Leased Premises with electricity for lighting and operation of low power usage standard office machines, water, heatheat and air conditioning, air conditioning and elevator service (the “Standard Services”)service. During all other hours, Landlord Lessor shall furnish the Standard Servicessuch services, including elevator service as reasonably required to provide access to the Leased Premises, except for heat and air conditioning and lightingconditioning. If requested by TenantLessee, Landlord Lessor shall furnish heat and air conditioning and lighting at times other than Regular Normal Business Hours and the * cost of such services, services as established by Landlord, Lessor shall be paid by Tenant in the same manner Lessee as provided in Section 5 aboveAdditional Rent. Landlord Lessor shall also shall provide lamp replacement service services for Building Standard building standard fluorescent light fixtures, toilet room supplies, window washing at reasonable intervals intervals, and customary building janitorial service as part of the Standard Services, although no service. No janitorial service shall be provided for Saturdays, Sundays or on legal holidays. The cost and expense costs of any janitorial or other services service provided or caused cause to be provided by Landlord Lessor to Tenant Lessee which are in addition to the services ordinarily provided Bank of America to Building tenants shall be paid by Tenant to Lessor in the same manner as provided for payment of Rent in Section 5 above3 of this Lease.** * reasonable ** Administration fees resulting from such services shall not exceed 5% of the cost of the service. Lessor shall be obligated to provide the services and utilities as outlined herein only so long as Lessee is not in default per the terms of this Lease.

Standard Services. As long as Tenant is not in default under any of Subject to the provisions of this Lease, Landlord agrees to furnish (or cause a third party provider to furnish) the following services to Tenant during the Term: (1) Water service for use in the lavatories on each floor on which the Premises are located, and for use in the Premises, including any kitchenettes located therein (provided that Tenant shall cause be responsible for any improvements necessary to bring the Leased water to the Premises). (2) Heat and air conditioning in season during Normal Business Hours, at such temperatures and in such amounts as required by governmental authority or as Landlord determines are standard for the Building and which are comparable with that provided in other office buildings comparable to the Building in the southwest Austin submarket. Tenant, upon notice given no later than 3:00 p.m. on the Business Day preceding the day for which HVAC service is requested, and subject to the capacity of the Building Systems, may request HVAC service during hours other than Normal Business Hours. Tenant shall pay Landlord for such additional service at a rate equal to $35.00 per operating hour per floor (the “Hourly HVAC Charge”), with a two hour minimum charge. Landlord shall have the right, upon 30 days prior written notice to Tenant, to adjust the Hourly HVAC Charge from time to time, based upon increases in HVAC costs, which costs include utilities, taxes, surcharges, labor, equipment, maintenance and repair. (3) Maintenance and repair of the Property as described in Section 9.B. (4) Janitorial service five days per week (excluding Holidays) which are comparable with that provided in other office buildings comparable to the Building in the southwest Austin submarket. If Tenant’s use of the Premises, floor covering or other improvements require special services in excess of the standard services for the Building, Tenant shall pay the additional cost attributable to the special services. (5) Elevator service, subject to proper authorization and Landlord’s policies and procedures for use of the elevator(s) in the Building. (6) Electricity to the Premises (for general office use, in accordance with Section 12.3) and subject to the terms and conditions in Article 8. Landlord agrees that the above described services and the public and common areas of the Building, including the lobbies, elevators, stairs, corridors and rest rooms, to be maintained in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office and retail building in downtown Bellevueits components, except for damage occasioned by any act or omission of Tenant or Tenant’s officersincluding, contractors, agents, invitees, licensees or employeeswithout limitation, the repair of which shall be paid for by Tenant. From 7:00 a.m. to 6:00 p.m. on weekdays, excluding legal holidays (“Regular Business Hours”), Landlord shall furnish the Leased Premises with electricity for lighting and operation of low power usage office machines, water, heat, air conditioning and elevator service (the “Standard Services”). During all other hours, Landlord shall furnish the Standard Services, including elevator service as reasonably required to provide access to the Leased Premises, except for heat and air conditioning and lighting. If requested by Tenant, Landlord shall furnish heat and air conditioning and lighting at times other than Regular Business Hours and the cost of such services, as established by LandlordCommon Areas, shall be paid by Tenant not less than the services and maintenance standards provided to other comparable buildings in the same manner as provided in Section 5 above. Landlord also shall provide lamp replacement service for Building Standard fluorescent light fixturessouthwest Austin submarket, toilet room suppliestaking into account, window washing at reasonable intervals the age and customary building janitorial service as part size of the Standard Services, although no janitorial service shall be provided for Saturdays, Sundays or legal holidays. The cost and expense of any janitorial or other services provided or caused to be provided by Landlord to Tenant in addition to the services ordinarily provided Bank of America Building tenants shall be paid by Tenant in the same manner as provided for payment in Section 5 abovesuch buildings.

