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environmental conditions on, in, under or about the Premises, including soil and groundwater conditions, and liv) the use, generation,
<br />mrau9fnc.ttim, produrlion, Instnllntion, mninlnnmicn, romovnl, t,nnspnrtntion, storage, spill or release of any Hazardous Substance
<br />or storage lank), now in el fact or which may hereafter come Inlo effect, and whether or not reflecling a change in policy from any
<br />previously existing policy. Tenant shall, within five (5) days after receipt of Landlord's written request, provide Landlord with copies
<br />of all documents and information, including, but not limited to, permits, registrations, manifests, applications, reports and certificates,
<br />evidencing Tenant's compliance with any Applicable Law specified by Landlord, and shall immediately upon receipt, notify Landlord
<br />in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report
<br />pertaining to or involving failure by Tenant or the Premises to comply with any Applicable Law.
<br />6.4 Inspection; Compliance. Landlord and Landlord's "Lenders " (as defined in Paragraph 8.3 a I, agents and repre-
<br />sentatives shall have the right to enter the Premises at any time, in the case of an emergency, and otherwise during normal business
<br />hours at reasonable times, for the purpose of inspecting the condition of the Premises and for verifying compliance by Tenant with
<br />this Lease and all Applicable Laws, and to employ experts and/or consultants in connection therewith and/or to advise Landlord with
<br />respect to Tenant's activities, including but not limited to the installation, operation, use, monitoring, maintenance, or removal of
<br />any Hazardous Substance or storage tank on or from the Premises. The costs and expenses of any such inspections shall be paid
<br />by the party requesting same, unless a Default or Breach of this Lease, violation of Applicable Law, or a contamination is found to
<br />exist or be imminent, or unless the inspection is requested or ordered by a governmental authority as the result of any such existing
<br />or imminent violation or contamination. In any such case, Tenant shall upon request reimburse Landlord or Landlord's Lender, as
<br />the case may be, for the costs and expenses of such inspections. If Tenant is not in compliance with the requirements of the
<br />provisions of this Lease (including, without limitation, the provisions of this Lease relating to Hazardous Substances), Landlord shall
<br />have the right, but not the obligation, to immediately enter upon the Premises to remedy any condition caused by Tenant's failure
<br />to comply with the requirements of this Lease. Landlord shall use reasonable efforts to minimize unreasonable interference with
<br />Tenant's business as a result of any such entry by Landlord but shall not be liable for any interference caused thereby.
<br />Maintenance; Repairs; Utility Installations; Trade Fixtures and Alterations.
<br />7.1 Tenant's Obligations.
<br />Is) Except for items which are the responsibility of Landlord pursuant to Paragraph 7.2 below, Tenant shall,
<br />at Tenant's sole cost and expense and at all times, keep the Premises and every part thereof and Common Area adjacent thereto
<br />in good order, condition and repair, (whether or not such portion of the Premises requiring repair, or the means of repairing the same,
<br />are reasonably or readily accessible to Tenant, and whether or not the need for such repairs occurs as a result of Tenant's use, any
<br />prior use, the elements or the age of such portion of the Premises), including, without limiting the generality of the foregoing, all
<br />equipment or facilities within the Premises, such as plumbing, heating, air conditioning, ventilating, electrical, lighting facilities,
<br />boilers, fired or unfired pressure vessels, fire sprinkler and/or standpipe and hose or other automatic fire extinguishing system,
<br />including fire alarm and/or smoke detection systems and equipment, fire hydrants, fixtures, wells, ceilings, floors, windows, doors,
<br />plate glass, skylights, dock doors and related equipment (including, without limitation, dock levelers, bumpers and lights and adjacent
<br />dock wells). Tenant shall not cause or permit any Hazardous Substance to be spilled or released in, on, under or about the Premises
<br />(including through the plumbing or sanitary sewer system) and shall promptly, at Tenant's expense, take all investigatory and/or
<br />remedial action reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamination of, and
<br />for the maintenance, security and/or monitoring of, the Premises, the elements surrounding same, or neighboring properties, or
<br />pertaining to or involving any Hazardous Substance and/or storage tank. Tenant, in keeping the Premises in first-class order,
<br />condition and repair, shall exercise and perform good maintenance practices. Tenant's obligations shall include restorations,
<br />replacements or renewals when necessary to keep the Premises and all improvements thereon or a part thereof in first-class order,
<br />condition and state of repair. Notwithstanding the foregoing to the contrary any repair required during the first sixty (60) days of
<br />the Lease Term shall be made at the sole cost and expense of Landlord. Commencing on the sixty-first (61 st) day of the Lease
<br />Term, Tenant shall be responsible for all repair maintenance and replacement items pursuant to the terms and conditions set forth
<br />in this Section 7.1.
