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Lessee's exduslve use, no matter where Iocatedl, and Alterations In good order, condition and repair (whether or not the portion of the Premlses requiring repo Its, or
<br />the means of repairing the same, are reasonably or readily Accessible to Lessee, end whether or not the need for Such repairs occurs as a result of Lessee's use, any
<br />prior use, the elements or the age of such portion of the Premises), Including, but not limited to, all equipment or fadllties, Such IS pfumbhV, HVAC equipment,
<br />eledrlcal, lighting facilities, ballets, pressure vesseH, fire protection systom, fixlums, walls (Inlarlorand exterior), loundanonf, ceilings, roofs, roof drainage systems,
<br />floors, windows, doors, plate glass, skylights, landsaping driveways, parking lots, fences, relalnfng walls, signs, sidewalks and parkways located In, on, or adjacent to
<br />the Premises. Lessee, In keeping the Premises In good order, condition and repair, shall exerdse and perform good maintenance practices, spedgallyfncluding the
<br />procurement and maintenance of the service comracU required by Paragraph 7.1(b) below. Lessee's obligations shall Indude restoradons, replace meals or renewals
<br />when necessary to keep the Premises and all Improvements thereon or a part thereof In good order, condlgon and state of repo It. Lessee shall, during the term of this
<br />Laaw, kaap the exterlor appearance of the Building Ina Nat -dam condition (Including, Ag, grefNtiremoval) consistent with the exterlor appearance of other similar
<br />facilltiosof comparable age and site In the vicinity, Including when necessary, the extorter repainting or the Bulli ing.
<br />(bi Servlcetantram. to Ism shall, at Lessee's sole expense, practice and maintain contracts,with wples to Lessor, in customary farm and substance for,
<br />and with Controttors sisecfathing and experienced In the maintenance of the following equipment and Improvements, B any, Band when Instelled on the Premises: Ill
<br />HVACequipment, (11)bolle5 and pressurevessels, (1111 fire exnngulshing Systems, including Are alarm and/or smogs detection, f iv) landsaping and Irslgation systems,
<br />Iv) roof covering and drains, and lvil clarifiers. HOWr, lessor reserves the right, upon twice to Lessee, to procure and maintain any or all of such service contacts,
<br />and lessee shall reimburse Lessor, upon demand, for the cost thereof.
<br />(c) Pollute to Perform. If Lessee falIS to perform Lessee's obligations under this Paragraph 7.1, Lesser may enter upon the Premises after 10ofWs' prior
<br />written nodes to Le me (except In the use of an emergency, In which case no nodes shall be mqulmd), perform such Obligations on lessee's behalf, and put the
<br />Premises In good order, condition and repair, and lessee shall promptly pay to lessor a sum equal to 115%Of the cost thereof.
<br />(d) Re placement, Subject to lessee'clndemnificanon of Lessor as Set fonh In Paragraph 8.7 below, and without relieving lessee of liability resulting from
<br />Lessee's failure to exercise and perform good maintenance practices, if an Item described In Paragraph MID) cannot be repaired other than at a cast which Is In excess
<br />of 50% of the test of replacing Such Item, than such Item shall be replaced by lessor, and the cost thereof shall be prorated between the Parties and Lessee shall only
<br />be obllgaled to paw each month during the remainder of the term calms Lease or anyextemlon thereof, on the time on which Dam Rent H due, an amount equal to
<br />the product Of multiplying the Wit of suds replacement by a fraction, the numerator of which Is one, and the denornmelor of which Is 144ILA 1/144th of the cost per
<br />month). Lessee shall pay Interest cn the unamordud balance but may prepay Its obligation at any dose.
<br />7.2 lessor's Obllgaliem, Sublets in Ica pri,wtlo., of Palo'. ph, 7 v (Co.; --._raj O a ((-,nosh_-,—J 4(symappa_ m ) and 14(fg ' nation) his
<br />Intended by the Parties hereto that Lessor have no oblgation, In any manner whatsoever, to repair and maintain the Premises, or the equipment therein, all of which
<br />ohllgadons are Intended to be that of the Lessee. It Is the Intention ofthe Parties that the terms Of this Least amarn the respective obligations of the Parties as to
<br />maintenance and repair of the Premises.
