SUCH TIMES AND IN SUCH MANNER AS TO MINIMIZE INTERFERENCE WITH THE CONDUCT OF
TENANT'S BUSINESS IN THE PREMISES,
41
PROVIDED THAT LANDLORD SHALL NOT BE REQUIRED TO PERFORM ANY SUCH WORK ON AN
OVERTIME OR PREMIUM-PAY BASIS.
13.04
LANDLORD SHALL, AT ITS EXPENSE, BUT SUBJECT TO THE PROVISIONS OF
THIS LEASE, KEEP AND MAINTAIN THE PUBLIC PORTIONS OF THE BUILDING, THE
STRUCTURAL PORTIONS OF THE BUILDING, THE WINDOWS (INCLUDING THE SOLAR FILM, IF
ANY, ATTACHED TO THE WINDOW GLASS, TO THE EXTENT THAT THE SAME SHALL BUBBLE
WITHOUT THE FAULT OF TENANT), AND THE BUILDING'S PLUMBING, HEATING,
AIR-CONDITIONING, VENTILATION AND ELECTRICAL SYSTEMS AND FACILITIES, TO THE
EXTENT THAT SUCH SYSTEMS AND FACILITIES AFFECT THE PREMISES, IN GOOD WORKING
ORDER, AND SHALL OPERATE THE BUILDING AS A FIRST-CLASS OFFICE BUILDING.
ARTICLE 14
ELECTRICITY
14.01
SUBJECT TO THE PROVISIONS OF THIS ARTICLE 14, LANDLORD SHALL FURNISH
THE ELECTRICITY THAT TENANT SHALL REASONABLY REQUIRE IN THE PREMISES FOR
TENANT'S NORMAL BUSINESS PURPOSES UP TO SIX (6) WATTS DEMAND LOAD PER RENTABLE
SQUARE FOOT OF THE PREMISES (EXCLUSIVE OF THE BASE BUILDING SYSTEMS).
THE
AMOUNT TO BE PAID BY TENANT FOR ELECTRICITY CONSUMED SHALL BE DETERMINED BY A
METER OR METERS AND RELATED EQUIPMENT INSTALLED (OR, IF EXISTING, RETROFITTED)
BY LANDLORD AT TENANT'S EXPENSE AND BILLED SEPARATELY ACCORDING TO EACH METER.
EACH METER SHALL BE MAINTAINED BY TENANT AND BE RECALIBRATED AS MAY BE NECESSARY
BY TENANT AT ITS EXPENSE.
BILLS FOR ELECTRICITY CONSUMED BY TENANT, WHICH
TENANT HEREBY AGREES TO PAY, SHALL BE RENDERED BY LANDLORD OR THE METER COMPANY
TO TENANT AT SUCH TIME AS LANDLORD MAY ELECT, AND SHALL BE PAYABLE AS AN
ADDITIONAL CHARGE, WITHIN THIRTY (30) DAYS AFTER RENDITION OF ANY SUCH BILL.
TENANT SHALL MAKE NO MATERIAL CHANGES OR ADDITIONS TO THE ELECTRICAL EQUIPMENT,
WIRING AND/OR APPLIANCES IN THE PREMISES (BEYOND THAT ON TENANT'S PLANS, AS
APPROVED BY LANDLORD, IF ANY, FOR INITIAL OCCUPANCY) WITHOUT SUBMISSION OF PLANS
FOR THE PRIOR WRITTEN CONSENT OF LANDLORD.
14.02
THE AMOUNT TO BE CHARGED TO TENANT BY LANDLORD PER "KW" AND "KWHR"
PURSUANT TO THIS ARTICLE FOR ELECTRICITY CONSUMED WITHIN THE PREMISES, WHETHER
SHOWN ON THE METERS MEASURING TENANT'S CONSUMPTION OF ELECTRICITY OR DETERMINED
BY SURVEY AS HEREIN ELSEWHERE PROVIDED, SHALL BE 103% OF THE AMOUNT AT WHICH
LANDLORD FROM TIME TO TIME PURCHASES EACH KW AND KWHR OF ELECTRICITY FOR THE
SAME PERIOD FROM THE UTILITY COMPANY, WHICH AMOUNT (AS ADJUSTED FROM TIME TO
TIME, "LANDLORD'S RATE") SHALL BE DETERMINED BY DIVIDING THE COST ESTABLISHED BY
SAID UTILITY COMPANY (AVERAGED SEPARATELY FOR KWS AND KWHRS) DURING EACH
RESPECTIVE BILLING PERIOD BY THE NUMBER OF KWS AND KWHRS CONSUMED BY THE
BUILDING APPEARING ON THE UTILITY COMPANY INVOICE FOR SUCH PERIOD.
IN NO EVENT
SHALL THE ADDITIONAL CHARGE MADE TO TENANT PURSUANT TO THIS ARTICLE 14 FOR
SUBMETERED ELECTRICITY SUPPLIED TO THE PREMISES (OR THE CHARGE PURSUANT TO
SECTION 14.04 HEREOF IN THE EVENT ELECTRICITY IS SUPPLIED ON A RENT INCLUSION
BASIS) BE LESS THAN LANDLORD'S ACTUAL COST THEREFOR.