INCLUDED WITHIN OPERATING COSTS; AND (B) ALL REPAIRS AND
REPLACEMENTS NECESSITATED BY DAMAGE TO THE PROJECT (INCLUDING THE BUILDING
STRUCTURE AND THE CENTRAL SYSTEMS OF THE BUILDING WITHIN THE PREMISES) CAUSED BY
TENANT OR ITS AGENTS, CONTRACTORS, INVITEES AND LICENSEES BUT ONLY TO THE EXTENT
THE COST THEREOF IS NOT COLLECTIBLE UNDER LANDLORD'S INSURANCE, OR, IF LANDLORD
IS NOT CARRYING ALL OF THE INSURANCE DESCRIBED IN SECTION 14.2, TO THE EXTENT
THAT SUCH COST WOULD NOT BE COVERED BY THE INSURANCE DESCRIBED IN SECTION 14.2
IF THE SAME WERE IN EFFECT.
AMOUNTS PAYABLE BY TENANT PURSUANT TO THIS
SECTION 9.1 SHALL BE PAYABLE WITHIN THIRTY (30) DAYS AFTER RECEIPT OF AN INVOICE
THEREFOR FROM LANDLORD.
LANDLORD HAS NO OBLIGATION AND HAS MADE NO PROMISE TO
MAINTAIN, ALTER, REMODEL, IMPROVE, REPAIR, DECORATE, OR PAINT THE PREMISES OR
ANY PART THEREOF, EXCEPT AS SPECIFICALLY SET FORTH IN THIS LEASE.
IN NO EVENT
SHALL LANDLORD HAVE ANY OBLIGATION TO MAINTAIN, REPAIR OR REPLACE ANY FURNITURE,
FURNISHINGS, FIXTURES OR PERSONAL PROPERTY OF TENANT.
SECTION 9.2
SUBJECT TO THE PROVISIONS OF SECTION 15 HEREINBELOW, LANDLORD
SHALL MAINTAIN AND MAKE ALL NECESSARY REPAIRS TO THE FOUNDATIONS, ROOF, EXTERIOR
WALLS, AND STRUCTURAL ELEMENTS OF THE BUILDING, THE ELECTRICAL, PLUMBING,
HEATING, VENTILATION AND AIR-CONDITIONING SYSTEMS COMPRISING THE CENTRAL SYSTEMS
OF THE BUILDING AND THE COMMON AREAS OF THE BUILDING, EXCEPT THAT THE COST OF
PERFORMING ANY OF SAID MAINTENANCE OR REPAIRS, WHETHER TO THE PREMISES OR TO THE
BUILDING, CAUSED BY THE NEGLIGENCE OF TENANT, ITS EMPLOYEES, AGENTS, SERVANTS,
LICENSEES, SUBTENANTS, CONTRACTORS OR INVITEES, SHALL BE PAID BY TENANT.
ARTICLE 10 - ALTERATIONS
SECTION 10.1
TENANT SHALL NOT AT ANY TIME DURING THE TERM MAKE ANY ALTERATIONS
(INCLUDING "SPECIALTY ALTERATIONS" DEFINED BELOW) TO THE PREMISES WITHOUT FIRST
OBTAINING LANDLORD'S WRITTEN CONSENT THERETO, WHICH CONSENT LANDLORD SHALL NOT
UNREASONABLY
WITHHOLD OR DELAY; PROVIDED, HOWEVER, THAT LANDLORD SHALL NOT BE
DEEMED UNREASONABLE BY REFUSING TO CONSENT TO ANY ALTERATIONS WHICH ARE VISIBLE
FROM THE EXTERIOR OF THE BUILDING OR THE PROJECT INCLUDING BUT NOT LIMITED TO
SIGNAGE, WHICH WILL OR ARE LIKELY TO CAUSE ANY WEAKENING OF ANY PART OF THE
STRUCTURE OF THE PREMISES, THE BUILDING OR THE PROJECT OR WHICH WILL OR ARE
LIKELY TO CAUSE DAMAGE OR DISRUPTION TO THE CENTRAL BUILDING SYSTEMS OR WHICH
ARE PROHIBITED BY ANY UNDERLYING GROUND LEASE OR MORTGAGE.
"SPECIALTY
ALTERATIONS" ARE DEFINED AS ALTERATIONS CONSISTING OF KITCHENS, EXECUTIVE
BATHROOMS, RAISED COMPUTER FLOORS, COMPUTER, TELEPHONE AND TELECOMMUNICATIONS
WIRING AND CABLING IN THE PREMISES AND BUILDING, COMPUTER INSTALLATIONS,
SUPPLEMENTAL AIR CONDITIONING SYSTEMS, SAFE DEPOSIT BOXES, VAULTS, LIBRARIES OR
FILE ROOMS REQUIRING REINFORCEMENT OF FLOORS, INTERNAL STAIRCASES, CONVEYORS,
DUMBWAITERS, AND OTHER ALTERATIONS OF A SIMILAR CHARACTER WHICH LANDLORD
DESIGNATES AS SPECIALTY ALTERATIONS BY WRITTEN NOTICE DELIVERED TO TENANT WHEN
LANDLORD APPROVES TENANT'S PLANS CONTAINING SUCH ALTERATIONS.
SHOULD TENANT
DESIRE TO MAKE ANY ALTERATIONS TO THE PREMISES, TENANT SHALL SUBMIT ALL PLANS
AND SPECIFICATIONS FOR SUCH PROPOSED ALTERATIONS TO LANDLORD FOR LANDLORD'S
REVIEW BEFORE TENANT ALLOWS ANY SUCH WORK TO COMMENCE, AND LANDLORD SHALL
PROMPTLY