<br />7.3 Utinty Snsutiedonr Tmde Nxlures;Atteadons,
<br />(a) 0egnitLaro. The term"UHllty matalladond refers Malt floor and window coverings, air and/or vacuum lines, power panels, electrical dim a button,
<br />security and fire protection systems, communication cabling, Rghtlngfixtures, HVAC equipment, plumbing, and fencing In or on the Premises. The term ire de
<br />Fissures" shall mean Lessee's machinery and equipment that on be remover) without doMg material damage to the Premises. The term "Alterations" shall mean any
<br />modification of the Improvements, other than Udllty Installations or Trade Fbnures, whether by addition w deletion. "Laws Owned Alterenonsamd/ot Utility
<br />Installations' am defined as Alterations and/or U91KY Installations made by Lessee that are not yet owned by Lessor Insist ant to Paragraph 7.4(a),
<br />(b) Consent Lessee shall not make any Alterations or Utility Installations to the Premises without Lassoes prior written co"m. Lowe may, however,
<br />make non-sttucNaf Anerattans or Udhty Imtalladons to the Interior of the Premises (excluding the noon without Such consent hot upon notice to Lessor, as long as
<br />they are not visible from the outside, do not Involve puncturing, relocating or removing the all or any existing wells, Will rest affect the eleadal, plumbing HVAC,
<br />and/or life safety system, do not trigger the requirement for addldonal modlNationsand/or Improvements to the Premises resulting from�Appllcable Require menLs,
<br />such as compliance with Title 24, ono She Cum dative oust thereof during this Lease as extended does not exceed asum equal to3 monlh's.Base Rent In the aggregate
<br />or sum equal M one months Base Rent In any One year. Notwithstanding the foregoing Lessee shall not make of permit any roof penmyttiom and/or Install
<br />anything on the roof without the prior wrltan approval of lessor, Lester may, as a preanerdon toganting such approval, require lessee to utiltso a contractor
<br />chosen and/or approved by lessor. Any Alterations or Utility Installations that Lessee shall desire to make and which require the convertor the Lessor shall be
<br />presented to Lessor In written tam with detailed plans. Consent shell be deemed conditioned upon LessemV (U acquiring all applicable governmental permits, fill
<br />furnishing Lessor with copies of both the permits and the plea and spedflations prior to mmmenmment of the work, and (III) Compliance with all asdldons of said
<br />Permits and other Applicable Requirements Ina prompt and expeditious manner, AMY McMlons or LoRty Insrailenomshall he performed Ina workmanlike manner
<br />with good and Sufficient materials. Lasso shall promptly upon wmptedon furnish Lessor with as -built plans and specifications. For work which wits an amount In
<br />excess of one monhss Base Rent, Lessor maywndition Ilswnsent upon Lessee providing alien and completion bond in an amount equal to 150%of the estimated
<br />woof such Alteration of Utility Installation and/or upon Lessee's posting an additional Security Deposit with lessor.
<br />It) Uema Bonds. Lessee shall pay, when due, all claims ror laborer materials furnished or alleged to hwo, been furnished tow for Lessee at or for use on
<br />the Premises, which claims are or maybe secured by any mechanic's or materialmen's lien against the Premises or any Interest therein. tame shall give Lessor not
<br />less than 10 days nonce pilot to the commencement of any work In, on or about the premises, and Lessor shag have the right to post not cesof non-reaponslbility, If
<br />Lessee shall contest the validity of any such Der, claim or demand, then Lessen shall, at Its Sole expense defend and protect Itself, Lessor and the Promises against the
<br />same and shag pay mid Satisfy any such adverse judgment that my be rendered thereon before the enforcement thereof. If Lessor shall require, Lessee shall furnish
<br />a surety bond In an gmoumequal to 150% of the amount of Such contested lien, daimon demand, Indemnifying Lesser against tiabllltyfor the tame. If Lestor elects
<br />to partidpate In any such action, Lessee shall pay Leiter's attorneys' fees and costs.
<br />7.4 Ownership; Famovatl surrender, and Restoration.
<br />ja) Ownership. Subject to Lessor's light to require mmmal Or elect ownership as he remoter provlded, all Alterations and Utility installadom made by
<br />Lessee shall be the property atLemea, but considered apart of the Premises. Lessor may, at any time, area lnwdUng to be the owner of all many specified pan of
<br />the Lessee Owned Alterations and Uellly Installations. Unless othermse Instructed per paragraph 7.41Of hemof, all lessee Owned Alterations and Utility Installations
<br />shall. at the expiration or termination of this Lease, bewmo the property of Lessor end he surrendered by Lessee with the Premises.
<br />(b) Removal. By delivery to lessee of written nortce 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 of all Lessee Owned Alterations or Utility Installations he removed by the expiration or lermination of this lease, Lessor may require the
<br />removal at any nme of all or any part of any Lessee Owned Alterations or Utility Installotions made without the requited consent.
<br />(cl Surrender, Destination. Lessee Shall surrender the Premises by the Expiration Date or any earl let erinmation date, wish all of the Improvements,
<br />pans and surfaces thereof broom clean and into of debris, and In good operating order, condition and state of repair, ordinary wear and tear excepted. "Ordinary
<br />wear and Lear" shall notindu la any damage of detefloradwi that would have been pteygmed by good maintenance practice. Notwithstanding the foregoing and the
<br />provision 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 />INITIALSINI
<br />02019AIRCRE, All Rights Reserved. Last Edited: 2/25/20219:S3AM
<br />STN-27.30, Revised 11-25.2019 Page 5 of 16
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