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(b) Removal. By delivery to Lessee of written notice from Lessor not earlier than 90 and not later than 30 days prior to the end of the term of this Lease,
<br />Lessor may require that any or all Lessee Owned Alterations or Utility Installations be removed by the expiration or termination of this Lease. Lessor may require the
<br />removal at anytime of all or any part of any Lessee Owned Alterations or Utility Installations made without the required consent.
<br />(c) Surrender; Restoration. Lessee shall surrender the Premises by the Expiration Date or any earlier termination date, with all of the improvements,
<br />parts and surfaces thereof broom clean and free of debris, and in good operating order, condition and state of repair, ordinary wear and tear excepted. "Ordinary
<br />wear and tear" shall not include any damage or deterioration that would have been prevented by good maintenance practice. Notwithstanding the foregoing and the
<br />provisions of Paragraph 7.1(a), if the Lessee occupies the Premises for 12 months or less, then Lessee shall surrender the Premises in the same condition as delivered
<br />to Lessee on the Start Date with NO allowance for ordinary wear and tear. Lessee shall repair any damage occasioned by the Installation, maintenance or removal of
<br />Trade Fixtures, Lessee owned Alterations and/or Udllty Installations, furnishings, and equipment as well as the removal of any storage tank Installed by or for Lessee.
<br />Lessee shall also remove from the Premises any and all Hazardous Substances brought onto the Premises by or for Lessee, or any third party (except Hazardous
<br />Substances which were deposited via underground migration from areas outside of the Premises) to the level specified in Applicable Requirements. Trade Fixtures
<br />shall remain the property of Lessee and shall be removed by Lessee. Any personal property of Lessee not removed on or before the Expiration Date or any earlier
<br />termination date shall be deemed to have been abandoned by Lessee and may be disposed of or retained by Lessor as Lessor may desire. The failure by Lessee to
<br />timely vacate the Premises pursuant to this Paragraph 7.4(c) without the express written consent of Lessor shall constitute a holdover under the provisions of
<br />Paragraph 26 below.
<br />8. Insurance; Indemnity.
<br />8.1 Payment For Insurance. Lessee shall pay for all insurance required under Paragraph 8 except to the extent of the cost attributable to liability insurance
<br />carcled by Lessor under Paragraph 8.2(b) In excess of $2,000,000 per occurrence. Premiums for policy periods commencing prior to or extending beyond the Lease
<br />term shall be prorated to correspond to the Lease term. Payment shall be made by Lessee to Lessor within 10 days following recelpt of an Invoice.
<br />8.2 Liability Insurance.
<br />(a) Carried by Lessee. Lessee shall obtain and keep in force a Commercial General Liability policy of insurance protecting Lessee and Lessor as an
<br />additional Insured against claims for bodily injury, personal Injury and property damage based upon or arising out of the ownership, use, occupancy ormaintenance of
<br />the Premises and all areas appurtenant thereto. Such Insurance shall be on an occurrence basis providing single limit coverage In an amount not less than $1,000,000
<br />per occurrence with an annual aggregate of not less than 52,000,000. Lessee shall add Lessor as an additional insured by means of an endorsement at least as broad
<br />as the Insurance Service Organization's "Additional Insured -Managers or Lessons of Premises" Endorsement. The policyshall not contain any intra-Insured exclusions
<br />as between insured persons or organizations, but shall Include coverage for liability assumed under this lease as an "Insured contract" for the performance of Lessee's
<br />indemnity obligations underthis Lease. The limits of said insurance shall not, however, Rankine liability of Lessee nor relieve Lessee of any obligation hereunder.
<br />Lessee shall provide an endorsement on its liability policy(ies) which provides that Its Insurance shall be primary to and not contributory with any similar insurance
<br />carried by Lessor, whose Insurance shall be considered excess Insurance only.
<br />(b) Carried by Lessor. Lessor shall maintain liability insurance as described in Paragraph 8.2(a), in addition to, and not in lieu of, the insurance required to
<br />be maintained by Lessee. Lessee shall not be named as an additional insured therein.
<br />8.3 Property Insurance- Building, Improvements and Rental Value.
