repairs are necessary, or (iii)
repairs or replacements to the any part of the Center are made necessary by any
act or omission or negligence of Tenant, its agents, employees or invitees, then
in any such event Landlord may make such repairs without liability to Tenant for
any loss or damage that may accrue to Tenant's personal property or business by
reason thereof, and upon completion thereof, Tenant shall pay Landlord's costs
for making such repairs plus a reasonable amount for Landlord's overhead, not to
exceed fifteen percent (15%), upon presentation of a bill therefor, as
Additional Rent.
Such payment shall be due ten days after receipt of a bill
therefor and after said date shall bear Interest.
5.3.
INSPECTION.
LANDLORD OR ITS REPRESENTATIVE SHALL HAVE THE RIGHT
TO ENTER THE DEMISED PREMISES AND INSPECT SAME DURING ANY BUSINESS DAY WITH 48
HOURS NOTICE (AND WITHOUT NOTICE IN AN EMERGENCY OR SUSPECTED EMERGENCY AT ANY
TIME) DURING THE TERM.
DURING THE LAST SIX (6) MONTHS OF THE TERM, LANDLORD
SHALL HAVE A RIGHT TO SHOW THE DEMISED PREMISES TO PROSPECTIVE TENANTS.
5.4.
TENANT ALTERATIONS.
TENANT WILL NOT MAKE ANY ALTERATIONS,
INSTALLATIONS, CHANGES, REPLACEMENTS, ADDITIONS OR IMPROVEMENTS (STRUCTURAL OR
OTHERWISE) IN OR TO THE DEMISED PREMISES OR ANY PART THEREOF WITHOUT THE PRIOR
WRITTEN CONSENT OF LANDLORD AND LANDLORD AGREES THAT FOR NON-STRUCTURAL
ALTERATIONS THAT DO NOT AFFECT ANY OF THE SYSTEMS OF THE DEMISED PREMISES IT
WILL NOT UNREASONABLY WITHHOLD ITS CONSENT.
TENANT SHALL NOT INSTALL ANY
EQUIPMENT, WHICH WOULD NECESSITATE ANY CHANGES, REPLACEMENTS OR ADDITIONS TO THE
PLUMBING, HEATING, AIR CONDITIONING OR ELECTRICAL SYSTEMS OF THE DEMISED
PREMISES WITHOUT THE PRIOR CONSENT OF LANDLORD.
ALL ALTERATIONS, INSTALLATIONS,
CHANGES, REPLACEMENTS, ADDITIONS, OR IMPROVEMENTS TO OR WITHIN THE DEMISED
PREMISES (WHETHER WITH OR WITHOUT LANDLORD'S CONSENT) SHALL, AT THE ELECTION OF
THE LANDLORD, REMAIN UPON THE DEMISED PREMISES AND BE SURRENDERED WITH THE
DEMISED PREMISES AT THE EXPIRATION OF THE LEASE OR, AT THE ELECTION OF LANDLORD,
BE REMOVED BY TENANT AND THE DEMISED PREMISES RETURNED TO ITS ORIGINAL
CONDITION, NORMAL WEAR AND TEAR EXCEPTED.
NOTWITHSTANDING THE FOREGOING, THE
INITIAL IMPROVEMENTS MADE PURSUANT TO EXHIBIT "C" SHALL REMAIN AT THE DEMISED
PREMISES AT THE EXPIRATION OR EARLIER TERMINATION OF THE LEASE AND SHALL BECOME
THE PROPERTY OF THE LANDLORD WITHOUT PAYMENT THEREFOR BY LANDLORD UNLESS AS A
CONDITION AT THE TIME THE LANDLORD CONSENTS TO SUCH WORK, THE LANDLORD EXPRESSLY
REQUIRES TENANT TO REMOVE THE SAME AT THE END OF THE TERM.
NOTWITHSTANDING THE
ABOVE, TENANT MAY REMOVE TENANT'S OPERATING SYSTEMS, FURNITURE AND OTHER ITEMS
OF MOVABLE PERSONAL PROPERTY AT THE END OF THE TERM OF THIS LEASE PROVIDED THAT
SUCH SYSTEMS, FURNITURE OR PERSONAL PROPERTY WERE NOT PART OF THE INITIAL
FIT-OUT WORK BY LANDLORD AS SHOWN IN EXHIBIT "C" AND FURTHER PROVIDED THAT THE
REMOVAL OF SUCH SYSTEMS, FURNITURE OR PERSONAL PROPERTY DOES NOT CAUSE ANY
DAMAGE TO THE DEMISED PREMISES.
5.5.
COMPLIANCE WITH LAW; LIFE SAFETY.
LANDLORD SHALL INSTALL AND
MAINTAIN WITHIN THE BUILDING IN WHICH THE DEMISED