ITEMS TO ANY
OTHER PLACE OF BUSINESS OF TENANT, OR WAREHOUSE THE SAME, AND TENANT SHALL PAY
THE COST OF SUCH REMOVAL, REPAIR, DELIVERY, OR WAREHOUSING OF SUCH ITEMS WITHIN
FIVE (5) DAYS AFTER DEMAND FROM LANDLORD.
PROVIDED THAT (I) THERE HAS BEEN NO
DEFAULT UNDER THE LEASE BETWEEN AMDOCS AND LANDLORD WITH RESPECT TO THE SECOND
ADDITIONAL SPACE (THE "AMDOCS LEASE"), AND (II) TENANT DOES NOT ELECT TO
TERMINATE THIS LEASE PURSUANT TO SECTION 36 BELOW, LANDLORD SHALL NOT REQUIRE
AMDOCS TO REMOVE ANY LEASEHOLD IMPROVEMENTS LOCATED WITHIN THE SECOND ADDITIONAL
SPACE (INCLUDING, WITHOUT LIMITATION, THE INTERNAL STAIRCASE) AT THE TERMINATION
OF THE AMDOCS LEASE AND, IF SO REQUESTED BY AMDOCS, LANDLORD SHALL ENTER INTO A
WRITTEN AGREEMENT WITH AMDOCS TO THAT EFFECT.
8.
SIGNAGE.
TENANT SHALL NOT INSTALL ANY SIGNAGE VISIBLE FROM THE EXTERIOR
OF THE PREMISES; ALL SIGNAGE SHALL BE IN THE STANDARD GRAPHICS FOR THE BUILDING
AND NO OTHERS SHALL BE USED OR PERMITTED WITHOUT LANDLORD'S PRIOR WRITTEN
CONSENT.
LANDLORD SHALL PROVIDE, AT LANDLORD'S EXPENSE,
11
LOBBY DIRECTORY SIGNAGE IDENTIFYING TENANT AND BUILDING STANDARD SIGNAGE AT EACH
ENTRANCE TO EACH OF THE ORIGINAL PREMISES, THE FIRST ADDITIONAL SPACE AND THE
SECOND ADDITIONAL SPACE, EACH IDENTIFYING TENANT.
9.
MAINTENANCE, REPAIRS AND ALTERATIONS.
A.
EXCEPT TO THE EXTENT SUCH OBLIGATIONS ARE IMPOSED UPON LANDLORD
HEREUNDER, TENANT SHALL, AT ITS SOLE COST AND EXPENSE, MAINTAIN THE PREMISES
(INCLUDING, WITHOUT LIMITATION, ANY SUPPLEMENTAL ELECTRICAL OR HVAC SYSTEMS
INSTALLED BY OR ON BEHALF OF TENANT AND EXCLUSIVELY SERVING THE PREMISES,
AUDIO/VISUAL, COMPUTER, DATA OR TELECOMMUNICATIONS SYSTEMS, SPECIAL SECURITY
SYSTEMS, INTERIOR BATHROOMS (I.E., BATHROOMS LOCATED WITHIN THE PREMISES AND NOT
AVAILABLE FOR COMMON USE), KITCHENS AND KITCHEN APPLIANCES) AND ANY BUILDING
SYSTEMS (INCLUDING ELECTRICAL OR HVAC SYSTEMS) TO THE EXTENT EXCLUSIVELY SERVING
THE PREMISES, WHETHER LOCATED WITHIN OR OUTSIDE OF THE PREMISES, IN
SUBSTANTIALLY THE SAME ORDER, CONDITION AND REPAIR AS EXISTED ON THE
COMMENCEMENT DATE (OR SUCH BETTER CONDITION AS IT MAY BE PUT IN THEREAFTER BY
TENANT) THROUGHOUT THE ENTIRE LEASE TERM, ORDINARY WEAR AND TEAR AND DAMAGE BY
FIRE OR OTHER CASUALTY EXCEPTED. TENANT AGREES TO KEEP THE AREAS VISIBLE FROM
OUTSIDE THE PREMISES IN A NEAT, CLEAN AND ATTRACTIVE CONDITION AT ALL TIMES
CONSISTENT WITH OTHER SIMILARLY SITUATED SPACE.
TENANT SHALL, WITHIN THIRTY
(30) DAYS AFTER LANDLORD'S WRITTEN DEMAND THEREFOR, REIMBURSE LANDLORD FOR THE
REASONABLE COST OF ALL REPAIRS, REPLACEMENTS AND ALTERATIONS (COLLECTIVELY,
"REPAIRS") IN AND TO THE PREMISES, BUILDING AND PROPERTY AND THE FACILITIES AND
SYSTEMS THEREOF, PLUS AN ADMINISTRATION CHARGE OF TEN PERCENT (10%) OF SUCH
COST, THE NEED FOR WHICH REPAIRS ARISES OUT OF (1) THE INSTALLATION, REMOVAL,
USE OR OPERATION OF TENANT'S PROPERTY, (2) THE MOVING OF TENANT'S PROPERTY INTO
OR OUT OF THE BUILDING, (3) ANY ALTERATIONS (HEREINAFTER DEFINED), OR (4) THE
MISUSE OR NEGLIGENCE OF TENANT, ITS AGENTS, CONTRACTORS, EMPLOYEES OR INVITEES,
SUBJECT TO SECTION 13D BELOW.
B.
TENANT SHALL NOT MAKE OR ALLOW TO BE MADE ANY ALTERATIONS,
ADDITIONS OR IMPROVEMENTS TO THE PREMISES (COLLECTIVELY, "ALTERATIONS"), WITHOUT
FIRST OBTAINING THE