Common use of Alterations or Improvements Clause in Contracts

Alterations or Improvements. Tenant shall not make, nor permit to be made, alterations or improvements to the Premises, unless Tenant obtains the prior written consent of Landlord thereto. If Landlord permits Tenant to make any such alterations or improvements, Tenant shall make the same in accordance with all applicable laws and building codes, in a good and workmanlike manner and in quality equal to or better than the original construction of the Building and shall comply with such requirements as Landlord considers necessary or desirable, including without limitation the provision by Tenant to Landlord with security for the payment of all costs to be incurred in connection with such work, requirements as to the manner in which and the times at which such work shall be done and the contractor or subcontractors to be selected to perform such work and the posting and. re-posting of notices of Landlord’s non-responsibility for mechanics’ liens. Tenant shall promptly pay all costs attributable to such alterations and improvements and shall indemnify, defend and hold harmless Landlord from and against any mechanics’ liens or other liens or claims filed or asserted as a result thereof and against any costs or expenses which may be incurred as a result of building code violations attributable to such work. Tenant shall promptly repair any damage to the Premises or the Building caused by any such alterations or improvements. Any alterations or improvements to the Premises, except movable office furniture and equipment and trade fixtures, shall, at Landlord’s election, either (i) become a part of the realty and the property of Landlord-and shall not be removed by Tenant, or (ii) be removed by Tenant upon the expiration or sooner termination hereof and any damage caused thereby repaired at Tenant’s cost and expense. In the event Tenant so fails to remove same, Landlord may have same removed and the Premises so repaired at Tenant’s expense. At Landlord’s election, Landlord and Landlord’s architect, engineers or contractors shall have the right to supervise all construction operations within the Premises, and Tenant shall promptly pay Landlord the cost of such supervision.

Alterations or Improvements. Except for alterations, additions or improvements that (i) cost less than $25,000.00 in the aggregate, (ii) are non-structural in nature, (iii) do not require a building permit and (iv) do not adversely affect the Building Systems, Tenant shall not make, nor permit to be made, alterations or improvements to the Premises, unless Tenant obtains the prior written consent of Landlord theretothereto which approval shall not be unreasonably withheld, conditioned or delayed. If Landlord permits Tenant to make any such alterations or improvements, Tenant shall make the same in accordance with all applicable laws and building codes, in a good and workmanlike manner and in quality equal to or better than the original construction of the Building and shall comply with such requirements as Landlord considers reasonably necessary or desirable, including without limitation the provision by Tenant to Landlord with security for the payment of all costs to be incurred in connection with such work, requirements as to the manner in which and the times at which such work shall be done and the contractor or subcontractors to be selected to perform such work and the posting and. and re-posting of notices of Landlord’s non-responsibility for mechanics’ liens. Tenant shall promptly pay all costs attributable to such alterations and improvements and shall indemnify, defend and hold harmless Landlord from and against release or cause to be bonded off any mechanics’ liens or other liens or claims filed or asserted as a result thereof and against any costs or expenses which may be incurred as a result of building code violations attributable to such work. Tenant shall promptly repair any damage to the Premises or the Building caused by any such alterations or improvements. Any alterations or improvements to the Premises, except movable office furniture and equipment and trade fixturesfixtures (including any of Tenant’s manufacturing equipment), shall, at Landlord’s election, either (i) become a part of the realty and the property of Landlord-Landlord and shall not be removed by Tenant, or or, (ii) upon thirty (30) days prior written notice to Tenant, be removed by Tenant upon the expiration or sooner termination hereof and any damage caused thereby repaired at Tenant’s cost and expense. In the event Tenant so fails to remove same, Landlord may have same removed and the Premises so repaired at Tenant’s expense. At Landlord’s election, Landlord and Landlord’s architect, engineers or contractors shall have the right to supervise all construction operations within the Premises, and Tenant shall promptly pay Landlord the cost of such supervision.COMMERCIAL LEASE

