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ASC -Tenant Sublease Agreement - Page 3 vandalism, theft and malicious mischief on its trade fixtures, equipment, personal property and inventory within the Premises from loss or damage to the extent of their full replacement value. Tenant shall also carry Worker's Compensation Insurance as required by law- Tenant assumes all risks from theft or vandalism and agrees to keep Premises secured and provide appropriate alarm systems- C. Tenant to Provide Liability Insurance. During the Term, Tenant shall, at its cost and expense, maintain general liability insurance against claims for bodily injury, death or property damage occurring in, upon or about the Premises with an insurance company that has a Best Rating of A- or better. Such insurance shall have combined single limits of not less than Two Million Dollars ($2,000,000.00) for bodily injury, death and property damage. All such policies of insurance shall be issued in the name of Tenant and shall name ASC and the parties set forth below as additional insureds. Tenant shall provide ASC with an Accord certificate evidencing such policy. Such policy shall provide that not less than thirty (30) days written notice shall be given to ASC prior to the cancellation or modification of any such policy. This policy or policies of liability insurance shall contain the following special endorsement= "The CSU Fullerton Auxiliary Services Corporation, the California State University Board of Trustees, California State University, Fullerton, the State of California and their respective officers, boards, departments, employees and agents are hereby declared to be additionally insured under the terms of this policy as to the activities of the insured. CSU Fullerton Auxiliary Services Corporation, California State University, Fullerton, and the State of California are not liable for the payment or premiums or assessments on this policy-" 11. WAIVER AND INDEMNIFICATION- Tenant, as a material part of the consideration to be rendered to ASC under this Sublease, hereby waives all claims against ASC and/or the State of California or any subdivision thereof for damage to equipment or other personal property, trade fixtures, leasehold improvements, goods, wares, inventory and merchandise, in, upon or about the Premises and for injuries to persons in or about the Premises, from any cause arising at any time (including but not limited to the police or the security system for Grand Central); and Tenant agrees indemnify, defend and hold ASC and the State of California harmless from any loss, damage or injury to any person, equipment or property arising from the use of the Premises by Tenant or its invitees, or from Tenant's breach of this Sublease, including but not limited to Tenant's failure to keep the Premises in good condition and repair-