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Landlord at the time of Landlord's Real Property Manager approval under Section 2.1 above. If
<br /> removal is required,Tenant shall,at its sole cost and expense,remove such(or such portion as Landlord
<br /> shall designate) designated Tenant's Work or Alterations, repair any damages resulting from such
<br /> removal and return the Premises to the same condition as existed prior to such designated Tenant's
<br /> Work or Alterations.
<br /> 11. Holding Over. If Tenant holds over after the expiration of the term of the Lease with
<br /> Landlord's express prior written consent, which may be withheld at Landlord's sole discretion, such
<br /> holding over will be construed as a tenancy from month-to-month on the terms and conditions set forth
<br /> in this Lease, which tenancy may be terminated by either party upon at least thirty (30) days written
<br /> notice to the other party,effective as of the last day of a calendar month. If Tenant holds over after the
<br /> expiration of the Term or earlier termination thereof without Landlord's prior written consent, which
<br /> may be withheld in Landlord's sole discretion,such tenancy shall be a tenancy at sufferance,and shall
<br /> not constitute a renewal hereof or an extension for any further term,and in such case monthly rent shall
<br /> be,unless otherwise agreed by the Parties,equal to the fair market rent as measured at the time of such
<br /> holding over. Such tenancy shall be subject to every other applicable term, covenant and agreement
<br /> contained herein. Nothing contained in this Section shall be construed as consent by Landlord to any
<br /> holding over by Tenant, and Landlord expressly reserves the right to require Tenant to surrender
<br /> possession of the Premises to Landlord as provided in this Lease upon the expiration or other
<br /> termination of this Lease. Tenant agrees that any proceedings necessary to recover possession of the
<br /> Premises, whether before or after expiration of the Term, shall be considered an action to enforce the
<br /> terms of this Lease for purposes of the awarding of any attorney's fees in connection therewith.
<br /> 12. Destruction or Condemnation. If the Premises or a portion thereof, or a portion of the
<br /> Property necessary for Tenant's occupancy, are damaged by fire or other casualty, or taken by a
<br /> governmental authority (or conveyed in lieu of condemnation), then Tenant may elect to either
<br /> (a)terminate this Lease by giving written notice to Landlord, in which case the Lease will terminate as
<br /> of the date of termination specified in such notice, or(b) continue this Lease, in which case Landlord
<br /> shall diligently restore the Premises and the portion of the Property necessary for Tenant's occupancy,
<br /> to the extent possible, provided, however, Landlord or Tenant may terminate the Lease effective on
<br /> written notice to the other if Landlord determines at Landlord's sole discretion that Landlord will not
<br /> be able to reasonably restore the Premises within six(6)months of the casualty event or condemnation.
<br /> If the Lease is not terminated as provided herein,Landlord reserves all rights to damages or awards for
<br /> any taking by eminent domain relating to the Premises,the Building,and the real property upon which
<br /> the Building is situated,and the unexpired term of this Lease. Tenant shall have the right,however,to
<br /> claim and recover from the condemning authority compensation for any loss to which Tenant may be
<br /> entitled.
<br /> 13. Insurance.
<br /> 13.1. Tenant's Liability Insurance. Tenant shall pay for and maintain commercial
<br /> general liability insurance with broad form property damage and contractual liability endorsements.
<br /> This policy shall name Landlord as an additional insured,and shall insure Tenant's activities and those
<br /> of Tenant's employees,officers,contractors,licensees,agents,servants,employees,guests,invitees or
<br /> visitors with respect to the Premises against loss,damage or liability for personal injury or death or loss
<br /> or damage to property with a combined single limit, including umbrella coverage, of not less than
<br /> $2,000,000 per occurrence and location. The limit shall be reasonably increased at the end of the Initial
<br /> Term at Landlord's request. This insurance shall be endorsed as needed to provide that all insurance
<br /> afforded by these policies is primary, that all insurance carried by Landlord and Landlord's self-
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