Alterations or Improvements. Tenant shall not make, nor permit to be made, alterations or improvements to the Premises, unless Tenant obtains the prior written consent of Landlord thereto, which, except as provided in the next sentence, shall not be unreasonably withheld or delayed. Landlord may approve or disapprove, in Landlord’s discretion, any improvements proposed by Tenant which may affect the electrical, plumbing, HVAC or other building systems, provided, however, Landlord shall not arbitrarily disapprove improvements proposed by Tenant if the work does not materially and adversely affect building systems or other tenants in the Project. If Landlord permits Tenant to make any such alterations or improvements, Tenant shall make the same in accordance with all applicable laws and building codes, in a good and workmanlike manner and in quality equal to or better than the original construction of the Building Project and shall comply with such requirements as Landlord considers reasonably necessary or desirable, including without limitation the provision by Tenant to Landlord with security for the payment of all costs to be incurred in connection with such work, requirements as to the manner in which and the times at which such work shall be done and the contractor or subcontractors to be selected to perform such work and the posting and. and re-posting of notices of Landlord’s non-responsibility for mechanics’ liens. Tenant shall promptly pay all costs attributable to such alterations and improvements and shall indemnify, defend and hold harmless Landlord from and against any mechanics’ mechanic’s liens or other liens or claims filed or asserted as a result thereof and against any costs or expenses which may be incurred as a result of building code violations attributable to such work. Tenant shall promptly repair any damage to the Premises or the Building Project caused by any such alterations or improvements. Any alterations or improvements to the Premises, except movable office furniture and equipment and trade fixtures, shall, shall at Landlord’s election, either (i) become a part of the realty and the property of Landlord-, and shall not be removed by Tenant, or (ii) be removed by Tenant upon the expiration or sooner termination hereof and any damage caused thereby repaired at Tenant’s cost and expenseexpense if Landlord has so required such removal at the time Tenant seeks consent for the work. In the event Tenant so fails to remove same, Landlord may have same removed and the Premises so repaired at Tenant’s expense. At Landlord’s election, Landlord and Landlord’s architect, engineers or contractors shall have the right to supervise all construction operations within the Premises, and Tenant shall promptly pay Landlord the cost Landlord’s Costs of such supervision.

Alterations or Improvements. Tenant shall not may make, nor or permit to be made, alterations or improvements to the Premises, unless but only if Tenant obtains the prior written consent of Landlord thereto. If after furnishing to Landlord permits Tenant to make any and Landlord’s approval of the plans and specifications for such alterations or improvements. Notwithstanding, Landlord’s advance approval is not required for any non-material or cosmetic alterations or improvements Tenant elects to make to the Premises provided that, (i) any such alteration or improvement does not exceed $25,000.00 in total cost, (ii) such are not visible from the exterior of the Premises, (iii) such will not, in the reasonable opinion of Landlord, affect or impact any Building systems (e.g., elevator, mechanical, HVAC, plumbing, electricity, life-saving) or any structural component of the Building, and (iv) such do not require any governmental permits or approvals as a condition thereto. Without limitation of the forgoing, all alterations and improvements by Tenant shall make the same be made in accordance with all applicable laws and building codes, in a good and workmanlike manner and in quality equal to or better than the original construction of the Building and shall comply with such reasonable requirements as Landlord considers necessary or desirable, including without limitation the provision by Tenant to Landlord with security for the payment of all costs to be incurred in connection with such work, requirements as to the manner in which and the times at which such work shall be done and done, the contractor or subcontractors to be selected to perform such work, and contractor and subcontractor insurance requirements. Tenant may not puncture the roof or interfere with the sprinkler system without specific written permission from Landlord. Landlord shall have the right to approve all contractors and subcontractors. Upon completion of any such work, including any work and the posting and. re-posting of notices of that did not require Landlord’s non-responsibility consent, Tenant shall provide Landlord with “as built” plans (if applicable) in AutoCAD format, copies of all construction contracts, and proof of payment for mechanics’ liensall labor and materials. Tenant shall promptly pay all costs attributable to such alterations and improvements and shall indemnify, defend and hold harmless indemnify Landlord from and against any mechanics’ liens or other liens or claims filed or asserted as a result thereof thereof, as provided in