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21. HAZARDOUS WASTE. Neither Tenant-Seller nor, to the best of Tenant-Seller's
<br />knowledge, any previous owner, tenant, occupant or user of the Property or the Premises, has used,
<br />generated, released, discharged, stored, or disposed of any hazardous waste, toxic substances, or
<br />related materials ("Hazardous Materials") on, under, in, or about the Property or the Premises, or
<br />transported any Hazardous Materials to or from the Property or the Premises. Tenant-Seller shall
<br />not cause or permit the presence, use, generation, release, discharge, storage, or disposal of any
<br />Hazardous Materials on, under, in, or about, or the transportation of any Hazardous Materials to or
<br />from the Premises. The term "Hazardous Materials" shall mean any substance, material, or waste
<br />which is or becomes regulated by any local governmental authority, the State of California, or the
<br />United States Government, including, but not limited to, any material or substance which is (i)
<br />defined as a "hazardous waste", "extremely hazardous waste", or "restricted hazardous waste"
<br />under §25115, §25117 or §25122.7, or listed pursuant to §25140 of the California Health and Safety
<br />Code, Division 20, Chapter 6.5 (Hazardous Waste Control Law), (ii) defined as "hazardous
<br />substance" under §25316 of the California Health and Safety Code, Division 20, Chapter 6.8
<br />(Carpenter-Presley-Tanner Hazardous Substance Account Act), (iii) defined as a "hazardous
<br />material", "hazardous substance", or "hazardous waste" under §25501 of the California Health and
<br />Safety Code, Division 20, Chapter 6.95 (Hazardous Materials Release Response Plans and
<br />Inventory), (iv) defined as a "hazardous substance" under §25281 of the California Health and
<br />Safety Code, Division 20, Chapter 6.7 (Underground Storage of Hazardous Substances), (v)
<br />petroleum, (vi) asbestos, (vii) polychlorinated byphenyls, (viii) listed under Article 9 or defined as
<br />"hazardous" or "extremely hazardous" pursuant to Article 11 of Title 22 of the California
<br />Administrative Code, Division 4, Chapter 20, (ix) designated as a "hazardous substances" pursuant
<br />to Section 311 of the Clean Water Act, (33 U.S.C. 51317), (x) defined as a "hazardous waste"
<br />pursuant to Section 1004 of the Resource Conservation and Recovery Act, 42 U.S.C. 56901 et seq.
<br />(42 U.S.C. 56903) or (xi) defined as a "hazardous substances" pursuant to Section 101 of the
<br />Comprehensive Environmental Response, Compensation, and Liability Act, 42. U.S.C. S6901, et
<br />seq. (42 U.S.C. S6901).
<br />22. COMPLIANCE WITH ENVIRONMENTAL LAWS. To the best of Tenant-Seller's
<br />knowledge, the Premises and its use complies with all applicable laws and governmental regulations
<br />including, without limitation, all applicable federal, state and local laws pertaining to air and water
<br />quality, hazardous waste, waste disposal and other environmental matters, including, but not limited
<br />to, the Clean Water, Clean Air, Federal Water Pollution Control, Solid Waste Disposal, Resource
<br />Conservation Recovery and Comprehensive Environmental Response Compensation and Liability
<br />Acts, and the California Environment Quality Act, and the rules, regulations and ordinances of the
<br />city within which the subject Property is located, the California Department of Health Services, the
<br />Regional Water Quality Control Board, the State Water Resources Control Board, the
<br />Environmental Protection Agency and all applicable federal, state and local agencies and bureaus.
<br />23. INDEMNITY. Tenant-Seller agrees to indemnify, defend and hold Buyer harmless
<br />from and against any claim, action, suit, proceeding, loss, cost, damage, liability, deficiency, fine,
<br />penalty, punitive damage, or expense (including, without limitation, attorneys' fees), resulting from,
<br />arising out of, or based upon (i) the presence, release, use, generation, discharge, storage, or
<br />disposal of any Hazardous Material on, under, in, or about, or the transportation of any such
<br />materials to or from, the Premises, or (ii) the violation, or alleged violation, of any statute,
<br />ordinance, order, rule, regulation, permit, judgment, or license relating to the use, generation,
<br />release, discharge, storage, disposal, or transportation of Hazardous Materials on, under, in, or
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