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15 <br />.improvements or additions as Landlord may deem reasonably necessary or desirable. If Tenant <br />shall not be present to open and permit an entry into said premises, at anytime, when for any <br />reason as entry therein shall be necessary or permissible, Landlord or Landlord's agent may <br />enter the same by master key, or may forcibly enter the same, without rendering Landlord or <br />such agents liable therefore, and without in any manner affecting the obligations and covenants <br />of this lease. <br />ARTICLE XI <br />DESTRUCTION OF LEASED PREMISES <br />If the leased premises shall be damaged by fire, the elements, unavoidable accident or <br />other casualty, but are not thereby rendered untenantable in whole or in part, Landlord shall <br />promptly at its own expense cause such damage to be repaired, and the rent shall not be abated; <br />if by reason of such occurrence, the premises shall be rendered untenantable only part, Landlord <br />shall promptly at its own expense cause such damage to be repaired, and the minimum rent <br />meanwhile shall be abated proportionately as to the portion of the premises rendered <br />untenantable; if by reason of such occurrence the premises shall be rendered wholly <br />untenantable, Landlord shall promptly at its own expense cause such damage to be repaired, and <br />the minimum annual rent meanwhile shall be abated in whole, except that if at the time of such <br />total destruction there shall be twenty-four months or less remaining of the term of this lease <br />within sixty (60) days after said occurrence either Tenant or Landlord at his option may give <br />written notice that it -has elected to terminate this lease, in which event the lease and the tenancy <br />hereby created shall cease as of the date of said occurrence, and the minimum rental and the <br />percentage rental shall be adjusted as of such date. Unless the parties shall otherwise agree in <br />writing, Landlord shall have no interest in the proceeds of any insurance carried by Tenant on <br />Tenant's interest in its lease and Tenant shall have no interest in the proceeds of any insurance <br />carried by Landlord. <br />ARTICLE XII <br />EMINENT DOMAIN <br />If the whole or any substantial part of the Shopping Center shall be taken by eminent <br />domain or in any manner for public use, the Landlord may at its option terminate this lease and <br />the estate hereby granted by giving written notice of such termination to Tenant and upon the <br />giving of such written notice by Landlord the estate hereby granted and all rights of Tenant <br />hereunder shall expire as of the earlier of the date when title to or the right to possession of the <br />