CIVIC CENTER MEDICAL ARTS 1-2003

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ARTICLE VIII. ALTERATIONS, CHANGES AND ADDITIONS SECTION 8.1 INSTALLATION BY TENANT. Tenant shall not make or cause to be made any alterations, additions or improvements to the Premises (for example, but without limiting the generality of the foregoing, Tenant shall not install or cause to be installed any signs, floor covering, interior or exterior lighting, plumbing fixtures, shades, canopies or awnings, electronic detection devices, antennas, mechanical, electrical or sprinkler systems, or make any changes to the storefront) without the prior written approval of Landlord. Tenant shall present to Landlord plans and specifications for the work at the time approval is sought. Tenant shall pay to Landlord a fee for coordination and administrative services for the alterations, additions, changes or improvements. The fee shall be based upon Landlord's then effective schedule for such fees chargeable to new tenants and shall be payable by Tenant concurrently with its submission of Working Drawings and Specifications for Landlord's approval. SECTION 8.2 REMOVAL BY TENANT. All alterations, decorations, additions and improvements made by Tenant shall be deemed to have attached to the realty and to have become the property of Landlord upon the expiration of the Term or upon the expiration of any renewal of the Term or upon sooner termination of this Lease. Tenant shall not remove any of such alterations, decorations, additions and improvements, except that trade fixtures installed by Tenant may be removed if all rents and other charges due herein are paid in full, and Tenant is not otherwise in default hereunder, and Tenant shall promptly repair any damage caused by such removal. Landlord may designate by written notice to Tenant alterations, decorations, additions and improvements which shall be removed by Tenant at Tenant's expense at the expiration or termination of the Lease, and Tenant shall promptly remove the same and repair any damage to the Premises caused by such removal. SECTION 8.3 CHANGES AND ADDITIONS BY LANDLORD. Landlord, at its sole option and discretion, hereby reserves the right at any time, and from time to time, to make alterations or additions to the Premises or the ~ Center, including, without limitation, the right to construct other buildings (including free-standing buildings) and improvements in the~Center, to enlarge or reduce the ~Center and to make alterations or additions thereto, or to enclose same as well as to build additional stories on any building or buildings within the Center, to construct decks or elevated parking facilities, and to lease any pan of the land comprising the ~lll~Center for the construction thereon of buildings which may or may not be part of the~ll~Center. Landlord reserves the right at any time to relocate the various buildings, parking areas, common facilities and other areas shown on Exhibit "A'. ARTICLE IX. MAINTENANCE OF LEASED PREMISES SECTION 9.1 LANDLORD'S OBLIGATIONS FOR MAINTENANCE. Landlord shall keep and maintain the roof (including the structural integrity thereof), the exterior surfaces of the exterior walls of all buildings (exclusive of doors, door frames, door checks, other entrances, windows and window frames which are not pan of common facilities, and storefronts) and the structural, electrical and mechanical systems located outside of any premises in good repair. ch-~rges. Tenant shall, within five (5) days of receipt of an invoice for its proportionate share of the cost of the maintenance and/or repair, pay to Landlord the amount set forth in the invoice. In the event the amount as set forth in the invoice is not paid by Tenant within the five (5) day period, it shall be deemed additional rent, and the Landlord shall be entitled to recover said amount in accordance with all available remedies herein available to it for nonpayment of rent. Notwithstanding the above, Tenant shall be solely responsible for the costs and expenses of all repairs occasioned or necessitated by the act or negligence of Tenant, its agents, employees, invitees, licensees or contractors. Landlord may, but shall not be required to make said repairs or renovations and/or any other improvements or repairs of any kind upon the Premises and appurtenances, subject to its obligations as set forth in Articles XVII and XVlll hereof, and nothing contained in this Section 9.1 shall limit Landlord's right to reimbursement from Tenant for maintenance, repair costs and replacement costs conferred elsewhere in this Lease. Landlord shall have no obligation to repair until a reasonable time after the receipt of Landlord of written notice of the need for repairs. Tcnant ;;'aF,'c: thc prz;'[g'[c.n: cf Secfien l g~l and ............................................ ~,f an) .......... v ........... s ........ to ........ ~, ..... t .......... ~. Tenant shall not make any repairs at Landlord's expense. Landlord shall provide to the premises janitorial service, Monday through Friday and replacement of light bulbs and/or fluorescent tubes and ballasts for standard overhead fixtures and rest Control Service as reasonably required. SECTION 9.2 TENANT'S OBLIGATION FOR MAINTENANCE (a) Tenant's Items. Except as provided in Section 9.1 of this Lease, Tenant, at Tenant's expense, shall keep and maintain in first class appearance, in a condition equal to or better than that which existed when Tenant initially opened the Premises for business, and in good order, condition and repair as determined by Landlord (including replacement of pans and equipment, if necessary) the Premises and every pan thereof and any and all appurtenances thereto wherever located, including, but without limitation, the interior surface of the exterior walls, the exterior and interior portion of all doors, door frames, door checks, other entrances, windows, window f~ames, plate glass, storefronts, signs, all plumbing and sewage facilities within the Premises, including free flow up to the main sewer line, fixtures, ventilation, heating and air conditioning and electrical systems (whether or not located in the Premises), sprinkler systems, walls, floors and ceilings, and all other work performed by or on behalf of Tenant pursuant to Section 8.1 hereof, and ail other repairs, replacements, renewals and restorations, interior and exterior, ordinary and extraordinary, foreseen and unforeseen. (b) Standard of Maintenance. Tenant shall keep and maintain the Premises in a clean, sanitary and safe condition in accordance with the laws of the State of California and in accordance with all directions, rules and regulations of the health officer, fire Marshall, building inspector, or other proper officials of the governmental agencies having jurisdiction, and Tenant shall comply with all requirements of laws, ordinances and otherwise affecting the Premises, all at the sole cost and expense of Tenant. At the time of the expiration &the tenancy created herein, Tenant shall surrender the Premises in good order, condition and repair.