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b. Waiver of Immunity Under Industrial Insurance Act. The indemnification <br /> provisions of this Section are specifically intended to constitute a waiver of Lessee's immunity <br /> under Washington's Industrial Insurance Act, Title 51 RCW, as with respect to the Lessor only, <br /> and only to the extent necessary to provide the Lessor with a full and complete indemnity of claims <br /> made by the Lessee's employees. The Parties acknowledge that these provisions were specifically <br /> negotiated and agreed upon by them. <br /> c. Survival. The provisions of this Section 12 shall survive the expiration or <br /> termination of this Lease with respect to any event occurring prior to such expiration or <br /> termination. <br /> 13. Environmental Laws and Indemnification. <br /> a. Lessee shall occupy and use the Premises in compliance with all applicable <br /> Environmental Laws. Lessee shall not introduce and/or use any Hazardous Substances on the <br /> Premises in violation of any applicable laws and regulations. <br /> b. Lessee shall defend,indemnify and hold harmless Lessor from and against any and <br /> all claims, causes of action, demands and liabilities including, but not limited to, damages, costs, <br /> expenses, assessments, penalties, fines, losses, judgments and reasonable attorneys' fees that <br /> Lessor may suffer due to the release of any Hazardous Substances on the Premises or the Property <br /> and/or the migration of any Hazardous Substances to other properties and/or released into the <br /> environment to the extent caused by Lessee's or Lessee's contractors activities on the Premises or <br /> the Property. <br /> c. The Lessee accepts the Premises and the Property as-is. Lessor makes no <br /> environmental warranties whatsoever. If Lessee discovers Hazardous Substances on the Premises <br /> or Property not caused by Lessee's or Lessee's contractors' activities on the Premises or the <br /> Property, then Lessee may either (1) continue the Community Solar Project under this Lease, in <br /> which case Lessee is responsible at Lessee's sole cost for any remediation of such Hazardous <br /> Substances necessary for Lessee's use of the Premises or Property and Lessee waives any claim <br /> against Lessor for any payment or contribution toward such remediation or (2) prior to the <br /> commencement of such remediation,terminate this Lease effective on written notice to Lessor, in <br /> which case Lessee has no responsibility for such remediation. <br /> d. The indemnification in this Section specifically includes costs incurred in <br /> connection with any investigation of the conditions of the Premises and/or any cleanup, remedial, <br /> removal and/or restoration work required by any governmental authority. <br /> e. For the purposes of this Section and this Lease, "Hazardous Substances," means <br /> any and all substances, chemicals, wastes, sewage or other materials that are now or hereafter <br /> regulated, controlled or prohibited by any Environmental Laws,including,without limitation,any <br /> (a) substance defined as a "hazardous substance", "extremely hazardous substance", "hazardous <br /> material", "hazardous chemical", "hazardous waste", "toxic substance" or "air pollutant" by the <br /> Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section <br /> 9601, et seq.; the Hazardous Materials Transportation Act, 49 U.S.C. Section 1801, et seq.; the <br /> Page 5 of 9 <br />