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committed in the Leased Premises. Except to the extent this Lease specifically states otherwise, <br />Tenant is responsible for maintenance of the Leased Premises. Except for maintenance <br />attributable (a) to Tenant's breach of its obligations under this Lease, (b) to Tenant's acts or <br />omissions or those of Tenant's employees, agents or contractors, or (c) to improvements made <br />by Tenant, Landlord shall maintain the roof, exterior walls, foundation, HVAC and building <br />structure of the Leased Premises in a good state of repair. <br />9. LANDLORD'S ACCESS FOR REPAIRS. Landlord reserves the right to make repairs, <br />alterations, connections or extensions to the Leased Premises and the Buildings as Landlord <br />deems necessary (' Landlord Repairs"), and Tenant shall permit Landlord to enter the Leased <br />Premises for the purpose of making Landlord Repairs at any time on reasonable notice (except in <br />the case of an emergency in which case no notice shall be required). Tenant shall have no right <br />to abate rent or receive any compensation by reason of inconvenience or annoyance arising from <br />Landlord Repairs. This Section 9 does not create any duty on the part of Landlord to make <br />Landlord Repairs. Tenant agrees to pay to Landlord as Additional Rent the entire cost of Landlord <br />Repairs which are necessary due to Tenant's negligence or breach of this Lease together with a <br />fee for overhead and administrative expenses equal to 10% of such costs. <br />10. LANDLORD -PROVIDED SERVICES. Landlord shall provide the Leased Premises <br />with services, if any, as described in Section 1 of this Lease. Landlord shall in no case be liable for <br />damages (including consequential damages) or in any way be responsible for the loss to Tenant <br />of such services arising from the failure of, diminution of or interruption of such services to the <br />Leased Premises, unless such failure of, diminution of or interruption of any such service was <br />caused by the gross negligence or willful misconduct of Landlord, its agents or contractors, nor <br />will such failure of, diminution of or interruption be deemed an eviction of Tenant or release <br />Tenant from any of Tenant's obligations under this Lease. To the extent that Landlord bears any <br />responsibility for the foregoing, Landlord's responsibility and Tenant's remedy shall be limited to <br />an abatement in Base Rent for the period beginning with (i)the day which is five (5) consecutive <br />days after the date on which Tenant delivers notice to Landlord of such interruption deprivation <br />or reduction and of the fact that Tenant is being deprived of all reasonable use of the Leased <br />Premises and ending on (ii) the date such interruption, deprivation or reduction which is <br />Landlord's responsibility is no longer causing Tenant to be deprived of all reasonable use of the <br />Leased Premises. <br />11. UTILITIES AND OTHER CHARGES. <br />(a) Utility Charges. With respect to services other than those described as <br />Landlord -provided in Section 1 of this Lease, Tenant shall be responsible for and pay prior to <br />delinquency, all charges for utilities or services used or consumed on or supplied to the Leased <br />Premises. <br />(b) Licenses and Taxes. Tenant shall pay when due all license fees, excise taxes, <br />business and occupation taxes and any other fees and taxes pertaining to the business conducted <br />5 <br />