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of not less than $ 100 , 000 per employee and $ 500 , 000 per occurrence ; and ( iv) such other insurance as
<br /> required by law . The policies required to be maintained by Tenant shall be with companies rated A-XIII
<br /> or better in the most current issue of Best ' s Insurance Reports (or if Best ' s ratings are changed or
<br /> discontinued, the parties shall agree to a comparable method of rating insurance companies) and which
<br /> are licensed to do business in the state of North Carolina . Any deductible amounts under any insurance
<br /> policies required under this article 11 shall not exceed $ 10 , 000 . Landlord annually may require the limits
<br /> of such policies to be increased if the coverage is insufficient based upon insurance, then carried by
<br /> imilarly situated . Tenant shall neither have nor make any claim against Landlord for
<br /> comparable tenants s
<br /> any loss or damage to any personal property of Tenant or its employees , agents or contractors , regardless
<br /> of the cause thereof. The proceeds from any such policies covering personal property shall be used by
<br /> Tenant for the replacement of Tenant" personal property . Tenant shall have the right to provide insurance
<br /> coverage which it is obligated to carry pursuant to the terms hereof in a blanket policy, provided such
<br /> blanket policy expressly affords coverage to the Demised Premises and to Landlord and its managing
<br /> agent, if applicable, as required by this Lease . l
<br /> Prior to taking possession of the Demised Premises and thereafter at least 10 days prior to the
<br /> renewal dates thereof, Tenant shall deliver to Landlord copies of original policies or satisfactory
<br /> certificates thereof. All such policies shall be non- assessable and shall contain language , to the extent
<br /> obtainable, that (a) any loss shall be payable notwithstanding any act or negligence of Landlord or Tenant
<br /> that might otherwise result in forfeiture of the insurance, (b) that the policies are primary and non-
<br /> contributing with any insurance that Landlord may carry, and (c) that they cannot be canceled or changed
<br /> except after 3 0 days ' notice to Landlord .
<br /> Anything in this Lease to the contrary notwithstanding, Landlord releases , and waives unto
<br /> Tenant (including all partners , stockholders , officers , directors , employees , and agents thereof) , its
<br /> successors and assigns , and Tenant releases and waives unto Landlord ( including all partners ,
<br /> stockholders, officers , directors , employees and agents thereof), its successors and assigns , all rights to
<br /> claim damages for any injury, loss , cost, or damage to persons or to the Demised Premises or the Property
<br /> which is occasioned by fire, explosion, accident, occurrence or condition in, on or about the Demised
<br /> Premises or the Property or any other casualty, as long as and to the extent of the amount of which injury,
<br /> loss, cost or damage has been paid either to Landlord, Tenant, or any other person, firm or corporation,
<br /> under the terms of any fire , extended coverage, public liability or other policy of insurance, and to the
<br /> extent such releases or waivers are permitted under applicable law . All policies of insurance carried or
<br /> maintained pursuant to this Lease shall contain or be endorsed to contain a provision whereby the insurer
<br /> waives all rights of subrogation against either Tenant or Landlord, as the case may be, provided such a
<br /> provision shall be obtainable . If insurance policies which such waiver of subrogation provision shall not
<br /> be obtainable, then the provisions relating to waiver of subrogation as contained in this article 11 shall
<br /> have no effect during such time as insurance policies with a waiver of subrogation shall not be obtainable .
<br /> If any provision relating to a waiver of subrogation as set forth in this article I shall contravene any
<br /> present or future law with respect to exculpatory agreements , the liability of the party affected shall be
<br /> deemed not released but shall be secondary to the other' s insurer .
<br /> To the extent authorized by North Carolina law Tenant shall indemnify and hold Landlord
<br /> harmless from and against any and all claims arising out of (a) Tenant ' s use of the Demised Premises or
<br /> any part thereof, (b) any activity, work, or other thing done, permitted or suffered by Tenant in or about
<br /> the Demised Premises or the Property, or any part thereof, (c) any breach or default by Tenant in the j
<br /> performance of any of its obligations under this Lease , or (d) any act or negligence of Tenant, or any
<br /> officer, agent, employee , contractor, servant, invitee or guest of Tenants and in each case from and against
<br /> any and all damages , losses , liabilities , costs and expenses (including reasonable attorneys ' fees at all
<br /> tribunal levels) arising in connection with any such claim or claims as described in (a) through (d) above,
<br /> or any action brought thereon . Tenant assumes all risk of damage or loss to its property or injury or death
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