Article X; and shall also indemnify Landlord against any costs or expenses which may be incurred as a result thereof, as provided in Article X; and shall also indemnify Landlord against any costs or expenses which may be incurred as a result of building code violations attributable to such work. Tenant shall promptly repair any damage to the Premises or the Building caused by any such alterations or improvements. Any alterations or improvements to the Premises, except movable office furniture and equipment and trade fixtures, shall, at Landlord’s election, either (i) shall become a part of the realty and the property of Landlord-Landlord and shall not be removed by Tenant except as provided in Paragraph 2.03. If Landlord’s approval of any alterations or improvements is required, (i) Tenant shall pay Landlord as rent ten percent (10%) of the total construction costs of the alterations or improvements to cover review of Tenant’s plans and construction coordination by Landlord’s own employees, or and (ii) be removed by Tenant upon shall reimburse Landlord for the expiration actual cost that Landlord reasonably incurs to have engineers, architects or sooner termination hereof and any damage caused thereby repaired at other professional consultants review Tenant’s cost plans and expensework in progress, or inspect the completed alterations or improvements. In the event Tenant so fails This Paragraph 7.03 does not apply to remove same, Landlord may have same removed and the Premises so repaired at Tenant’s expense. At Landlord’s electionWork, Landlord and Landlord’s architect, engineers or contractors shall have which will be governed solely by the right to supervise all construction operations within the Premises, and Tenant shall promptly pay Landlord the cost terms of such supervisionExhibit “D” hereto.

Alterations or Improvements. Tenant shall not make, nor permit be permitted to be made, make alterations or improvements to the Premises, unless Tenant obtains Premises without the prior written consent of Landlord theretoLandlord. If Landlord permits Alterations or improvements made by Tenant to make any such alterations or improvementsupon the Premises, Tenant shall make except furniture, machinery, goods, wares, inventory, personal property, trade fixtures and equipment placed in the same in accordance with all applicable laws and building codes, in a good and workmanlike manner and in quality equal to or better than the original construction of the Building and shall comply with such requirements as Landlord considers necessary or desirablePremises, including without limitation the provision by Tenant to Landlord with security raised flooring, any suspended or wall mounted lighting fixtures and video or computer screens (collectively, “Tenant’s Removable Property”) and for the payment of all costs to be incurred in connection with such work, requirements as to the manner in which and the times at which such work shall be done and the contractor or subcontractors to be selected to perform such work and the posting and. re-posting of notices of Landlord’s non-responsibility for mechanics’ liens. Tenant shall promptly pay all costs attributable to such alterations and improvements and shall indemnify, defend and hold harmless Landlord from and against any mechanics’ liens or other liens or claims filed or asserted as a result thereof and against any costs or expenses which may be incurred as a result of building code violations attributable to such work. Tenant shall promptly repair any damage fixtures added to the Premises by Tenant at its expense and designated by Tenant as removable by written notice to Landlord prior to such addition (“Removable Fixtures”), shall be and become the property of Landlord and shall remain upon and be surrendered with the Premises as a part thereof at the expiration or termination of this Lease, without disturbance, molestation, injury or damage. Notwithstanding the Building caused by any such alterations foregoing, in the event that Tenant does not exercise its purchase option hereunder, at the request of Landlord, at the expiration or improvements. Any earlier termination of the Term Tenant shall remove or restore all alterations or improvements to the Premises, except movable office furniture and equipment and trade fixtures, shallPremises made by Tenant. Tenant shall have the right, at Landlord’s electionany time, either (i) become a part of the realty and the property of Landlord-and shall not be removed by Tenant, or (ii) be removed by Tenant upon the expiration or sooner termination hereof and any damage caused thereby repaired at to remove Tenant’s cost and expenseRemovable Property from the Premises. In the event Tenant so fails damage to remove same, Landlord may have same removed and the Premises so repaired at shall be caused by moving Tenant’s expense. At Landlord’s election, Landlord and Landlord’s architect, engineers Removable Property in or contractors shall have the right to supervise all construction operations within out of the Premises, and Tenant said damage shall be promptly pay Landlord repaired at the cost of such supervisionTenant.

