WORK TO
CONTRACTORS, PROVIDED THAT TENANT'S OBLIGATIONS UNDER ARTICLE 9 OF THIS LEASE
SHALL APPLY WITH RESPECT TO ALL ALTERATIONS UNDERTAKEN BY TENANT.
IF TENANT
ORDERS ANY WORK DIRECTLY FROM LANDLORD, TENANT SHALL PAY TO LANDLORD 5% OF THE
COST OF SUCH WORK TO COMPENSATE LANDLORD FOR ALL OVERHEAD, GENERAL CONDITIONS,
FEES AND OTHER COSTS AND EXPENSES ARISING FROM LANDLORD'S INVOLVEMENT WITH SUCH
WORK.
IF TENANT DOES NOT ORDER ANY WORK FROM LANDLORD, TENANT SHALL NOT BE
REQUIRED TO PAY LANDLORD ANY SUPERVISION FEE OR OTHER COMPENSATION IN CONNECTION
WITH SUCH WORK, BUT IF SUCH WORK SHALL INVOLVE ANY MATTER WHICH REASONABLY
REQUIRES REVIEW OR CONSULTATION BY LANDLORD'S MANAGEMENT STAFF WITH THIRD-PARTY
CONSULTANTS, TENANT SHALL REIMBURSE LANDLORD FOR LANDLORD'S ACTUAL COST IN
CONNECTION WITH SUCH REVIEW OR CONSULTATION.
8.4
CONSTRUCTION INSURANCE.
IN ADDITION TO THE
REQUIREMENTS OF ARTICLE 10 OF THIS LEASE, IN THE EVENT THAT TENANT MAKES ANY
ALTERATIONS, PRIOR TO THE COMMENCEMENT OF SUCH ALTERATIONS, TENANT SHALL PROVIDE
LANDLORD WITH EVIDENCE THAT TENANT CARRIES "BUILDER'S ALL RISK" INSURANCE IN AN
AMOUNT APPROVED BY LANDLORD COVERING THE CONSTRUCTION OF SUCH ALTERATIONS, AND
SUCH OTHER INSURANCE AS LANDLORD MAY REASONABLY REQUIRE, IT BEING UNDERSTOOD AND
AGREED THAT ALL OF SUCH ALTERATIONS SHALL BE INSURED BY TENANT PURSUANT TO
ARTICLE 10 OF THIS LEASE IMMEDIATELY UPON COMPLETION THEREOF.
IN ADDITION, ONLY
IF TENANT'S FINANCIAL CONDITION HAS MATERIALLY DETERIORATED FROM ITS FINANCIAL
CONDITION AS OF THE DATE HEREOF, LANDLORD MAY, IN ITS DISCRETION, REQUIRE TENANT
TO OBTAIN A LIEN AND COMPLETION BOND OR SOME ALTERNATE FORM OF SECURITY
SATISFACTORY TO LANDLORD IN AN AMOUNT SUFFICIENT TO ENSURE THE LIEN-FREE
COMPLETION OF SUCH ALTERATIONS AND NAMING LANDLORD AS A CO-OBLIGEE.
8.5
LANDLORD'S PROPERTY.
ALL ALTERATIONS,
IMPROVEMENTS, FIXTURES, EQUIPMENT AND/OR APPURTENANCES WHICH MAY BE INSTALLED OR
PLACED IN OR ABOUT THE PREMISES, FROM TIME TO TIME, SHALL BE AT THE SOLE COST OF
TENANT AND SHALL BE AND BECOME THE PROPERTY OF LANDLORD, EXCEPT THAT TENANT MAY
REMOVE ANY ALTERATIONS, IMPROVEMENTS, FIXTURES AND/OR EQUIPMENT WHICH HAVE NOT
BEEN PAID FOR WITH ANY TENANT IMPROVEMENT ALLOWANCE FUNDS PROVIDED TO TENANT BY
LANDLORD, PROVIDED TENANT REPAIRS ANY DAMAGE TO THE PREMISES AND BUILDING CAUSED
BY SUCH REMOVAL AND RETURNS THE AFFECTED PORTION OF THE PREMISES TO A
COMMERCIALLY REASONABLE CONDITION.
FURTHERMORE, LANDLORD MAY, BY WRITTEN NOTICE
TO TENANT GIVEN AT THE TIME LANDLORD GRANTS ITS CONSENT TO ANY TENANT
IMPROVEMENTS, ALTERATIONS OR SYSTEMS AND EQUIPMENT (WHICH NOTICE SHALL SPECIFY
THE REASONABLE GROUNDS FOR SUCH REQUIREMENT), REQUIRE TENANT, AT TENANT'S
EXPENSE, TO REMOVE ANY ALTERATIONS OR SYSTEMS AND EQUIPMENT IN THE PREMISES,
WHICH IS NOT A TYPICAL GENERAL OFFICE IMPROVEMENT, UPON THE EXPIRATION OR
EARLIER TERMINATION OF THIS LEASE (THE "DESIGNATED ALTERATIONS") AND REPAIR ANY
DAMAGE TO THE PREMISES AND BUILDING CAUSED BY SUCH REMOVAL AND RETURN THE
AFFECTED PORTION OF THE PREMISES TO A COMMERCIALLY REASONABLE CONDITION,
PROVIDED THAT LANDLORD SHALL HAVE THE RIGHT TO REQUIRE TENANT TO LEAVE ANY OF
THE DESIGNATED ALTERATIONS IN THE PREMISES BY DELIVERY OF NOTICE TO TENANT AT
LEAST SIX