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Changes that substantially alter plans and specifications previously approved by
<br /> Landlord shall constitute a breach of Tenant's obligations hereunder, unless approved
<br /> by Landlord prior to construction.
<br /> 6. MAINTENANCE, REPAIRS, ALTERATIONS, RECONSTRUCTION
<br /> 6.1 Tenant's Duty to Maintain Premises.
<br /> 6.1.1 Tenant's Duty to Comply with Laws. Throughout the term,
<br /> Tenant shall, at Tenant's sole cost and expense, maintain the Premises in good
<br /> condition and repair, and in accordance with all applicable laws, rules, ordinances,
<br /> orders and regulations of the following: (a) federal, state, county, municipal and other
<br /> governmental agencies and bodies having or claiming jurisdiction and all their
<br /> respective departments, bureaus and officials; (b) the insurance underwriting-board or
<br /> insurance inspection bureau having or claiming jurisdiction; and (c) all insurance
<br /> companies insuring all or any part of the Premises or improvements or both.
<br /> 6.1.2 Hazardous Materials.
<br /> (a) Tenant shall not cause or permit any Hazardous Materials
<br /> (as hereinafter defined) to be brought upon, kept or used in or about the Premises by
<br /> Tenant, its agents, employees, contractors or invitees, except as may be necessary for
<br /> the construction, maintenance, or operation of the reader board sign, and then only
<br /> in full compliance with local, state, and federal laws regulating the use, handling,
<br /> storage and disposal of hazardous materials.
<br /> (b) If Tenant breaches the obligations stated in subparagraph (a)
<br /> of this Section 6.1.2 or if Hazardous Materials are otherwise discharged or released
<br /> on, under or about the Premises after the Commencement Date, then Tenant shall
<br /> indemnify, defend (with counsel approved by Landlord) and hold Landlord harmless
<br /> from and against any and all claims, judgments, damages, penalties, fines, costs,
<br /> liabilities and losses (including, without limitation, diminution in value of the
<br /> Premises, and sums paid in settlement of claims, attorneys' fees, consultant fees and
<br /> expert fees) which arise during or after the term of this Lease as a result of such
<br /> breach, discharge, or release. This indemnification of Landlord by Tenant includes,
<br /> without limitation, costs incurred in connection with any investigation of site
<br /> conditions or any cleanup, remedial, removal or restoration work required by any
<br /> federal, state or local governmental agency or political subdivision because of
<br /> Hazardous Materials present in, on or under the Premises or adjacent property
<br /> Automall Read Board Sign - Ground Lease
<br /> Final 5/07/97 Page 7 of 22
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