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Exhibit A to Lease Assignment and Assumption
<br />8.2 Tenant's Obligation to Refsait.. Tenant shall, at its own expense, at all
<br />times keep the Premises in good repair, and maintained, subject only to the Landlord's obligation
<br />to repair in Section 8.3 below. Without limitation, Tenant shall repair or replace all broken or
<br />damaged windows and doors, and shall carry out all maintenance and minor repairs with respect
<br />to the HVAC, electrical and plumbing systems. If the Tenant does not make repairs promptly
<br />and adequately, or fails to maintain the Premises in good repair, Landlord may make repairs after
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<br />thirty (30) days' prior written, notic a to Tenant, and Tenant shall pay promptly the reasonable
<br />cost thereof; as additional rent; within thirty (30) days after receipt of an invoice therefor from
<br />Landlord. The right of Landlord to .make such repairs shall be without prejudice to any rights it
<br />may have because of Tenant's failure to make such repairs.
<br />8.3 Landlord's Oblition to Reair. Upon thirty (30) days prior written
<br />notice from Tenant of the need therefor, Landlord shall maintain the roof, exterior walls
<br />(excluding doors, storefronts, entryways, and windows), and foundations of the building in good
<br />repair, at its own expense, except that Tenant shall pay for the repair of any damage caused by
<br />Tenant, its agents, employees or invitees. Landlord shall be responsible for major repairs or
<br />replacement of major components of the HVAC, electrical and plumbing systems. A major
<br />repair is anything which would reasonably be expected to cost in excess of One Thousand
<br />Dollars ($1,000.00). Landlord shall also be responsible for repairing any damage to the Premises
<br />caused by Landlord, notwithstanding Sections 8.1 and 8.2.
<br />8.4 Alterations. After receipt of prior written consent from Landlord, Tenant,
<br />at its sole cost and expense, may make alterations, additions and improvements in the Premises.
<br />In the performance of such work, Tenant shall hold Landlord harmless from any Image, loss or
<br />expense, and shall comply with all laws, ordinance, rules and regulations of any public authority,
<br />obtaining all necessary permits, approvals or authorizations. All such alterations, additions and
<br />improvements to the Premises (except trade fixtures) shall be the property of Landlord, and shall
<br />be surrendered with the Premises upon termination of the Lease. Upon demand by Landlord
<br />given at least thirty (30) days prior to the end of the T.aase..term, Tenant shall remove any
<br />alterations, additions or improvements made by Tenant; designated by Landlord to be removed,
<br />at Tenant's sole cost and expense. In such event, Tenant shall repair any damage to the Premises
<br />caused by such removal, and as far as possible, return the Premises to their condition prior to
<br />making of any such alterations, improvements or additions. •
<br />Notwithstanding the above, prior to the end of the term of this Lease, Tenant shall
<br />remove all trade fixtures located on the Premises which were installed by Tenant. However, in
<br />such event, Tenant shall repair all damage caused to the Premises by such removal, returning the
<br />Premises, as far as possible, to their condition prior to installation of such trade fixtures in a
<br />similar condition as received, broom clean and free of debris, ordinary wear and tear excepted.
<br />Further, trade fixtures shall not be deemed to include any heating, air conditioning,
<br />ventilation, plumbing or electrical equipment installed on the Premises. Trade fixtures shall also
<br />not be deemed to include any fixtures relating primarily to general usage of the building or
<br />Premises, as opposed to fixtures specifically used for the operation of Tenant's particular type of
<br />business.
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