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caused by the gross negligence or willful misconduct of Landlord, its agents or contractors, and <br /> (b) any such claims are not covered by the business interruption insurance required to be <br /> maintained by Tenant pursuant to this Lease, nor will such failure of, diminution of or <br /> interruption be deemed an eviction of Tenant or release Tenant from any of Tenant's obligations <br /> under this Lease. To the extent that Landlord bears any responsibility for the foregoing, <br /> Landlord's responsibility and Tenant's remedy shall be limited to an abatement in Base Rent for <br /> the period beginning with (i)the day which is five (5) consecutive days after the date on which <br /> Tenant delivers notice to Landlord of such interruption, deprivation or reduction and of the fact <br /> that Tenant is being deprived of all reasonable use of the Leased Premises and ending on (ii)the <br /> date such interruption, deprivation or reduction which is Landlord's responsibility is no longer <br /> causing Tenant to be deprived of all reasonable use of the 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, including the charges, if any, for installing meters. Meter locations and installation <br /> methods shall be subject to Landlord's prior written consent, which may be withheld in its sole <br /> discretion. <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 /> on the Leased Premises and all personal property taxes levied with respect to all personal <br /> property located at the Leased Premises. <br /> (c) Leasehold Excise Tax. Tenant shall pay Landlord as Additional Rent, all <br /> leasehold excise tax, as required by RCW 82.29A or any other Governmental Requirement, in lieu <br /> of real property taxes, and any taxes levied or assessed in lieu of the foregoing, in whole or in <br /> part (collectively, "Leasehold Excise Tax"). Leasehold excise tax is calculated by the State of <br /> Washington using a percentage multiplier of either the rent required under this Lease or an <br /> imputed fair market value, and as a result, Tenant shall be responsible for any increases in <br /> leasehold excise tax that result from an increase in rent for the Leased Premises over the term of <br /> the Lease, or for the increases due to an increase in the statutory rate during the term of this <br /> Lease. If Tenant provides Landlord with a proof of exemption from payment of leasehold excise <br /> tax issued by the Washington State Department of Revenue, then Tenant shall not be required <br /> to pay leasehold excise tax for the period that such exemption is effective. If the exemption is of <br /> limited duration,Tenant shall be required to obtain documented renewal of such exemption and <br /> provide such to Landlord in order to claim continued exemption under this Lease. To the extent <br /> that any rent credit provisions are a part of this Lease,Tenant's obligation to pay leasehold excise <br /> tax shall not be obviated by such credit. <br /> 12. ALTERATIONS AND FIXTURES;SIGNS. Tenant shall not make or permit to be made <br /> any alterations, additions, improvements or installations in or to the Leased Premises (including <br /> 6 <br />