IMPROVEMENTS OR ADDITIONS WHICH ARE MADE ON THE PREMISES BY THE TENANT SHALL
BECOME THE PROPERTY OF THE LANDLORD AND REMAIN UPON AND BE SURRENDERED WITH THE
PREMISES AT THE EXPIRATION OF THE TERM.
ANY DAMAGE TO THE PREMISES CAUSED BY
SAID REMOVAL SHALL BE REPAIRED AT TENANT'S SOLE COST.
NOTWITHSTANDING THE PROVISIONS OF THIS PARAGRAPH, TENANT'S TRADE FIXTURES,
FURNITURE, EQUIPMENT AND OTHER MACHINERY, OTHER THAN THAT WHICH IS AFFIXED TO
THE PREMISES SO THAT IT CANNOT BE REMOVED WITHOUT MATERIAL OR STRUCTURAL DAMAGE
TO THE PREMISES, SHALL REMAIN THE PROPERTY OF THE TENANT AND BE REMOVED BY
TENANT AT THE EXPIRATION OF THE TERM OF THIS LEASE.
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11.
ASSIGNMENT
TENANT SHALL NOT VOLUNTARILY OR BY OPERATION OF LAW ASSIGN, TRANSFER, SUBLET,
MORTGAGE, OR OTHERWISE ENCUMBER ALL OR ANY PART OF TENANT'S INTEREST IN THIS
LEASE OR IN THE PREMISES WITHOUT LANDLORD'S PRIOR WRITTEN CONSENT.
12.
OPTION TO EXTEND/TERMINATE
PROVIDED THAT TENANT SHALL NOT THEN BE IN DEFAULT HEREUNDER, TENANT SHALL HAVE
THE OPTION TO EXTEND THE TERM OF THIS LEASE FOR 3 YEAR(S) PERIOD UPON THE SAME
TERMS AND CONDITIONS HEREIN CONTAINED, EXCEPT FOR FIXED MINIMUM MONTHLY RENTALS,
UPON DELIVERY BY TENANT TO LANDLORD OF WRITTEN NOTICE OF ITS ELECTION TO
EXERCISE SUCH OPTION(S) AT LEAST SIXTY (60) DAYS PRIOR TO THE EXPIRATION OF THE
ORIGINAL (OR EXTENDED) TERM HEREOF.
THE PARTIES HERETO SHALL HAVE THIRTY (30) DAYS AFTER THE LANDLORD RECEIVES THE
OPTION NOTICE IN WHICH TO AGREE ON THE MINIMUM MONTHLY RENTAL DURING THE
EXTENDED TERM(S).
IF THE PARTIES AGREE ON THE MINIMUM MONTHLY RENT FOR THE
EXTENDED TERM(S) DURING THE PERIOD, THEY SHALL IMMEDIATELY EXECUTE AN AMENDMENT
TO THIS LEASE STATING THE MINIMUM MONTHLY RENT.
IF THE PARTIES HERETO ARE
UNABLE TO AGREE ON THE MINIMUM MONTHLY RENT FOR THE EXTENDED TERM(S) WITHIN SAID
THIRTY (30) DAY PERIOD, THE OPTION NOTICE SHALL BE OF NO EFFECT AND THIS LEASE
SHALL EXTENDED FOR UP TO (BUT NOT MORE THAN) 6 MONTHS.
13.
INDEMNIFICATION
LANDLORD AGREES TO DEFEND, INDEMNIFY, AND SAVE FREE AND HARMLESS THE TENANT, ITS
OFFICERS, AGENTS, AND EMPLOYEES AGAINST ANY AND ALL LOSSES, INJURIES, CLAIMS,
ACTIONS, CAUSES OF ACTION, JUDGMENT, AND LIENS ARISEN FROM OR ALLEGED TO HAVE
ARISEN FROM LANDLORD'S PERFORMANCE OR LACK THEREOF, UNDER THIS LEASE.
14.
HOLD HARMLESS
TENANT SHALL INDEMNIFY AND HOLD LANDLORD HARMLESS FROM ALL DAMAGES ARISING OUT
OF ANY DAMAGE TO ANY PERSON OR PROPERTY OCCURRING IN, ON, OR ABOUT THE PREMISES,
OR TENANT'S USE OF THE PREMISES.
15.
TOBACCO AND DRUG-FREE FACILITY
TENANTS PREMISES ARE A TOBACCO-FREE FACILITY.
USE OF TOBACCO (SMOKED OR
SMOKELESS) OR DRUGS IS PROHIBITED AT ALL TIMES ON ALL AREAS OF TENANT'S
PROPERTY.
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16.
GOVERNING LAW/VENUE THAILAND
THIS LEASE SHALL BE GOVERNED BY THE LAWS OF THAILAND.
IF ANY ACTION IS BROUGHT
TO INTERPRET OR ENFORCE ANY TERM OF THIS LEASE, THE ACTION SHALL BE BROUGHT IN A
STATE OR FEDERAL COURT SITUATED IN THE COUNTY OF THAILAND.
17.
ENTIRE AGREEMENT
THIS AGREEMENT REPRESENTS THE ENTIRE AGREEMENT AND UNDERSTANDINGS OF