<br />Ib) Tenant shall, at Tenant's sole cost and expense, procure and maintain contracts, with copies to Landlord,
<br />in customary form and substance for, and with contractors specializing and experienced in and complying with Industry standards
<br />for, the inspection, maintenance and service of the following equipment and improvements, if any, located on the Premises; (i)
<br />heating, air conditioning and ventilation equipment, (if) boiler, fired or unfired pressure vessels, and (III) fire sprinkler and/or standpipe
<br />and hose or other automatic fire extinguishing systems, including fire alarm and/or smoke detection.
<br />7.2 Landlord's Obligations. Subject to the foregoing, Landlord shall, as an item of Operating Expenses, keep and
<br />maintain in good order, condition and repair the Common Areas, roof, exterior walls, structural parts and structural floor of the
<br />Building and pipes and conduits outside the Premises for the furnishing to the Premises of various utilities (except to the extent that
<br />the same are the obligation of the appropriate public utility company). However, any such repairs or maintenance which is
<br />necessitated by the negligence or willful misconduct of Tenant, its servants, agents, employees or contractors or anyone claiming
<br />under Tenant, or by reason of the failure of Tenant to perform or observe any condition or agreement contained in this Lease, or
<br />caused by alterations, additions or improvements made by Tenant or anyone claiming under Tenant, shall be made by Tenant or,
<br />at Landlord's option, by Landlord at Tenant's sole cost and expense. In addition, at Landlord's option, Landlord shall have the right,
<br />but not the obligation, to maintain any of the service contracts otherwise to be maintained by Tenant pursuant to Paragraph 7.1 Ib)
<br />above, as an item of Operating Expenses. Except to the extent the same is Tenant's responsibility pursuant to Paragraph 6.3 above,
<br />Landlord shall cause the Building to be in compliance with the requirements of Applicable Laws. Notwithstanding anything to the
<br />contrary contained in this Lease, Landlord shall not be liable to Tenant for failure to make repairs as herein specifically required of
<br />it unless Tenant has previously notified Landlord, in writing, of the need for such repairs and Landlord has failed to commence and
<br />complete said repairs within a reasonable time following receipt of Tenant's written notification. It is the intention of the Parties
<br />that the terms of this Lease govern the respective obligations of the parties as to maintenance and repair of the Premises. Tenant
<br />and Landlord expressly waive the benefit of any statute now or hereafter in effect to the extent it is inconsistent with the terms of
<br />this Lease with respect to, or which affords Tenant the right to make repairs at the expense of Landlord or to terminate this Lease
<br />by reason of, any needed repairs.
<br />7.3 Utility Installations; Trade Fixtures; Alterations.
<br />(a) Definitions; Consent Required. The term "Utility Installations" is used in this Lease to refer to all carpeting,
<br />window coverings, air lines, power panels, electrical distribution, security, fire protection systems, communication systems, lighting
<br />systems and fixtures, heating, ventilating, and air conditioning equipment plumbing, and fencing in, on or about the Premises. The
<br />term "Trade Fixtures" shall mean Tenant's machinery and equipment that can be removed without doing material damage to the
<br />Premises. The term "Alterations" shall mean any modification of the improvements on the Premises from that which are provided
<br />by Landlord tinder the terms of this Lease, other than Utility Installations or Trade Fixtures, whether by addition or deletion. "Tenant
<br />Owned Alterations and/or Utility Installations" are defined as Alterations and/or Utility Installations made by Tenant that are not yet
<br />owned by Landlord as defined in Paragraph 7.41a1. Tenant shall not make any Alterations or Utility Installations in, on, under or
<br />about the Premises without Landlord's prior written consent. Tenant may, however, upon at least ten (10) days prior written notice
<br />to Landlord, make non-structural Utility Installations to the interior of the Premises (excluding the roof), as long as they are not visible
<br />from the outside, do not involve puncturing, relocating or removing the roof or any existing walls, do not affect the mechanical or
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