FOOTINGS AND
FOUNDATIONS, EXTERIOR WALLS, ROOF AND THE STRUCTURAL STEEL COLUMNS AND GIRDERS
FORMING A PART OF THE PREMISES.
(C)
LANDLORD SHALL MAINTAIN ALL HVAC SYSTEMS, PLUMBING AND ELECTRIC
SYSTEMS SERVING THE BUILDING AND THE PREMISES WITH THE EXCEPTION OF ANY SYSTEMS
INSTALLED AS A TENANT IMPROVEMENT OR AN ALTERATION SUCH AS SUPPLEMENTAL HVAC
EQUIPMENT ("TENANT'S SPECIALIZED SYSTEMS").
TENANT SHALL MAINTAIN TENANT'S
SPECIALIZED SYSTEMS AT TENANT'S SOLE COST AND EXPENSE.
TENANT'S ALLOCATED SHARE
OF LANDLORD'S COST FOR HVAC, ELECTRIC AND PLUMBING SERVICE, MAINTENANCE AND
REPAIRS, AS LIMITED UNDER ARTICLE 6 WITH RESPECT TO CAPITAL EXPENDITURES, SHALL
BE INCLUDED AS A PORTION OF RECOGNIZED EXPENSES AS PROVIDED IN ARTICLE 6 HEREOF.
(D)
LANDLORD, THROUGHOUT THE TERM OF THIS LEASE, SHALL MAKE ALL
NECESSARY REPAIRS TO THE BUILDING OUTSIDE OF THE PREMISES AND TO THE COMMON
AREAS, INCLUDING THE ROOF, WALLS, EXTERIOR PORTIONS OF THE PREMISES AND THE
BUILDING, UTILITY LINES, EQUIPMENT AND OTHER UTILITY FACILITIES IN THE BUILDING,
AND TO ANY DRIVEWAYS, SIDEWALKS, CURBS, LOADING, PARKING AND
20
LANDSCAPED AREAS, AND OTHER EXTERIOR IMPROVEMENTS FOR THE BUILDING; PROVIDED,
HOWEVER, THAT LANDLORD SHALL HAVE NO RESPONSIBILITY TO MAKE ANY REPAIRS UNLESS
AND UNTIL LANDLORD RECEIVES WRITTEN NOTICE OF THE NEED FOR SUCH REPAIR OR
LANDLORD HAS ACTUAL KNOWLEDGE OF THE NEED TO MAKE SUCH REPAIR.
TENANT SHALL PAY
ITS ALLOCATED SHARE OF THE COST OF ALL REPAIRS, AS LIMITED UNDER ARTICLE 6 WITH
RESPECT TO CAPITAL REPAIRS, TO BE PERFORMED BY LANDLORD PURSUANT TO THIS
PARAGRAPH 14(D) AS ADDITIONAL RENT AS PROVIDED IN ARTICLE 6 HEREOF.
(E)
LANDLORD SHALL KEEP AND MAINTAIN ALL COMMON AREAS APPURTENANT TO
THE BUILDING AND ANY SIDEWALKS, PARKING AREAS, CURBS AND ACCESS WAYS ADJOINING
THE PROPERTY IN A CLEAN AND ORDERLY CONDITION, FREE OF ACCUMULATION OF DIRT,
RUBBISH, SNOW AND ICE, AND SHALL KEEP AND MAINTAIN ALL LANDSCAPED AREAS IN A
NEAT AND ORDERLY CONDITION.
TENANT SHALL PAY ITS ALLOCATED SHARE OF THE COST OF
ALL WORK TO BE PERFORMED BY LANDLORD PURSUANT TO THIS PARAGRAPH (E) AS
ADDITIONAL RENT AS PROVIDED IN ARTICLE 6 HEREOF.
(F)
NOTWITHSTANDING ANYTHING HEREIN TO THE CONTRARY, REPAIRS TO THE
PREMISES, BUILDING OR PROJECT AND ITS APPURTENANT COMMON AREAS MADE NECESSARY BY
A NEGLIGENT OR WILLFUL ACT OR OMISSION OF LANDLORD OR TENANT OR ANY EMPLOYEE,
AGENT, CONTRACTOR, OR INVITEE OF LANDLORD OR TENANT SHALL BE MADE AT THE SOLE
COST AND EXPENSE OF THE OTHER PARTY, EXCEPT TO THE EXTENT OF INSURANCE PROCEEDS
RECEIVED BY THE OTHER.
(G)
LANDLORD SHALL PROVIDE TENANT WITH JANITORIAL SERVICES FOR THE
PREMISES MONDAY THROUGH FRIDAY OF EACH WEEK IN ACCORDANCE WITH THE GUIDELINES
SET FORTH IN EXHIBIT "D" ATTACHED HERETO AND THE TENANT SHALL PAY ITS ALLOCATED
SHARE OF THE COST THEREOF AS ADDITIONAL RENT AS PROVIDED IN ARTICLE 6 HEREOF.
15.
INSURANCE; SUBROGATION RIGHTS
(A)
TENANT SHALL OBTAIN AND KEEP IN FORCE AT ALL TIMES DURING THE TERM
HEREOF, AT ITS OWN EXPENSE, COMPREHENSIVE GENERAL LIABILITY INSURANCE INCLUDING
CONTRACTUAL LIABILITY AND PERSONAL INJURY LIABILITY AND ALL SIMILAR COVERAGE,
WITH COMBINED SINGLE LIMITS