EXI-IIDIT "H"
<br />REMEDIES
<br />Remedies for Events of Default
<br />1.1 Landlord's Right To Terminate Upon Tenant Default. In the event orally Event of Default by Tenant as provided in Section
<br />1_5A of the Lease, Landlord shall have the right to terminate this Lease and recover possession of the Premises by giving written notice to Tenant of
<br />Landlord's election to terminate this Lease, in which event Landlord shall he entitled to receive from Tenant: (a) the worth at the time of award or
<br />any unpaid Rent which had been earned at the time of such termination; plus (b) the worth at the time of award of [lie amount by which the unpaid
<br />Rent which would have been eomed after termination until the time of award exceeds the amount of such rental loss Tenant proves could have been
<br />reasonably avoided; plus (c) the worth at the time of award of the amount by which the unpaid Rent for the balance of the Turin after the time or
<br />award exceeds the amount of such rental loss that Tenant proves could be reasonably avoided; plus (d) any other amount necessary to compensate
<br />Landlord for all the detriment proximately caused by 'T'enant's failure to perfomh its obligations aider this Lease or which in the ordinary course of
<br />things would be likely to result therefrom; and (e) at Landlord's election, such other amounts in addition to or in lieu of the foregoing as may be
<br />permitted from time to time by applicable law. As used in clauses (a) and (b) above, "worth at the time of award" shall be computed by allowing
<br />Interest at the then highest law11d contract rate of interest. As used in clause (c) above, "worth at the time of award" shall be computed by
<br />discounting such amount at the Interest Rate.
<br />1.2 Landlord's Right To Continue Lease Upon Tenant Default. In the event of an Event of Default of this Lease and
<br />abandonment of the Premises by Tenant, if Landlord does not elect to terminate this Lease as provided in Section 1.1 of this Exhibit "1-1 Landlord
<br />may from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease. Without limiting the foregoing,
<br />Landlord has the remedy described in California Civil Code Section 1951.4 (Landlord may continue this Lease in effect after Tenant's breach and
<br />abandonment and recover Rent as it becomes due, if Tenant has the right to sublet or assign, subject only to reasonable limitations).
<br />113 Right of Landlord to Perform. All covenants and agreements to be performed by Tenant under this Lease shall be performed
<br />by Tenant at Tenant's sole cost and expense. If Tenant shall fail to pay any sum of money, other than Base Rent, required to be paid by it hereunder
<br />or shall fail to perform any other act on its part to be performed hereunder, then, in addition to and without prejudice to any other right or remedy of
<br />Landlord, Landlord may care the same at the expense of Tenant: (a) immediately and without notice in the case: (i) of emergency, Ill) where such
<br />default unreasonably interferes with any other fallout in the Project, (iv) a failure to satisfy or otherwise discharge any Encumbrance, (iv) where such
<br />default will result in the violation of Law or the cancellation of any insurance policy maintained by Landlord, or (v) any failure of Tenant to perfoni
<br />any of its obligations under Section 3.3.1 and Section 10.5 of this Lease above and (if) in any other case if such default continues fur ten (10) days
<br />from die receipt by Tenant of notice of such default from Landlord. Any sums so paid by Landlord and all incidental costs plus Landlord's
<br />reasonable administration fee thereon, together with interest thereon at the Default Rate train the date of such payment, shall be payable to Landlord
<br />as Additional Rent on demand, and Landlord shall have the same rights and remedies fn the event of nonpayment as in the case of default by Tenant
<br />in the payment of Rent. This Section 1.3 of this Exhibit 16F' shall survive the expiration or termination of this Lease,
<br />1.4 Late Payment. If two (2) or more Rent Delinquencies shall occur in any twelve (12) month period, Landlord may, without
<br />prejudice to any other rights or remedies available to it, upon written notice to Tenant: (a) require all remaining monthly installments of Rent to be
<br />paid three (3) months in advance and/or (b) require Tenant to increase the Security Deposit (if any) by an amount equal to Due month's Rent.
<br />1.5. Su hlensea of Temmt. Whether or not Landlord elects to terminate this Lease on account of an Event of Default, Landlord shall
<br />have file right to either: (a) terminate any and all subleases, licenses, concessions or other consensual arrangements entered into by Tenunt that affect
<br />the Premises or (b) in its sole discretion, elect to succeed to Tenant's interest in such subleases, licenses, concessions or arrangements (in which case,
<br />as of the date of such elmtion, Tenant shall have no further right to or interest in the rent or other consideration receivable thereunder).
<br />2. Efforts to 12elet. No re-entry or taking of`possession of the Premises by Landlord following all Event ol'Default shall be construed as nn
<br />election to terminate this Lease unless a written notice or such election shall be given to Tenant or unless the termination thereof be decreed by a
<br />court of competent jurisdiction, and Tenant's right to possession shall not be deemed to have been terminated by efforts of Lundlord to relet the
<br />Premises, by its acts of maintenance or preservation with respect to the Premises, ur by appointment of a receiver to protect Landlord's interests
<br />under the Lease. The foregoing enumeration is not exhaustive, but merely illustrative of acts which may be performed by Landlord without
<br />temninating Tenant's right to possession. Notwithstanding any reletting of the Premises following any Event of Default without termination of this
<br />Lease by Landlord, Landlord may, at any tithe atter such reletting, elect to terminate this Lease for any Event or Default. To the fullest extent
<br />Permitted by Law, the proceeds Df airy reletting ofthe Premises shall be applied: (a) first, to pay to Landlord all costs and expenses of such reletting
<br />(including, without limitation, costs and expenses of retaking or repossessing the Premises, removing persons and property therefrom, securing new
<br />tenants, including expenses fur redecoration, alterations and other costs in connection with preparing the Premises for the new tenant, and if Landlord
<br />shall maintain and operate the Premises, the costs theaeol') and receives' Pees incurred in connection with the appointment of and peribrmance by a
<br />receiver to protect the Premises and Landlord's interest under this Lease and any necessary or reasonable alterations; (b) second, to the payment of
<br />any indebtedness of'Tenanl to Landlord other than Rent due and unpaid hereunder; (c) third, to the payment of Rent due and unpaid hereunder; slid
<br />(d) the residue, if a y7 shall be held by Landlord and applied in payment of other or future obligations ofTenant to Landlord as the same may become
<br />clue and payable, and 'Tenant shall not be entitled to receive any portion of such revenue. This Section 3 of this Exhibit "If" shall survive the
<br />expiration lir termination ofthis Lease,
<br />3. Cumulative Remedies. The specific remedies to which Landlord may resort under file terms of this Lease are cumulative and are not
<br />intended to be exclusive of any cher remedies or moms orredress to which it may be lawfully entitled it, case orally breach ur threamned breach by
<br />Tenunt orally provisions orthis Lease. In addition to the other remedies provided in this Lease. Landlord shall be enticed to u restrain by injunction
<br />of the violation m nnempted or threatened violation of any orthe covenants. conditions or provisions of this Lease Or to a dce-ce compelling specific
<br />perfbrmranoe orally such covenants. condition or provisions, In addition, upon the occurrence ol'an L'vent of Dclault by Tenunt, if the Premises or
<br />any portion thereof are sublet, Landlord, in addition and without prejudice to any other rcpaedles herein provided or provided by Low, w, may. lit its
<br />01 I t'Ch is C'enrt r Dr— Oil • of Srurfn.l nn LeuYe -I - Exhibit 11
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