FORCE OR
REIMBURSE LANDLORD FOR THE COST OF (A) INSURANCE AGAINST LOSS (INCLUDING
TERRORISM, EARTHQUAKE AND FLOOD) OR DAMAGE TO THE PREMISES BY FIRE AND ALL OTHER
RISKS OF PHYSICAL LOSS (INCLUDING EARTHQUAKE AND FLOOD) COVERED BY INSURANCE OF
THE TYPE NOW KNOWN AS "ALL RISK," WITH DIFFERENCE IN CONDITIONS COVERAGE, IN AN
AMOUNT NOT LESS THAN THE FULL REPLACEMENT COST OF THE PREMISES (WITHOUT
DEDUCTION FOR DEPRECIATION), INCLUDING THE COST OF DEBRIS REMOVAL AND SUCH
ENDORSEMENTS AS LANDLORD MAY REASONABLY REQUIRE, AND CONTAINING "REPLACEMENT
COST" AND "AGREED AMOUNT" ENDORSEMENTS; (B) BOILER AND MACHINERY INSURANCE
COVERING PRESSURE VESSELS, AIR TANKS, BOILERS, MACHINERY, PRESSURE PIPING,
HEATING, VENTILATION AND AIR CONDITIONING EQUIPMENT, AND ELEVATOR AND ESCALATOR
EQUIPMENT, PROVIDED THE PREMISES CONTAIN EQUIPMENT OF SUCH NATURE AND INSURANCE
AGAINST LOSS OF OCCUPANCY OR USE ARISING FROM ANY BREAKDOWN OF ANY SUCH ITEMS,
IN SUCH AMOUNTS AS LANDLORD MAY REASONABLY DETERMINE; (C) BUSINESS INTERRUPTION
INSURANCE INSURING THAT THE FIXED RENT WILL BE PAID TO LANDLORD FOR UP TO ONE
YEAR IF THE PREMISES ARE DESTROYED OR RENDERED UNTENANTABLE BY ANY CAUSE INSURED
AGAINST (IT BEING UNDERSTOOD THAT THE EXISTENCE OF SUCH INSURANCE DOES NOT
REDUCE TENANT'S OBLIGATION TO PAY FIXED RENT WITHOUT DIMINUTION), AND IN THE
EVENT OF TERMINATION OF THIS LEASE DUE TO ANY SUCH INSURED CAUSE, PAY TO
LANDLORD ONE YEAR'S FIXED RENT; AND (D) INSURANCE IN AMOUNTS AND AGAINST SUCH
OTHER RISKS AS LANDLORD OR MORTGAGEE MAY REASONABLY REQUIRE AND AGAINST SUCH
RISKS AS ARE CUSTOMARILY INSURED AGAINST BY OPERATORS OF SIMILAR PROPERTIES.
(F)
ALL INSURANCE REQUIRED TO BE MAINTAINED
BY TENANT UNDER THIS PARAGRAPH 11 AND ALL RENEWALS THEREOF SHALL BE ISSUED BY
GOOD AND RESPONSIBLE COMPANIES QUALIFIED TO DO AND DOING BUSINESS IN THE STATE
WHERE THE PREMISES ARE LOCATED AND HAVING AN S&P CLAIMS PAYING ABILITY
RATING OF AT LEAST "A" AND SHALL BE REASONABLY SATISFACTORY TO LANDLORD.
ALL
DEDUCTIBLE AMOUNTS SHALL NOT EXCEED $100,000 UNDER EACH SUCH INSURANCE POLICY.
EACH POLICY TO BE MAINTAINED BY TENANT SHALL EXPRESSLY PROVIDE THAT THE POLICY
SHALL NOT BE CANCELED OR ALTERED WITHOUT THIRTY (30) DAYS' PRIOR WRITTEN NOTICE
TO LANDLORD AND MORTGAGEE AND SHALL REMAIN IN EFFECT NOTWITHSTANDING ANY SUCH
CANCELLATION OR ALTERATION UNTIL SUCH NOTICE SHALL HAVE BEEN GIVEN TO LANDLORD
AND SUCH PERIOD OF THIRTY (30) DAYS SHALL HAVE EXPIRED.
ALL INSURANCE UNDER
THIS PARAGRAPH 11 TO BE MAINTAINED BY TENANT SHALL DESIGNATE LANDLORD,
MORTGAGEE, AND ANY OTHER PARTIES DESIGNATED BY LANDLORD AS AN ADDITIONAL INSURED
AND LOSS PAYEE, SHALL BE PRIMARY AND NONCONTRIBUTING WITH ANY INSURANCE WHICH
MAY BE CARRIED BY LANDLORD, SHALL AFFORD COVERAGE FOR ALL CLAIMS BASED ON ANY
ACT, OMISSION, EVENT OR CONDITION THAT OCCURRED OR AROSE (OR THE ONSET OF WHICH
OCCURRED OR AROSE) DURING THE POLICY PERIOD, AND SHALL EXPRESSLY PROVIDE THAT
LANDLORD, ALTHOUGH NAMED AS AN ADDITIONAL INSURED, SHALL NEVERTHELESS BE
ENTITLED TO RECOVER UNDER THE POLICY FOR ANY LOSS, INJURY OR DAMAGE TO
LANDLORD.
TENANT MAY CARRY SUCH INSURANCE UNDER "BLANKET" POLICIES, PROVIDED
SUCH POLICIES EXPRESSLY RESERVE AN AMOUNT