Alterations or Improvements. Tenant shall not make, nor permit to be mademake no leasehold improvements, alterations or improvements to additions on or about the Premises, unless Tenant obtains the Premises or any part thereof without Landlord's prior written consent of Landlord theretoconsent. If Landlord permits Tenant to make any such improvements, alterations or improvementsadditions, Tenant shall make the same (i) obtain all necessary permits and ensure all improvements, alterations and additions which are made or necessitated thereby shall be made and performed in accordance with all applicable laws and laws, building codes, ordinances, covenants, rules and regulations in a good and workmanlike manner and in quality equal to or better than the original construction of the Building building and shall the Premises, (ii) comply with such requirements as Landlord considers necessary or desirable, including including, without limitation limitation, the provision by requirement that Tenant to Landlord with security for the payment obtain a policy of all costs to be incurred in connection with such workbuilder's risk insurance written on a completed value basis, other insurance requirements and requirements as to the manner in which and the times at which such work shall be done and the contractor or and subcontractors to be selected to perform such work and the posting and. re-posting of notices of Landlord’s non-responsibility for mechanics’ liens. Tenant shall work, (iii) promptly pay all costs attributable to of performing such alterations work, and improvements and shall indemnify, defend (iv) indemnify and hold Landlord harmless Landlord from and against any mechanics’ liens and all liability, loss, damage and expense (including, but not limited to, reasonable attorneys' fees) incurred by Landlord that arise out of, result from or other liens or claims filed or asserted as a result thereof and against any costs or expenses which may be incurred as a result of building code violations attributable to are in connection with such work. All improvements, alterations and additions made by Tenant shall promptly shall, except as otherwise agreed in writing by Landlord, remain for the benefit of Landlord. However, Landlord may elect by written notice to Tenant to require that Tenant, at its expense, remove on or before thirty (30) days after expiration or earlier termination of the Term all or any portion of the leasehold improvements, alterations or additions made by Tenant and repair any damage to the Premises or the Building caused by any such alterations or improvements. Any alterations or improvements to the Premises, except movable office furniture and equipment and trade fixtures, shall, at Landlord’s election, either (i) become a part of the realty and the property of Landlord-and shall not be removed by Tenant, or (ii) be removed by Tenant upon the expiration or sooner termination hereof and any damage caused thereby repaired at Tenant’s cost and expense. In the event Tenant so fails to remove same, Landlord may have same removed and the Premises so repaired at Tenant’s expense. At Landlord’s election, Landlord and Landlord’s architect, engineers or contractors shall have the right to supervise all construction operations within the Premises, and Tenant shall promptly pay Landlord the cost of such supervisionremoval.

Alterations or Improvements. Tenant shall not may make, nor or may permit to be made, alterations or improvements to the Premises, unless Leased Premises but only if Tenant obtains the prior written consent of Landlord theretowhich shall not be unreasonably withheld. Notwithstanding the foregoing, Tenant may make or permit to be made alterations or improvements of a non-structural nature to the Leased Premises without the prior written consent of Landlord to the extent that the cumulative cost of such alterations or improvements does not exceed Twenty-five Thousand Dollars ($25,000.00) in any Lease Year. If Landlord permits allows Tenant to make any such alterations or improvements, Tenant shall secure all necessary permits and shall make the same alterations and improvements in accordance with all applicable laws laws, regulations and building codes, in a good and workmanlike manner and in quality equal to or better than the original construction of the Building and shall comply with such requirements as Landlord considers necessary or desirable, including without limitation the provision by Tenant to Landlord with security for the payment of all costs to be incurred in connection with such worklimitation, requirements as to the manner in which and the times at which such work shall be done and the contractor or subcontractors to be selected to perform such work work. Landlord's approval of the plans, specifications and working drawings for Tenant's alterations shall create no responsibility or liability on the posting andpart of Landlord for their completeness, design sufficiency, or compliance with all laws, rules and regulations of governmental agencies or authorities. reAll alterations, additions or improvements shall be installed at Tenant's sole expense in compliance with all applicable laws and by a licensed contractor approved in writing by Landlord. Landlord may require tenant to provide Landlord, at Tenant's 13 sole cost and expense, a lien and completion bond in an amount equal to one and one-posting half (1 1/2) times the estimated cost of notices such improvements, alterations or additions to insure against any liability for mechanic's and/or materialmen's liens and to insure completion of Landlord’s non-responsibility for mechanics’ liensthe work. Any alterations, improvements or utility installations in, on or about the Leased Premises that Tenant shall desire to make shall be presented to Landlord in written form with proposed detailed plans. If Landlord shall give its consent, such consent shall be conditioned upon (i) Tenant's acquiring a permit to do so from appropriate governmental