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EXHIBIT 411"
<br />REMEDIES
<br />emedicxforEvents of Default
<br />1.1. Landlord's Rieht To Terminate Upon Tenant Default. In the event of ony Event of Default by Tenant as provided in action
<br />,15.1 of the Lease, Landlord shall have the right to terminate this Lease and recover possession of the Premises by giving written notice to Tenant of
<br />Landlord's election to terminate this Lease, in which event Landlord shall be entitled to receive from Tenant: (a) the worth at the time of award or
<br />any unpaid Rent which had been earned at the time of such termination; plus (b) due worth at the time of award of the amount by which the unpaid
<br />Rent which would have been eared after termination until the time of award exceeds the amount of such rental loss Tenant proves could have been
<br />reasonably avoided; plus (c) the worth at the time of award of the amount by which the unpaid Rent for the balance of the Term after the time of
<br />award exceeds the amount of such rental loss that Tenant proves could be reasonably avoided; plus (d) any other amount necessary to compensate
<br />Landlord for all the detriment proximately caused by Tenant's failure to perform its obligations under this Lease or which In Die ordinary course of
<br />things would be likely to result therefrom; and (e) at Landlord's election, such other amounts in addition to or in lieu of the foregoing as may be
<br />permitted from lime to time by applicable law. As used in clauses (a) and (b) above, "worth at the time of award" shall be computed by allowing
<br />Interest at the then highest lawful contract rate of interest. As used in clause (c) above, "worth at the time of award" shall be computed by
<br />discounting such amount at the Interest Rate.
<br />1.2 Landlord's Right To Continue Lease Upon Tenant Default. In the event of an Event of Default of this Lease and
<br />abandonment of the Premises by Tenen4 if Landlord does not elect to terminate this Lease as provided in Section 1 of this Exhibit " " Landlord
<br />may from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease. Without limiting the foregoing;
<br />Landlord has the remedy described in California Civil Code Section 1951.4 (Landlord may continue this Lease in effect after Tenant's breach and
<br />abandonment and recover Rent as it becomes due, irTenant has the right to sublet or assign, subject only to reasonable limitations).
<br />1.3 Right of Landlord to Perform. All covenants and agreements to be performed by Tenant under this Lease shall be performed
<br />by Tenant at Tenant's sole cost and expense. If Tenant shall tail to pay any sum of money, other than Base Rent, required to be paid by it hereunder
<br />or shall fail to perform any other act on its part to be performed hereunder, then, in addition to and without prejudice to any other right or remedy of
<br />Landlord, Landlord may cure the same at the expense of Tenant: (a) immediately and without notice in tie case; (1) of emergency, (ii) where such
<br />default unreasonably interferes with any other tenant in the Project, (iv) a failure to satisfy or otherwise discharge any Encumbrance, (iv) where such
<br />default will result in the violation of Law or the cancellation of any Insurance policy maintained by Landlord, or (v) any failure of Tenant to perfomh
<br />any of its obligations under Section 3.3.1 and Section 10.5 of this Lease above and (5) in any other case if such default continues for ten (10) days
<br />from die receipt by Tenant of notice of such default from Landlord. Any some so paid by Landlord and all incidental costs plus Landlord's
<br />reasonable adminbuirotion fee thereon, together with interest thereon at the Default Rate front the date of such payment, shall be payable to Landlord
<br />as Additional Rent on demand, and Landlord shall have the same rights and remedies in the event of nonpayment as in the case of default by Tenant
<br />in the payment of Rent. This Section 1.3 of Oils Exhibit " 'shall survive the expiration or termination of this Lease,
<br />1.4 Late Paymentif two (2) or more Rent Delinquencies shall occur in any twelve (12) month period, Landlord may, without
<br />prejudice to any other rights or remedies available to it, upon written notice to Tenant: (a) require all remaining monthly installments of Rent to be
<br />paid three (3) months in advance and/or (b) require Tenant to increase the Security Deposit (if any) by an amount equal to one mondh's Rent.
<br />1.5. Subleases of Tenant Whether or not Landlord elects to terminate this Lease on account of an Event of Default, Landlord shall
<br />have the right to either: (a) terminate any and all subleases, licenses, concessions or other consensual arrangements entered into by Tenant that affect
<br />die Premises or (b) in its sole discretion, elect to succeed to Tenant's Interest in such subleases, licenses, concessions or arrangements (in which case,
<br />as of the data of such election, Tenant shall have no further right to or interest in the rent or other consideration receivable thereunder).
<br />2. Efforts to Retet. No re-entry or taking of possession of the Premises by Landlord following an Event of Default shall be construed as on
<br />election to terminate this Lease unless a written notice of such election shall be given to Tenant or unless the termination thereof be decreed by a
<br />court of competent jurisdiction, and Tenant's right to possession shall not be deemed to have been terminated by efforts of Landlord to relet the
<br />Premises, by its acts of maintenance or preservation with respect to the Premises, or by appointment of a receiver to protect Landlord's interests
<br />under the Lease. The foregoing enumeration is not exhaustive, but merely Illustrative of acts which may be performed by Landlord without
<br />terminating Tenont's right to possession. Notwithstanding any reletting of the Premises following any Event of Default without termination of this
<br />Lease by Landlord, Landlord may, at any time alter such relelling, elect to terminate this Lease for may Event of Default. To the fullest extent
<br />permitted by Law, the proceeds of any reletting of the Premises shall be applied: (a) first, to pay to Landlord all costs and expenses of such relenting
<br />(including, without limitation, costs and expenses or retaking or repossessing the Premises, removing persons and property therefrom, securing new
<br />tenants, Including expenses for redecoration, alterations and other costs in connection with preparing the Premises for the new tenant, and if Landlord
<br />shall maintain and operate the Promises, the costs thereof) and receivers' fees incurred in connection with the appointment of and perlbralance by a
<br />receiver to protect the Premises and Landlord's interest under this Lease and any necessary or reasonable alterations; (b) second, to the payment or
<br />any indebtedness orTemmt to Landlord other (hall Rent due and unpaid hereunder. (c) third, to the payment of Rem due and unpaid hereunder; and
<br />(d) the residue, ifany, shall be held by Landlord and applied in payment of other or future obligations of Tenant to Landlord asthe same may become
<br />due and payoble, and Tennr shall not be entitled to receive any portion of such revenue. This Section 3 of this Exhibit "if" shall survive the
<br />expiration or termination orlhis Lease.
<br />3. Cumulative Remedies. The specific remedies to which Landlord may resort under the tern of this Lease are cumulative and are no
<br />Intended to be exclusive orany other remedies or means of redress to which it may be lawfully entitled in case crony breach or threatened breach by
<br />Tenant orany provisions of this Lease. In addition to the other remedies provided in this Lease, Landlord shall be entitled to a restraint by injunction
<br />of the vinlutinn or attempted or threatened violation arany ofthe covenants. conditions or provisions of this Lease or to a decree compelling specific
<br />performance of any such covenants. conditions or provisions. In addition, upon the occurrence or an Event of Default by Tenant, if the Premises or
<br />any portion thereof are sublet, Landlord. in addition and without prejudice to any other remedies herein provided or provided by Low, may, at its
<br />,t/lr IV @ Ic C'rrurr Dr—Cip• afd'rmni tine Lercre -I. Exhibit I I
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