and invitees and
in common with other tenants in the Project and to their employees, agents,
customers and invitees, the right to unallocated parking in the surface parking
areas serving the Project, subject to the Rules and Regulations from time to
time promulgated by Landlord.
Tenant is not entitled to the exclusive use of
any particular parking space or portion of the surface parking areas serving the
Project.
10.
SIGNS
Except as provided in the Addendum to Lease attached hereto, Tenant shall not
inscribe, paint, affix or display any signs, advertisements or notices on or in
the Project or in the Premises and visible from outside the Premises, except for
such tenant identification information as Landlord at its reasonable discretion
permits to be included and agrees to install on the directory board in the main
lobby and on the tenant access doors to the Premises.
11.
REPAIRS, MAINTENANCE, ALTERATIONS,
IMPROVEMENTS AND FIXTURES
(A)
REPAIR AND MAINTENANCE OF PROJECT.
LANDLORD SHALL KEEP AND MAINTAIN IN GOOD ORDER, CONDITION AND REPAIR THE ROOF,
EXTERIOR AND INTERIOR LOAD-BEARING WALLS (INCLUDING ANY PLATE GLASS WINDOWS
COMPRISING A PART THEREOF), FOUNDATION, BASEMENT, THE COMMON AREAS AND
FACILITIES OF THE PROJECT AND THE ELECTRICAL, PLUMBING, HEATING, VENTILATION AND
AIR CONDITIONING SYSTEMS SERVING THE PREMISES AND OTHER PARTS OF THE PROJECT,
EXCEPT THAT THE REPAIR AND MAINTENANCE OF ANY ELECTRICAL, PLUMBING, HEATING,
VENTILATION AND AIR CONDITIONING COMPONENTS WHICH HAVE BEEN INSTALLED IN THE
PREMISES PURSUANT TO THE PROVISIONS OF PARAGRAPH 8(B) HEREOF SHALL BE THE
RESPONSIBILITY OF TENANT.
THE COST OF ALL NON-CAPITALIZED REPAIRS REQUIRED TO
BE MADE BY LANDLORD SHALL BE AN OPERATING EXPENSE OF THE PROJECT UNLESS MADE
NECESSARY BY THE NEGLIGENCE, MISUSE OR DEFAULT OF TENANT, ITS EMPLOYEES, AGENTS,
CUSTOMERS OR INVITEES, IN WHICH EVENT THEY SHALL BE BORNE BY TENANT, WHO SHALL
BE SEPARATELY BILLED AND SHALL REIMBURSE LANDLORD FOR THE SAME AS ADDITIONAL
RENT.
(B)
REPAIR AND MAINTENANCE OF PREMISES.
EXCEPT
AS PROVIDED IN PARAGRAPH 11(A) HEREOF, TENANT SHALL, AT ITS OWN EXPENSE, KEEP
AND MAINTAIN THE PREMISES IN GOOD ORDER, CONDITION AND REPAIR AT ALL TIMES
DURING THE TERM, AND TENANT SHALL PROMPTLY REPAIR ALL DAMAGE TO THE PREMISES AND
REPLACE OR REPAIR ALL DAMAGED OR BROKEN FIXTURES, EQUIPMENT AND APPURTENANCES
WITH MATERIALS EQUAL IN QUALITY AND CLASS TO THE ORIGINAL MATERIALS, UNDER THE
SUPERVISION AND SUBJECT TO THE APPROVAL OF LANDLORD, AND WITHIN ANY REASONABLE
PERIOD OF TIME SPECIFIED BY LANDLORD.
IF TENANT FAILS TO DO SO, LANDLORD MAY,
BUT NEED NOT MAKE SUCH REPAIRS AND REPLACEMENTS, AND TENANT SHALL PAY LANDLORD
THE COST THEREOF, INCLUDING LANDLORD'S COSTS, FORTHWITH UPON BEING BILLED FOR
SAME.
AS USED IN THIS LEASE, THE TERM "LANDLORD'S COSTS" SHALL MEAN FIVE
PERCENT (5%) OF ANY COSTS OR EXPENSES PAID BY LANDLORD, IN ORDER TO REIMBURSE
LANDLORD FOR ALL OVERHEAD, GENERAL CONDITIONS, FEES AND OTHER COSTS AND EXPENSES
ARISING FROM LANDLORD'S ACTIONS OR INVOLVEMENT.
(C)
ALTERATIONS OR IMPROVEMENTS.
TENANT SHALL
NOT MAKE, NOR PERMIT TO BE MADE, ALTERATIONS OR IMPROVEMENTS TO THE PREMISES,
UNLESS TENANT OBTAINS