agencies, (ii) the furnishing of a copy thereof to Landlord prior to the commencement of the work, and (iii) the compliance by Tenant of all conditions of said permit in a prompt and expeditious manner. Tenant shall promptly pay all costs attributable to such alterations and improvements and shall indemnify, defend and hold harmless Landlord from and against any mechanics’ liens or other liens or claims filed or asserted as a result thereof and against any costs or expenses which may be incurred as a result of building code violations attributable to such workimprovements. Tenant shall promptly repair any damage to the Leased Premises or the Building caused by any such alterations or improvements. Any alterations or improvements to the PremisesLeased Premises paid for by Landlord, except movable office furniture and equipment and trade fixtures, shall, at Landlord’s election, either (i) shall become a part of to the realty and the property of Landlord-, and shall not be removed by Tenant, or (ii) be removed by . Tenant upon has the expiration or sooner termination hereof and any damage caused thereby repaired at Tenant’s cost and expense. In the event Tenant so fails option to remove same, Landlord may have same removed and alterations or improvements to the Leased Premises so repaired at paid for by Tenant’s expense. At Landlord’s election, Landlord and Landlord’s architect, engineers or contractors shall have the right to supervise all construction operations within the Premises, and Tenant shall promptly pay Landlord the cost of such supervision.

Alterations or Improvements. Tenant shall may not make, nor or permit to be made, alterations or improvements to the Premises, unless Tenant obtains Leased Premises without the prior written consent of Landlord theretoin each instance, which consent shall not be unreasonably withheld, conditioned or delayed. If Landlord permits allows Tenant to make any such alterations or improvementsalterations, Tenant shall make the same in accordance with all applicable laws and building codes, in a good and workmanlike manner and in quality equal to or better than the original construction of the Building and shall comply with such requirements as Landlord reasonably considers necessary or desirable, including without limitation the provision by Tenant to Landlord with security for the payment of all costs to be incurred in connection with such worklimitation, requirements as to the manner in which and the times at which such work shall be done and the contractor or subcontractors to be selected to perform such work and the posting andwork. re-posting of notices of Landlord’s Tenant's alterations shall be non-responsibility structural and shall be made only to the interior of the Leased Premises, and said alterations shall not affect utility services or plumbing or electrical lines in or to the Leased Premises. Before making any alterations, Tenant shall, at its expense (a) provide Landlord with lien waivers from each contractor, subcontractor, materialman and laborer for mechanics’ liensall work, labor and services to be performed and materials to be furnished in connection with such work, and (b) obtain all permits, approvals and certificates required by any governmental or quasi-governmental bodies and promptly deliver duplicates of all such permits, approvals and certificates to Landlord. Upon completion of such construction, Tenant shall obtain certificates of final approvals and shall promptly deliver duplicates of the same to Landlord. In addition, Tenant shall provide Landlord with evidence of insurance coverage for such alterations and detailed plans, reasonably satisfactory to Landlord, prior to construction of such improvements. Tenant shall promptly pay all costs attributable to such alterations and improvements and shall indemnify, defend and hold harmless Landlord from and against any mechanics’ liens or other liens or claims filed or asserted as a result thereof and against any costs or expenses which may be incurred as a result of building code violations attributable to such workalterations. Tenant shall promptly repair any damage to the Leased Premises or the Building caused by any such alterations. Any such alterations and additions shall remain for the benefit of Landlord, provided, however, that Landlord may elect upon fifteen (15) days prior written notice to Tenant to require that Tenant, at its expense, remove at the expiration or earlier termination of this Lease all or a portion of the alterations or improvementsadditions made by Tenant and repair any damage caused by such removal. Any alterations Tenant's obligations under this Section shall survive the expiration or improvements earlier termination of this Lease. Notwithstanding the foregoing, Tenant shall have the right, without Landlord's consent, and in compliance with all other provisions of this Section, to the Premises, except movable office furniture and equipment and trade fixtures, shall, at Landlord’s election, either (i) become a part of the realty and the property of Landlord-and shall not be removed by Tenantrecarpet, or (ii) be removed by Tenant upon paint or (iii) make any non-structural alteration to the expiration or sooner termination hereof and any damage caused thereby repaired at Tenant’s cost and expense. In the event Tenant so fails to remove same, Landlord may have same removed and the Premises so repaired at Tenant’s expense. At Landlord’s election, Landlord and Landlord’s architect, engineers or contractors shall have the right to supervise all construction operations within the Leased Premises, the aggregate cost of which does not exceed Ten Thousand Dollars ($10,000.00) for any such alteration project, provided, however, that Tenant may not exercise this right more than four (4) times during any Lease year and further provided that Tenant shall promptly pay give Landlord the cost prior written notice of any such supervisionalteration, along with copies of all plans and specifications relating thereto.

