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<br /> Landlord's principals, employees, agents, licensees, invitees and/or contractors, to the extent that such
<br /> loss or damage is within the policy limits of and such policy of insurance.
<br /> 12. REPAIRS BY LANDLORD. Landlord shall keep in good repair the roof, foundation and
<br /> exterior walls (exclusive of all exterior glass and exterior doors of the Premises) of the Building and
<br /> underground utility and sewer pipes outside the exterior walls of the Building, except repairs rendered
<br /> necessary by the negligence or intentional wrongful acts of Tenant, its agents, employees or invitees. In
<br /> the event the Premises shall constitute less than all of the Building, Landlord shall also keep in good
<br /> repair all water and sewer pipes, electrical, telephone, internet and other utility cable and wiring located
<br /> within the Building but outside the Premises. Landlord shall maintain the grounds surrounding the
<br /> Building, including paving, the mowing of grass, care of shrubs and general landscaping. Tenant shall
<br /> promptly report in writing to Landlord any defective condition known to it which Landlord is required to
<br /> repair and failure to report such conditions shall make Tenant responsible to Landlord for any liability
<br /> incurred by Landlord by reason of such conditions. Landlord shall be responsible for all major repairs
<br /> including' but not limited to,the heating and air conditioning system servicing the Premises.
<br /> 13. REPAIRS BY TENANT. Tenant accepts the Premises in their present condition and as
<br /> suited for the uses intended by Tenant. Tenant shall, throughout the Term, at its expense, maintain in
<br /> good order and repair the Premises, including the building, and other improvements located thereon,
<br /> except those repairs expressly required to be made by Landlord as provided above. Tenant agrees to
<br /> return the Premises to Landlord at the expiration or any prior termination of the Term, in as good
<br /> condition and repair as when first received, natural wear and tear, damage by storm, fire, lightning,
<br /> earthquake or other casualty alone excepted. Normal wear and tear shall not include, in any warehouse
<br /> area, tow motor tire skid marks or damage to any drywall or masonry from the use of a forklift or similar
<br /> equipment. In the event any part of the Premises Tenant and its principals, employees, agents, contractors
<br /> and/or subcontractors shall take no action which may void any manufacturers or installers warranty with
<br /> relation to the Premises or any equipment therein. Tenant shall indemnify and hold Landlord harmless
<br /> from any liability, claim, demand or cause of action arising on account of Tenant's breach of the
<br /> provisions of this paragraph.
<br /> 14. ALTERATIONS. Tenant shall not make any alterations, additions or improvements to the
<br /> Premises without Landlord's prior written consent. Tenant shall promptly remove any alterations,
<br /> additions or improvements made by Tenant in violation of this Section upon Landlord's written request.
<br /> All approved alterations, additions and improvements shall be made and completed (a) in a good and
<br /> workmanlike manner, (b) in conformity with all applicable laws and regulations, (c) by a contractor
<br /> approved by Landlord, and(d)free of any liens or encumbrances. Landlord may require Tenant to remove
<br /> any alterations, additions or improvements (whether or not made with Landlord's consent) at the
<br /> expiration or any earlier termination of the Term and restore the Premises to its prior condition, all at
<br /> Tenant's expense. Except to the limited extent otherwise expressly provided in this Lease, all alterations,
<br /> additions and improvements which Landlord has not required Tenant to remove shall become Landlord's
<br /> property and shall be surrendered to Landlord upon the expiration or any earlier termination of the Term,
<br /> except that Tenant may remove any of Tenant's machinery, equipment and/or trade fixtures which can be
<br /> removed without material damage to the Premises. Tenant shall repair, at Tenant's expense, any damage
<br /> to the Premises caused by the removal of any such machinery, equipment and/or trade fixtures.
<br /> 15. REMOVAL OF TRADE FIXTURES. Tenant may, at any time prior to the expiration or
<br /> any earlier termination of the Term, and provided that Tenant is not in default hereunder, remove all
<br /> machinery, equipment and trade fixtures which Tenant has placed and/or installed in or on the Premises
<br /> and which can be removed without material damage to the Premises. Tenant shall, however, repair, at
<br /> Tenant's expense, any and all damage to the Premises caused the removal of any such machinery,
<br /> equipment and/or trade fixtures. Any and all fixtures placed and/or installed in or on the Premises by
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