<br />(a) Building and Improvements. The Insuring Party shall obtain and keep in force a policy or policies in the name of Lessor, with loss payable to lessor,
<br />any ground -lessor, and to any Lender insuring loss or damage to the Premises. The amount of such insurance shall be equal to the full Insurable replacement cost of
<br />the Premises, as the same shall exist from time to time, or the amount required by any Lender, but In no event more than the commercially reasonable and available
<br />Insurable value thereof. Lessee Owned Alterations and Utility Installations, Trade Fixtures, and Lessee's personal property shall be Insured by Lessee not by lessor. If
<br />the coverage is available and commercially appropriate, such policy or policies shall Insure against all risks of direct physical loss or damage (except the perils of Rood
<br />and/or earthquake unless required by Lender), including coverage for debris removal and the enforcement of any Applicable Requirements requiring the upgrading,
<br />demolition, reconstruction or replacement of any portion of the Premises as the result of a covered loss. Said policy or policies shall also contain an agreed valuation
<br />provision in lieu of any coinsurance clause, waiver of subrogation, and inflation guard protection causing an Increase in the annual property Insurance coverage
<br />amount by a factor of not less than the adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises
<br />are located. If such insurance coverage has a deductible clause, the deductible amount shall not exceed $5,000 per occurrence, and Lessee shall be liable for such
<br />deductible amount in the event of an Insured Loss.
<br />(b) Rental Value. The Insuring Party shall obtain and keep in force a policy or policies in the name of lessor with loss payable to Lessor and any Lender,
<br />insuring the loss of the full Rent for one year with an extended period of Indemnity for an additional 180 days ("Rental Value insurance"), Said Insurance shall contain
<br />an agreed valuation provision in lieu of any coinsurance clause, and the amount of coverage shall be adjusted annually to reflect the projected Rent otherwise payable
<br />by Lessee, for the next 12 month period. Lessee shall be liable for anydeductible amount In the event of such loss.
<br />(c) Adjacent Premises. If the Premises are part of a larger building, or of a group of buildings owned by Lessor which are adjacent to the Premises, the
<br />Lessee shall pay for any Increase in the premiums for the property Insurance of such building or buildings if said Increase is caused by Lessee's acts, omissions, use or
<br />occupancy of the Premises.
<br />8.4 Lessee's Property; Business Interruption Insurance; Worker's Compensation insurance.
<br />(a) Property Damage. Lessee shall obtain and maintain insurance coverage on all of Lessee's personal property, Trade Fixtures, and Lessee Owned
<br />Alterations and Utility Installations. Such insurance shall be full replacement cost coverage with a deductible of not to exceed $1,000 per occurrence. The proceeds
<br />from any such Insurance shall be used by Lessee for the replacement of personal property. Trade Fixtures and Lessee Owned Alterations and Utility installations.
<br />(b) Business Interruption. Lessee shall obtain and maintain loss of income and extra expense Insurance in amounts as will reimburse Lessee for direct or
<br />Indirect loss of earnings attributable to all perils commonly Insured against by prudent lessees in the business of Lessee or attributable to prevention of access to the
<br />Premises as a result of such perils.
<br />(c) Worker's Compensation Insurance. Lessee shall obtain and maintain Worker's Compensation Insurance in such amount as may be required by
<br />Applicable Requirements. Such policy shall include a'Waiver of Subrogation' endorsement. Lessee shall provide Lessor with a copy of such endorsement along with
<br />the certificate of insurance or copy of the policy required by Paragraph B.S.
<br />(d) No Representation of Adequate Coverage. Lessor makes no representation that the limits or forms of coverage of insurance specified herein are
<br />adequate to cover Lessee's property, business operations or obligations under this Lease.
<br />8.5 Insurance Policies. Insurance required herein shall be by companies maintaining during the policy term a "General Policyholders Rating" of at least A•, VII,
<br />as set forth in the most current issue of "Best's Insurance Guide", or such other rating as may be required by a Lender. Lessee shall not do or permit to be done
<br />anything which Invalidates the required Insurance policies. Lessee shall, prior to the Start Date, deliver to Lessor certified copies of policies of such insurance or
<br />certificates with copies of the required endorsements evidencing the existence and amounts of the required insurance. No such polity shall be cancelable or subject
<br />to mo cation except after 30 days prior written notice to Lessor. Lessee shall, at least 10 days prior to the expiration of such policies, furnish Lessor with evidence of
<br />IN IAIS INITIALS
<br />® 2019 AIR CRE. All Rights Reserved. Last Edited: 7/13/202010:35 AM
<br />STN-27.30, Revised 11-25-2019 Page 6 of 16
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