MAINTAINED SECURITY.
TENANT HEREBY
ACKNOWLEDGES THAT LANDLORD SHALL HAVE NO OBLIGATION TO PROVIDE GUARD SERVICE OR
OTHER SECURITY MEASURES FOR THE BENEFIT OF THE PREMISES, THE BUILDING OR THE
PROJECT.
ANY SECURITY MEASURES DESIRED BY TENANT FOR THE BENEFIT OF THE
PREMISES, THE BUILDING OR THE PROJECT SHALL BE PROVIDED BY TENANT, AT TENANT'S
SOLE COST AND EXPENSE.
TENANT HEREBY ASSUMES ALL RESPONSIBILITY FOR THE
PROTECTION OF TENANT AND ITS AGENTS, EMPLOYEES, CONTRACTORS, INVITEES AND
GUESTS, AND THE PROPERTY THEREOF, FROM ACTS OF THIRD PARTIES, INCLUDING KEEPING
DOORS LOCKED AND OTHER MEANS OF ENTRY TO THE PREMISES CLOSED.
6.4
TENANT MAINTENANCE STANDARDS.
ALL BUILDING
SYSTEMS, INCLUDING HVAC, SHALL BE MAINTAINED, REPAIRED AND REPLACED BY TENANT
(I) IN A COMMERCIALLY REASONABLE FIRST-CLASS CONDITION, (II) IN ACCORDANCE WITH
ANY APPLICABLE MANUFACTURER SPECIFICATIONS RELATING TO ANY PARTICULAR COMPONENT
OF SUCH BUILDING SYSTEMS, (III) IN ACCORDANCE WITH APPLICABLE LAWS, AND (IV) IN
ACCORDANCE WITH ANY REQUIREMENTS OF THE CGMP STANDARD.
22
6.4.1
MAINTENANCE MEETINGS.
AT THE WRITTEN REQUEST OF
LANDLORD (A "MM REQUEST"), TENANT SHALL ARRANGE TO MEET AND CONFER WITH LANDLORD
(AT A MUTUALLY REASONABLE AND CONVENIENT TIME AND LOCATION), AS TO THE STATUS OF
THE MAINTENANCE, REPAIR, REPLACEMENT AND OTHER WORK REQUIRED TO BE PERFORMED BY
EACH OF THEM UNDER THIS LEASE (EACH, A "MAINTENANCE MEETING"); PROVIDED,
HOWEVER, IN NO EVENT SHALL TENANT BE REQUIRED TO PARTICIPATE IN MORE THAN ONE
SUCH MAINTENANCE MEETING IN ANY CALENDAR QUARTER THROUGHOUT THE LEASE TERM,
UNLESS SUCH A MAINTENANCE MEETING IS REQUIRED IN CONNECTION WITH AN EMERGENCY
SITUATION OR EVENT.
6.4.2
SERVICE CONTRACTS; BOOKS AND RECORDS.
TO THE
EXTENT TENANT CONTRACTS WITH THIRD PARTIES TO PERFORM ITS MAINTENANCE, REPAIR
AND REPLACEMENT OBLIGATIONS HEREUNDER, OR ANY PORTION THEREOF (EACH, A "SERVICE
CONTRACT"), TENANT SHALL DELIVER FULL AND COMPLETE COPIES OF ALL SUCH SERVICE
CONTRACTS ENTERED INTO BY TENANT FOR THE BUILDING SYSTEMS TO LANDLORD WITHIN
THIRTY (30) DAYS AFTER THE EFFECTIVE DATE OF SUCH SERVICE CONTRACT.
IN
ADDITION, TENANT SHALL REGULARLY, IN ACCORDANCE WITH COMMERCIALLY REASONABLE
STANDARDS, GENERATE AND MAINTAIN PREVENTIVE MAINTENANCE RECORDS RELATING TO THE
BUILDING'S MECHANICAL AND MAIN ELECTRICAL SYSTEMS, INCLUDING LIFE SAFETY,
ELEVATORS AND THE CENTRAL PLANT ("BOOKS AND RECORDS").
6.4.3
M&R REPORTS.
IN CONNECTION WITH, AND IN ADVANCE
OF, ANY SUCH MAINTENANCE MEETING, TENANT SHALL PROMPTLY DELIVER ANY BOOKS AND
RECORDS, TOGETHER WITH ANY MAINTENANCE, REPAIR AND REPLACEMENT REPORTS,
DOCUMENTS AND BACK-UP MATERIALS RELATED TO ANY MAJOR REPAIR OR REPLACEMENT WORK
PERFORMED OR THEN SCHEDULED TO BE PERFORMED BY TENANT UNDER THE LEASE
(COLLECTIVELY, THE "M&R REPORTS").
6.4.4
TENANT'S RESPONSIBILITIES UPON TERMINATION OF
MANAGEMENT OF THE PROJECT.
UPON THE EXPIRATION OR EARLIER TERMINATION OF THIS
LEASE FOR ANY REASON, OR UPON LANDLORD'S RECAPTURE OF TENANT'S MAINTENANCE AND
REPAIR OBLIGATIONS PURSUANT TO THE TCCS OF SECTION 6.5, BELOW, TENANT SHALL
FORTHWITH, WITHOUT NECESSITY OF DEMAND OR NOTICE, DELIVER THE FOLLOWING TO
LANDLORD, OR LANDLORD'S APPOINTED AGENT ON THE EFFECTIVE DATE OF EXPIRATION OR
TERMINATION (EXCEPT TO THE EXTENT THAT ANY SUCH ITEM HAS ALREADY BEEN DELIVERED
TO LANDLORD).
(I)
COPIES OF THE