Standard Services. As long as Tenant is not in default under any of Landlord agrees to furnish to the provisions of this Lease, Landlord shall cause the Leased Premises (in accordance with Section 12.3) and the public and common areas of the Building, including the lobbies, elevators, stairs, corridors and rest rooms, to be maintained in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office and retail building in downtown Bellevue, except for damage occasioned by any act or omission of Tenant or Tenant’s officers, contractors, agents, invitees, licensees or employees, the repair of which shall be paid for by Tenant. From during regular business hours from 7:00 a.m. to 6:00 p.m. on weekdays, excluding legal holidays (“Regular Business Hours”), Landlord shall furnish the Leased Premises with electricity for lighting Mondays through Fridays and operation of low power usage office machines, water, heat, air conditioning and elevator service (the “Standard Services”). During all other hours, Landlord shall furnish the Standard Services, including elevator service as reasonably required from 8:00 a.m. to provide access to the Leased Premises1:00 p.m. Saturdays, except for holidays as the same are determined by Landlord, and subject to the rules and regulations of the Building, heat and air conditioning for the use and lightingoccupancy of the Premises, passenger elevator service and freight elevator service, subject to scheduling by Landlord. If requested by Tenant, Landlord shall furnish heat also furnish: (i) electric current to be supplied for lighting the Premises and public halls, and for the operation of ordinary office equipment, exclusive of heavy-duty equipment and computers, copying equipment which is not standard for general offices, or comparable equipment; (ii) janitorial and cleaning services, and (iii) domestic water in reasonable quantity. Elevator service shall mean service either by non-attended automatic elevators or elevators with attendants at the option of Landlord. Landlord shall also furnish, at rates set from time to time as reasonably determined by Landlord (reflecting actual costs of such additional HVAC), heating and air conditioning and lighting such other items as are not provided for herein, provided if Tenant does not have special HVAC controls for its Premises, then Tenant shall give Landlord reasonable prior notice of Tenant’s needs for such additional heating or air conditioning and Landlord shall use all reasonable efforts to provide same. Landlord shall also, at times said times, maintain and keep lighted the common stairs, entries, and toilet rooms in the Building that would reasonably be subject to use by Tenant, its agents and employees during other than Regular Business Hours and the cost of such services, as established by Landlord, shall be paid by Tenant in the same manner as provided in Section 5 aboveregular business hours. Landlord also shall provide lamp replacement service has the right to charge Tenant for energy costs incurred because of Tenant’s above Building Standard fluorescent light fixtures, toilet room supplies, window washing at reasonable intervals and customary building janitorial service as part average usage or by reason of usage of the Standard ServicesPremises or the Building during other than regular business hours. However, although in no janitorial service event shall be provided Landlord charge Tenant more for Saturdays, Sundays excess utilities or legal holidays. The cost and expense of any janitorial or after hours HVAC than it charges other services provided or caused to be provided by Landlord to Tenant in addition to the services ordinarily provided Bank of America Building tenants shall be paid by Tenant in the same manner as provided Building for payment in Section 5 abovesuch usage. Furthermore, if Landlord were to grant any tenant longer regular business hours, then such hours shall also be applicable to Tenant. Tenant agrees to pay for any excess HVAC within fifteen (15) days of the billing therefor, such billing to occur no more frequently than monthly.

Standard Services. As long as Tenant is not in default under any of the provisions of this Lease, Landlord shall cause maintain the Leased Premises (in accordance with Section 12.3) and the public and common areas of the Building, including the lobbies, elevators, stairs, corridors and rest rooms, to be maintained Building in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office and retail building in downtown BellevueSeattle, except for damage occasioned by any act or omission Washington. Landlord shall also maintain, repair and replace all structural components of Tenant or Tenant’s officersthe Building, contractorsincluding, agents, invitees, licensees or employeeswithout limitation, the repair of which foundations, bearing and exterior walls, subflooring, roof, unexposed electrical, plumbing and sewage systems, and heating ventilation and air conditioning systems. Landlord shall be paid for by Tenantalso maintain in good condition and repair, elevators, alarm monitoring, building systems, including without limitation parking areas, lobbies, stairwells, restrooms and outdoor landscaping. From 7:00 a.m. to 6:00 p.m. on weekdays, excluding legal holidays (“Regular Business Hours”), Landlord shall furnish the Leased Premises with electricity utilities and services for normal office use, including the following: electricity; lighting and operation of low power usage office machines; natural gas; water; passenger and freight elevator service; hot and cold water for drinking, waterrestroom and office cleaning purposes; sanitary sewer service; sprinkler riser monitoring; heating, heat, ventilation and air conditioning conditioning; local telephone service; and elevator service (the “Standard Services”). During all other hours, utility services used in the Premises at all times during the Term of the Lease or any extension thereof. Landlord shall furnish the Standard Services, including elevator service as reasonably required to provide access to the Leased Premises, except for heat and air conditioning and lighting. If requested by Tenant, Landlord shall furnish heat and air conditioning and lighting at times other than Regular Business Hours and the cost of such services, as established by Landlord, shall be paid by Tenant in the same manner as provided in Section 5 above. Landlord also shall provide lamp replacement service for Building Standard fluorescent the Building’s standard light fixtures, toilet room supplies, window washing at reasonable intervals intervals, and customary building janitorial service as part of the Standard Services, although no service. No janitorial service shall be provided for Saturdays, Sundays or legal holidays. The cost and expense costs of any janitorial or other services provided or caused to be service provided by Landlord to Tenant which are in addition to the services ordinarily provided Bank of America Building tenants shall be paid by Tenant in the same manner as provided Additional Rent upon receipt of ▇▇▇▇▇▇▇▇ Landlord shall not be obligated to repair or replace any fixtures or equipment installed by or for payment in Section 5 aboveTenant and Landlord shall not be obligated to make any repair or replacement occasioned by any act or omission of Tenant or of Tenant’s employees, agents, invitees, or licensees.

