ON A PER SQUARE FOOT BASIS.
8.
STRUCTURAL MAINTENANCE.
LESSOR SHALL, AT ITS EXPENSE, KEEP THE
STRUCTURAL PARTS OF THE BUILDING IN GOOD REPAID, INCLUDING THE STRUCTURAL PARTS
OF THE EXTERIOR WALLS, ROOF AND FOUNDATION, EXCEPT THAT LESSOR SHALL NOT BE
RESPONSIBLE FOR REPAIRS CAUSED BY THE FAULT OF NEGLIGENCE OF LESSEE, ITS
EMPLOYEES OR INVITEES.
9.
EXTERIOR MAINTENANCE.
LESSOR SHALL CONTRACT FOR, AND LESSEE
SHALL PAY ITS PERCENTAGE SHARE OF ALL COMMON AREAS HEAT, ELECTRICITY, WATER,
SEWER, LANDSCAPE CARE, SNOW REMOVAL, WINDOW WASHING, PARKING LOT MAINTENANCE,
EXTERIOR PAINTING AND ALL OTHER SUCH MAINTENANCE REQUIRED DURING THE TERM OF
THIS AGREEMENT.
ALL SERVICES SHALL BE PROVIDED FOR THE COMFORTABLE USE OF THE
PREMISES DURING BUSINESS HOURS PROVIDED THAT LESSOR IS NOT LIABLE FOR DAMAGES
FOR FAILURE TO PROVIDE SERVICES DUE TO CAUSES BEYOND ITS REASONABLE CONTROL.
10.
INTERIOR MAINTENANCE.
LESSEE SHALL BE RESPONSIBLE FOR THE
INTERIOR MAINTENANCE OF THE PREMISES, INCLUDING MAINTENANCE, REPAIR OR
REPLACEMENT OF ENTRANCE DOORS, OVERHEAD GARAGE DOORS, HEATING, PLUMBING,
ELECTRICAL, MECHANICAL AND AIR-CONDITIONING FIXTURES AND EQUIPMENT USED BY
LESSEE; THE REPLACEMENT OF ALL GLASS (INTERIOR OR EXTERIOR) BROKEN AND AGREES TO
KEEP THE PREMISES, AND SURRENDER THE PREMISES UPON TERMINATION OF THIS
AGREEMENT, IN AS GOOD A CONDITION AS WHEN TURNED OVER TO IT, REASONABLE WEAR,
TEAR AND DAMAGE FROM THE ELEMENTS EXPECTED.
ALL SERVICE CHARGES FOR REPAIRS AND
MECHANICAL BREAKDOWNS, SUCH AS, BUT NOT LIMITED TO: HEATING AND COOLING, LIGHT
BULBS OR BALLAST'S, PLUMBING AND ELECTRICAL, THAT ARE OVER AND ABOVE THE COST OF
ROUTINE MAINTENANCE CONTRACTS THAT ARE ALREADY PAID THROUGH OPERATING COSTS,
WILL BE BILLED TO AND PAID DIRECTLY BY LESSEE.
Lessor warrants for the first 60 days of this Lease Agreement that all heating,
mechanical and air-conditioning fixtures and equipment is in working condition.
Specific mechanical requirements that Lessee may require that are outside of a
typical building standard will be the sole responsibility and cost of the
Lessee.
11.
LESSEE INSURANCE.
TO OBTAIN AT LESSEE'S EXPENSE AND KEEP IN FORCE
DURING THE TERM OF THIS LEASE A POLICY OF COMPREHENSIVE GENERAL LIABILITY
INSURANCE, IN SUCH AMOUNTS AS LESSOR MAY REQUIRE, PROTECTING LESSEE FROM AND
AGAINST ANY AND ALL CLAIMS FOR DAMAGES TO PERSON OR PROPERTY, WHICH SHALL
INCLUDE PLATE GLASS COVERAGE, OR FOR LOSS OF LIFE OR PROPERTY OCCURRING ON, IN
OR ABOUT THE PREMISES.
SUCH INSURANCE TO AFFORD PROTECTION OF NOT LESS THAN
$1,000,000.00 COMBINED SINGLE LIMIT, FOR INJURIES TO PERSON, INCLUDING DEATH,
DAMAGE TO PROPERTY, INCLUDING LOSS OF USE THEREOF.
SUCH POLICY SHALL CONTAIN A
PROVISION REQUIRING THIRTY (30) DAYS' WRITTEN NOTICE TO LESSOR BEFORE
CANCELLATION OF THE POLICY CAN BE EFFECTED.
If the Lessee shall fail to procure and maintain such insurance, Lessor may, but
shall not be required to, procure and maintain the same, but at the expense of
the Lessee, which shall become additional rent hereunder.
Lessee shall deliver
to Lessor, prior to occupancy, copies of policies of liability insurance
required herein or certificates evidencing the existence and amounts of such
insurance.
Lessee may use blanket