ANY OTHER CAUSE BEYOND THE LANDLORD'S CONTROL, THE
COMMENCEMENT DATE SHALL BE EXTENDED FOR A PERIOD OF TIME EQUAL TO THE PERIOD OF
SUCH DELAY.
(C)
LANDLORD WARRANTS AND REPRESENTS TO TENANT
THAT NO PART OF THE PREMISES OR BUILDING (INCLUDING THE WALLS, CEILINGS,
STRUCTURAL STEEL, FLOORING AND PIPES) SHALL BE WRAPPED, INSULATED OR FIREPROOFED
WITH ANY ASBESTOS, ASBESTOS-CONTAINING MATERIAL OR OTHER HAZARDOUS MATERIAL.
(D)
LANDLORD AGREES TO DELIVER
POSSESSION OF
THE PREMISES TO TENANT IN COMPLIANCE WITH ALL ZONING AND ALL OTHER MUNICIPAL,
COUNTY, STATE AND FEDERAL GOVERNMENTAL LAWS, CODES AND REQUIREMENTS, INCLUDING
THE AMERICANS WITH DISABILITIES ACT.
10.
BUILDING STANDARD WORK ALLOWANCE.
(A)
TENANT WILL BE ENTIRELY RESPONSIBLE FOR THE
COST OF INTERIOR IMPROVEMENTS TO BE MADE TO THE PREMISES THAT ARE IN ADDITION TO
THOSE SPECIFIED AS LANDLORD'S WORK IN EXHIBIT "E" ATTACHED HERETO (THE
"ADDITIONAL IMPROVEMENTS").
ALL SUCH ADDITIONAL IMPROVEMENTS SHALL BE MADE IN
ACCORDANCE WITH TENANT'S PLANS AND SPECIFICATIONS, SUBJECT TO LANDLORD'S REVIEW
AND APPROVAL FROM AN ENGINEERING STANDPOINT.
ALL SUCH WORK SHALL BE PERFORMED
BY LANDLORD'S CONTRACTORS AND BILLED AT THE RATE OF THE SUBCONTRACTOR'S OR
SUPPLIER'S COST PLUS A TOTAL OF 15% FOR CONSTRUCTION MANAGEMENT FEE, OVERHEAD,
AND BUILDER'S PROFIT.
(B)
TENANT AGREES TO PAY FOR THE ENTIRE AMOUNT
OF THE COST OF THE WORK PERFORMED TO COMPLETE THE ADDITIONAL IMPROVEMENTS
PROMPTLY UPON BILLING THEREFORE.
11.
SIGNS.
Landlord agrees to provide or allow
exterior signage as follows: Exterior signage consisting of a building
directional sign on the interior campus road frontage, and a building tenant
directory at the exterior of the building.
12.
AFFIRMATIVE COVENANTS OF TENANT.
Tenant
covenants and agrees that it will without demand:
(A)
COMPLY WITH ALL REQUIREMENTS OF ANY
GOVERNMENTAL AUTHORITIES WHICH APPLY TO TENANT'S USE OF THE PREMISES.
PROMPTLY
COMPLY, OR CAUSE COMPLIANCE, WITH ALL LAWS AND ORDINANCES AND THE ORDERS, RULES,
REGULATIONS AND REQUIREMENTS OF ALL FEDERAL, STATE,
6
COUNTY AND MUNICIPAL GOVERNMENTS AND APPROPRIATE DEPARTMENTS, COMMISSIONS,
BOARDS AND OFFICERS THEREOF, FORESEEN OR UNFORESEEN, ORDINARY OR EXTRAORDINARY,
AND WHETHER OR NOT WITHIN THE PRESENT CONTEMPLATION OF THE PARTIES HERETO OR
INVOLVING ANY CHANGE OF GOVERNMENTAL POLICY AND IRRESPECTIVE OF THE COST
THEREOF, WHICH MAY BE APPLICABLE TO THE PREMISES, INCLUDING, WITHOUT LIMITATION,
THE FIXTURES AND EQUIPMENT THEREOF AND THE USE OR MANNER OF USE OF THE PREMISES.
(B)
COMPLY WITH THE RULES AND REGULATIONS FROM
TIME TO TIME MADE BY LANDLORD FOR THE SAFETY, CARE, UPKEEP AND CLEANLINESS OF
THE PREMISES, THE BUILDING AND THE LAND.
TENANT AGREES THAT SUCH RULES AND
REGULATIONS SHALL, WHEN WRITTEN NOTICE THEREOF IS GIVEN TO TENANT, FORM A PART
OF THIS LEASE.
(C)
KEEP THE PREMISES AND BUILDING COMMON AREA
IN GOOD ORDER AND CONDITION, EXCEPTING ONLY ORDINARY WEAR AND TEAR AND DAMAGE BY
ACCIDENTAL FIRE OR OTHER CASUALTY NOT OCCURRING THROUGH THE ACTION OR NEGLIGENCE
OF TENANT OR ITS AGENTS, EMPLOYEES AND INVITEES.
(D)
PEACEABLY DELIVER UP AND SURRENDER
POSSESSION OF THE PREMISES TO LANDLORD AT THE EXPIRATION OR SOONER TERMINATION
OF THIS LEASE, IN THE SAME CONDITION IN