Standard Services. As long as Tenant is not in default under any of the provisions of this Lease, Landlord shall cause the Leased Premises (in accordance with Section 12.3) and the public and common areas of the Building, including the lobbies, elevators, stairs, corridors and rest rooms, to be maintained in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office and retail building in downtown Bellevue, except for damage occasioned by any act or omission of Tenant or Tenant’s 's officers, contractors, agents, invitees, licensees or employees, the repair of which shall be paid for by Tenant. From 7:00 a.m. to 6:00 p.m. on weekdays, excluding legal holidays (“Regular Business Hours”), Landlord shall furnish the Leased Premises with electricity for lighting and operation of low power usage office machines, water, heat, air conditioning and elevator service (the “Standard Services”). During all other hours, Landlord shall furnish the Standard Services, including elevator service as reasonably required to provide access to the Leased Premises, except for heat and air conditioning and lighting. If requested by Tenant, Landlord shall furnish heat and air conditioning and lighting at times other than Regular Business Hours and the cost of such services, as established by Landlord, shall be paid by Tenant in the same manner as provided in Section 5 above. Landlord also shall provide lamp replacement service for Building Standard fluorescent light fixtures, toilet room supplies, window washing at reasonable intervals and customary building janitorial service as part of the Standard Services, although no janitorial service shall be provided for Saturdays, Sundays or legal holidays. The cost and expense of any janitorial or other services provided or caused to be provided by Landlord to Tenant in addition to the services ordinarily provided Bank of America Building tenants shall be paid by Tenant in the same manner as provided for payment in Section 5 above.

Standard Services. As long as Tenant is not in default under any of the provisions of this Lease, Landlord shall cause maintain the Leased Premises (in accordance with Section 12.3) and the public and common areas of the Building, including the lobbies, elevators, stairs, corridors and rest rooms, to be maintained Building in reasonably good order and condition consistent with the operation and maintenance of the Bank of America Building as a first-class office and retail building in downtown Bellevue, except Washington. Landlord shall furnish the Premises with electricity for damage occasioned by any act or omission normal office use, including lighting and operation of Tenant or Tenant’s officerslow power usage office machines, contractorswater and elevator service at all times during the term of the Lease. Landlord shall also provide lamp replacement service for building standard light fixtures, agentstoilet room supplies, inviteeswindow washing at reasonable intervals, licensees or employees, the repair of which and customary building janitorial service. No janitorial service shall be paid for provided Saturdays, Sundays or legal holidays. The costs of any janitorial or other service provided by TenantLandlord to Tenant which are in addition to the services ordinarily provided Building tenants shall be repaid by Tenant as Additional Rent upon receipt of ▇▇▇▇▇▇▇▇ therefor. From 7:00 a.m. to 6:00 p.m. on weekdays, excluding legal holidays (“Regular "Normal Business Hours”"), Landlord shall furnish the Leased Premises with electricity for lighting and operation of low power usage office machines, water, heat, air conditioning and elevator service (the “Standard Services”). During all other hours, Landlord shall furnish the Standard Services, including elevator service as reasonably required to provide access to the Leased Premises, except for Premises heat and air conditioning and lightingconditioning. If requested by Tenant, Landlord shall furnish heat and air conditioning and lighting at times other than Regular Normal Business Hours and the cost of such services, as established by Landlord, shall be paid by Tenant as Additional Rent upon receipt of ▇▇▇▇▇▇▇▇ therefor. The current cost for after-hours heating and air conditioning is $10.00 per hour. This rate shall be adjusted by Landlord from time to time to reflect actual costs incurred in the same manner as provided in Section 5 aboveprovision of such service. During other than Normal Business Hours, Landlord also shall provide lamp replacement service for Building Standard fluorescent light fixtures, toilet room supplies, window washing at reasonable intervals and customary building janitorial service as part of the Standard Services, although no janitorial service shall be provided for Saturdays, Sundays or legal holidays. The cost and expense of any janitorial or other services provided or caused to be provided by Landlord to Tenant in addition may restrict access to the services ordinarily Building in accordance with the Building's security system, provided Bank that Tenant shall have at all times during the term of America Building tenants shall be paid by Tenant in this Lease (24 hours of all days) reasonable access to the same manner as provided for payment in Section 5 abovePremises.