Alterations or Improvements. Tenant If Lessee shall not make, nor permit desire to be made, alterations make any Alterations or improvements to the Premises, unless Tenant obtains or any part or parts thereof at any time or times during the term of this Lease or the option period, the same shall be subject to Lessor's prior written consent of Landlord thereto. If Landlord permits Tenant approval, and if approved, such Alterations shall be constructed without cost or expense to make any such alterations or improvementsLessor, Tenant shall make the same in accordance with the requirements of all applicable laws and building laws, ordinances, codes, in a good orders, rules and workmanlike manner and in quality equal to or better than the original construction of the Building and shall comply with such requirements as Landlord considers necessary or desirable, including without limitation the provision by Tenant to Landlord with security for the payment regulations of all costs to be incurred in connection with such workgovernmental authorities having jurisdiction over the Premises. Should any modifications require a building permit, requirements as to the manner in which and the times at which such work shall be done and the contractor by a licensed contractor. Subsequent structural or subcontractors to be selected to perform such work and the posting and. re-posting of notices of Landlord’s non-responsibility for mechanics’ liens. Tenant shall promptly pay all costs attributable to such alterations and improvements and shall indemnify, defend and hold harmless Landlord from and against any mechanics’ liens or other liens or claims filed or asserted as a result thereof and against any costs or expenses which may be incurred as a result of building code violations attributable to such work. Tenant shall promptly repair any damage design modifications to the Premises or the Building caused by any such alterations or improvements. Any alterations or improvements to the Premises, except movable office furniture and equipment and trade fixtures, shall, at Landlord’s election, either involving a cost of more than Twenty-Five Thousand Dollars (i$25,000) become a part of the realty and the property of Landlord-and shall not be removed by Tenant, or (ii) be removed by Tenant upon made until the expiration or sooner termination hereof Ground Lessor has given its written approval of detailed plans and any damage caused thereby repaired at Tenant’s cost and expensespecifications for the work. In the event Tenant so fails to remove same, Landlord may have same removed and the Premises so repaired at Tenant’s expense. At Landlord’s election, Landlord and Landlord’s architect, engineers or contractors Lessor shall have the right to supervise all construction operations within require Lessee to restore the PremisesPremises to their original condition on occupancy when the Lease expires or terminates. Upon request from Lessee, Lessor shall advise Lessee in writing whether Lessor reserves the right to require Lessee to remove any specific Alterations or Utility Installations from the Premises upon the termination of the Lease. Otherwise, the Premises shall be returned to Lessor in "clean" condition including carpet cleaning and Tenant shall promptly pay Landlord the cost repair of such supervision.any damages,

Alterations or Improvements. From and after the Commencement Date, Tenant shall not may make, nor or may permit to be made, alterations or improvements to the Premises, unless but only if Tenant obtains the prior written consent of Landlord theretothereto (except as hereinafter provided). If Landlord permits agrees not to withhold or delay its consent unreasonably to any alterations, additions or improvements by Tenant to make any such alterations which (i) do not affect base building systems or improvements, Tenant shall make the same in accordance with all applicable laws and building codes, in a good and workmanlike manner and in quality equal to or better than the original construction structure of the Building and shall comply with such requirements as Landlord considers necessary or desirable, including without limitation the provision by Tenant to Landlord with security for the payment of all costs to be incurred in connection with such work, requirements as to the manner in which and the times at which such work shall be done and the contractor or subcontractors to be selected to perform such work and the posting and. re-posting of notices of Landlord’s non-responsibility for mechanics’ liens. Tenant shall promptly pay all costs attributable to such alterations and improvements and shall indemnify, defend and hold harmless Landlord from and against any mechanics’ liens or other liens