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liquid paper, glue, etc.) and common household cleaning materials, so long as such use is in compliance with all Applicable Requirements, Is not a Reportable Use, and
<br />does not expose the Premises or neighboring property to any meaningful risk of contamination or damage or expose Lessor to any liability therefor. In addition,
<br />Lessor may condition Its consent to any Reportable Use upon receiving such additional assurances as Lessor reasonably deems necessary to protect itself, the public,
<br />the Premises and/or the environment against damage, contamination, Injury and/or liability, including, but not limited to, the installation (and removal on or before
<br />Lease expiration or termination) of protective modifications (such as concrete encasements) and/or Increasing the Security Deposit.
<br />(b) Duty to Inform Lessor. If lessee knows, or has reasonable cause to believe, that a Hazardous Substance has come to be located in, on, under of
<br />about the Premises, other than as previously consented to by Lessor, Lessee shall Immediately give written notice of such fact to Lessor, and provide Lessor with a
<br />copy of any report, notice, claim or other documentation which It has concerning the presence of such Hazardous Substance.
<br />(c) Lessee Remedlation. Lessee 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 Lessee's expense, comply with all Applicable Requirements and take all Investigatory
<br />and/or remedial action reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamination of, and for the maintenance,
<br />security and/or monitoring of the Premises or neighboring properties, that was caused or materially contributed to by Lessee, or pertaining to or involving any
<br />Hazardous Substance brought onto the Premises during the term of this Lease, by or for Lessee, or any third party.
<br />(d) Lessee Indemnification. Lessee shall Indemnify, defend and hold Lessor, its agents, employees, lenders and ground lessor, If any, harmless from and
<br />against any and all loss of rents and/or damages, liabilities, judgments, claims, expenses, penalties, and attorneys' and consultants' fees arising out of or Involving any
<br />Hazardous Substance brought onto the Premises by or for Lessee, or any third party (provided, however, that Lessee shall have no liability under this Lease with
<br />respect to underground migration of any Hazardous Substance under the Premises from adjacent properties not caused or contributed to by Lessee). Lessee's
<br />obligations shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Lessee, and
<br />the cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease. No termination,
<br />cancellation or release agreement entered Into by Lessor and Lessee shall release Lessee from Its obligations under this lease with respect to Hazardous
<br />Substances, unless specifically so agreed by Lessor in writing at the time of such agreement.
<br />(a) Lessor IndemnifluNon. Except as otherwise provided in paragraph 8.7, Lessor and its successors and assigns shall indemnify, defend, reimburse and
<br />hold Lessee, its employees and lenders, harmless from and against any and all environmental damages, including the cost of remediation, which resultfrom
<br />Hazardous Substances which existed on the Premises prior to Lessee's Occupancy or which are caused by the gross negligence or willful misconduct of Lessor, Its
<br />agents or employees. Lessor'sobligations, as and when required by the Applicable Requirements, shall include, but not be limited to, the cost of investigation,
<br />removal, remediation, restoration and/or abatement, and shall survive the expiration ar termination of this Lease.
<br />(f) Investigations and Remediations. Lessor shall retain the responsibility and pay for any investigations or remediation measures required by
<br />governmental entities having )urisdiction with respect to the existence of Hazardous Substances on the Premises prior to Lessee's occupancy, unless such remediation
<br />measure is required as a result of Lessee's use (including "Alterations", as defined In paragraph 7.3(a) below) of the Premises, In which event Lessee shall be
<br />responsible for such payment. Lessee shall cooperate fully in any such activities at the request of Lessor, Including allowing lessor and Lessor's agents to have
<br />reasonable access to the Premises at reasonable times in order to carry out lessor's Investigative and remedial responsibilities.
