Casualty Damage (A) Restoration of damage If the premises or any part thereof shall be damaged by fire or other casualty, tenant shall give prompt notice to landlord. In such event and within 120 days from the date of such casualty, landlord shall (at landlord's expense, and not as a part of operating expenses) commence to restore the premises and thereafter diligently complete such restoration. Such repair shall substantially restore the condition of the premises prior to the casualty, except for modifications required by zoning and building codes and other laws, and except that landlord shall not be required to repair or replace any of tenant's furniture, furnishings, fixtures, or equipment. Landlord shall not be liable for any inconvenience or annoyance to tenant or its visitors, or injury to tenant's business resulting in any way from such damage or the repair thereof, except that landlord shall allow tenant a proportionate abatement of rent during the time and to the extent the premises are unfit for occupancy, and not occupied by tenant as a result of such damages. (B) Termination of lease for substantial damage Notwithstanding the foregoing to the contrary, if the property shall be damaged by fire or other casualty, landlord shall notify tenant within 90 days after the fire or other casualty, and within 15 days after such notice, landlord or tenant may at either's option, terminate, without liability to the other party, this lease by giving notice to the other of such termination in the event that any of the following conditions occur: (1) In landlord's reasonable opinion, repairs cannot be completed within 120 days after being commenced without the payment of overtime or other premiums; (2) In landlord's reasonable opinion, more than 30% of the rentable area of the property is damaged to any material extent (which shall include damage by smoke or water) whether or not the premises shall have been damaged by such fire or other casualty; (3) Any holder (as defined in article XXVI) shall require that the insurance proceeds or any portion thereof be used to retire the mortgage debt (or shall terminate the ground lease, as the case may be); or (4) The damage is not covered by landlord's insurance policies (provided landlord has maintained the insurance coverage required hereunder).In the event said notice to terminate is not given, landlord agrees to complete the required repairs and the restoration, replacement, and rebuilding of the property, subject to unavoidable delay, within two years from the date of such casualty. Upon failure of landlord to complete such work on or before such completion date as the same may be thus extended, tenant may, at its option, cancel this lease by written notice to landlord.