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8. Repairs. The County shall be responsible for repairs and maintenance of the
<br />roof and outside walls and other external structural members, including the foundation of the
<br />Leased Premises, The County shall be responsible for maintenance of the electrical, plumbing,
<br />and the heating plant /air- conditioning systems in such condition as existed at the
<br />commencement of this Lease, which County warrants to be in good working condition as of the
<br />date of this Lease. The County shall be responsible for the removal of snow (in a timely manner)
<br />from the walkways. In addition, County shall mow the grass on the Leased Premises. The
<br />Tenant shall not cause or permit any waste, damage or injury to the Leased Premises. The
<br />Tenant, at its sole expense, shall keep the Leased Premises clean and in good condition
<br />(reasonable wear and tear excepted), and shall make all repairs, replacements and renewals,
<br />whether ordinary or extraordinary, seen or unseen, including all structural repairs, necessary to
<br />maintain the interiors of the Leased Premises. All repairs, replacements and renewals shall be
<br />at least equal in quality of materials and workmanship to that originally existing in the Leased
<br />Premises. Such repair and maintenance the Tenant shall be responsible for include wall and
<br />ceilings (including the painting thereof); maintenance of floors, and the cleaning of all buildings.
<br />The County shall in no event be required to make any repair, alteration or improvement to the
<br />interior of the Leased Premises, excepting obligations which are the responsibility of the County
<br />as noted above or which are made necessary because of fire and other unavoidable casualties
<br />covered by the County' fire and extended coverage insurance, and excepting reasonable wear
<br />and tear. The Tenant shall be responsible for grounds care except for mowing and snow /ice
<br />removal on walkways. The Tenant shall promptly notify Orange County Asset Management
<br />Services for notice of any needed repairs. The Tenant shall repair and maintain those things
<br />that are the responsibility of the County if repair and maintenance is necessary because of the
<br />fault, act, or negligence of the Tenant, its agents, subtenants, employees, or business invitees.
<br />Any equipment replaced by the Tenant shall belong to the Tenant, save equipment replaced in
<br />connection with Tenant's obligation to maintain the Leased Premises in the same condition as
<br />exists at the commencement of this Lease, and all proceeds from the disposition thereof may be
<br />retained by the Tenant. The Tenant shall indemnify the County against all costs, expenses,
<br />liabilities, losses, damages, suits, fines, penalties, claims and demands including reasonable
<br />attorney fees, because of Tenant's failure to comply with the foregoing.
<br />9. Improvements. No substantial alteration, addition, or improvement to the
<br />Leased Premises shall be made by the Tenant without the written consent of the County, which
<br />consent shall not be unreasonably withheld, conditioned, or delayed. Any alteration, addition, or
<br />improvement made by the Tenant after such consent shall have been given and any fixtures
<br />permanently installed as part thereof, shall, at the County's option, become the property of the
<br />County upon expiration of or other sooner termination of this Lease; provided however, that the
<br />County shall have the right to require the Tenant to remove such fixtures at the Tenant's cost
<br />upon such termination. This clause shall not preclude Tenant from decorating the interior of the
<br />Leased Premises from time to time in Tenant's discretion.
<br />10. Liens for Improvements by Tenant. The Tenant shall not permit any
<br />mechanic's lien to be filed against the fee of the property because of work, labor, services, or
<br />materials supplied or claimed to have been supplied, whether prior or after the commencement
<br />of the term hereof, to the Tenant or anyone holding the Leased Premises, through or under the
<br />Tenant. If any such mechanic's lien shall at any time be filed against the Leased Premises, the
<br />Tenant shall, within 30 days after notice of the filing thereof, cause such lien to be discharged of
<br />record by payment, deposit, bond, order of a court of competent jurisdiction, or otherwise. If the
<br />Tenant shall fail to cause such lien to be discharged within such 30 day period, then, in
<br />addition to any other right or remedy of the County, the County may, but shall not be obligated
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