<br />(g) lessor Termination Option. If a Hazardous Substance Condition (see Paragraph 9.1(e)) occurs during the term of this Lease, unless Lessee Is legally
<br />responsible therefor (in which case Lessee shall make the investigation and remediation thereof required by the Applicable Requirements and this Lease shall continue
<br />In full force and effect, but subject to Lessor's rights under Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor's option, either(1) Investigate and remediate such
<br />Hazardous Substance Condition, if required, as soon as reasonably possible at Lessor's expense, In which event this Lease shall continue in full force and effect, or (li) if
<br />the estimated cost to remediate such condition exceeds 12 times the then monthly Base Rent or $100,000, whichever is greater, give written notice to Lessee, within
<br />30 days after receipt by Lessor of knowledge of the occurrence of such Hazardous Substance Condition, of Lessor's desire to terminate this Lease as of the date 60
<br />days following the date of such notice. In the event Lessor elects to give a termination notice, Lessee may, within 10 days thereafter, give written notice to Lessor of
<br />Lessee's commitment to pay the amount by which the cost of the remediation of such Hazardous Substance Condition exceeds an amount equal to 12 times the then
<br />monthly Base Rent or $100,000, whichever is greater. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days following such
<br />commitment. In such event, this Lease shall continue in full force and effect, and Lessor shall proceed to make such remediation as soon as reasonably possible after
<br />the required funds are available. If Lessee does not give such notice and provide the required funds or assurance thereof within the time provided, this Lease shall
<br />terminate as of the date specified In Lessor's notice of termination.
<br />6.3 lessee's Compliance with Applicable Requirements. , Lessee shall, at Lessee's sole expense, fully, diligently and
<br />in a timely manner, materially comply with all Applicable Requirements, the requirements of any applicable fire insurance underwriter or rating bureau, and the
<br />recommendations of Lessor's engineers and/or consultants which relate In any manner to the Premises, without regard to whether said Applicable Requirements are
<br />now in effect or become effective after the Start Date. Lessee shall, within 10 days after receipt of Lessor's written request, provide Lessor with copies of all permits
<br />and other documents, and other information evidencing Lessee's compliance with any Applicable Requirements specified by Lessor, and shall immediately upon
<br />receipt, notify Lessor in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint orreport pertaining to
<br />or involving the failure of Lessee or the Premises to comply with any Applicable Requirements. Likewise, Lessee shall Immediately give written notice to Lessor of: (i)
<br />any water damage to the Premises and any suspected seepage, pooling, dampness or other condition conducive to the production of mold; or any mustiness or
<br />other odors that might Indicate the presence of mold in the Premises. In addition, Lessee shall provide copies of all relevant material safety data sheets (MSDS) to
<br />Lessor within 10 days of the receipt of a written request therefor. In addition, Lessee shall provide Lessor with copies of its business license, certificate of occupancy
<br />and/or any similar document within 10 days of the receipt of a written request therefor.
<br />6.4 Inspection; Compliance. Lessor and Lessor's "lender" (as defined In Paragraph 30) and consultants authorized by Lessor shall have the right to enter into
<br />Premises at any time, in the case of an emergency, and otherwise at reasonable times after reasonable notice, for the purpose of inspecting and/or testing the
<br />condition of the Premises and/or for verifying compliance by Lessee with this lease. The cost of any such Inspections shall be paid by Lessor, unless a violation of
<br />Applicable Requirements, or a Hazardous Substance Condition (see paragraph 9.1) is found to exist or be Imminent, or the Inspection is requested or ordered by a
<br />governmental authority. In such case, Lessee shall upon request reimburse Lessor for the cost of such inspection, so long as such inspection is reasonably related to
<br />the violation or contamination. In addition, Lessee shall provide copies of all relevant material safety data sheets (MSDS) to Lessor within 10 days of the receipt of a
<br />written request therefor. Lessee acknowledges that any failure on Its part to allow such inspections or testing will expose Lessor to risks and potentially cause Lessor
<br />to Incur costs not contemplated by this Lease, the extent of which will be extremely difficult to ascertain. Accordingly, should the Lessee improperly or
<br />unreasonably fail to allow such Inspections and/or testing in a timely fashionz Lessee shall pay to Lessor a fee in the amount of
<br />$500 !he ame Ran! shall he autawatisalli 0 RMFeRSEM17 with am it an), FequlFemeRk IQF RM(Ice is 6essee, by an a meum equal ;a 10% ef !he then eloisiiRg Base Re At OF
<br />The Parties agree that such feeipGF@a&&4n4hise4tent-represents fair and reasonable compensation for
<br />ITL4 INITIALS
<br />0 2019 AIR GLE. All Rights Reserved. Last Edited: 7/13/202010:35 AM
<br />STN-27.30, Revised 11-25.2019 Page 4 of 16
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