or claims filed or asserted as a result thereof and against any costs or expenses which may be incurred as a result of building code violations attributable to such work. Tenant shall promptly repair any damage to the Premises or the Building caused by any such alterations or improvements. Any alterations or improvements to the Premises, except movable office furniture and equipment and trade fixtures, shall, at Landlord’s election, either (i) become a part of the realty and the property of Landlord-and shall not be removed by Tenant, or (ii) are not visible from the outside the Premises and which would not materially detract from the aesthetic integrity of the Building or its design. Landlord shall not be removed by Tenant upon deemed to have acted unreasonably if it withholds its consent because, in Landlord’s opinion, such work: could affect the expiration safety of the Building or sooner termination hereof and any damage caused thereby repaired at Tenantits occupants; would increase Landlord’s cost and expenseof repairs, insurance or furnishing services or otherwise adversely Landlord’s ability to efficiently operate the Building or furnish services to Tenant or other tenants; involves toxic or Hazardous Materials (hereinafter defined); requires entry into another tenant’s premises or use of Common Areas; or is prohibited by any mortgage on the Building. In The foregoing reasons, however, shall not be exclusive of the event Tenant so fails to remove same, reasons for which Landlord may have same removed withhold consent, whether or not such other reasons are similar or dissimilar to the foregoing. Specific consent from Landlord shall not be required for work not costing more than $50,000 each project and the Premises consisting solely of painting, wall covering and carpeting or similar decorating work or furnishings (so repaired at Tenant’s expense. At Landlord’s election, Landlord and Landlord’s architect, engineers or contractors shall have the right to supervise all construction operations within the Premiseslong as such work does not involve Hazardous Materials, and does not fall within category (i) or (ii) above) and Tenant shall promptly pay may perform such work, so long as Tenant informs Landlord in reasonable detail of the cost nature of such supervisionthe work, and otherwise complies with the provisions of this Section 6.

Alterations or Improvements. Tenant shall not may make, nor or permit to be made, alterations or improvements to the PremisesPremises (collectively, unless “Alterations”), but only if Tenant obtains the prior written consent of Landlord, which consent shall not be unreasonably withheld, delayed or conditioned, after furnishing to Landlord theretothe plans and specifications for the Alterations (to the extent plans and specifications are required in order to obtain a building permit for such Alterations). If Landlord permits allows Tenant to make any such alterations or improvementsAlterations, Tenant shall make the same in accordance with all applicable laws Applicable Law and building codes, in a good and workmanlike manner and in quality equal to or better than the original construction of the Building and shall comply with such requirements as Landlord considers necessary or desirable, including without limitation the provision by Tenant to Landlord with security for the payment of all costs to be incurred in connection with such work, requirements as to the manner in which and the times at which such work shall be done and the licensed and insured contractor or subcontractors to be selected to perform such work work. Tenant may not puncture the roof or interfere with the sprinkler system without specific written permission from Landlord. Upon completion of any such Alterations, Tenant shall provide Landlord with “as built” plans and the posting and. re-posting proof of notices of Landlord’s non-responsibility payment for mechanics’ liensall labor and materials. Tenant shall promptly pay all costs attributable to such alterations and improvements Alterations and shall indemnify, defend and hold harmless indemnify Landlord from and against any construction and mechanics’ liens or other liens or claims filed or asserted as a result thereof thereof, as provided in Article X; and shall also indemnify Landlord against any costs or expenses which may be incurred as a result thereof, as provided in Article X; and shall also indemnify Landlord against any costs or expenses which may be incurred as a result of building code violations attributable to such workany Alterations. Tenant shall promptly repair any damage to the Premises or the Building caused by any such alterations or improvementsAlterations. Any alterations or improvements to the PremisesAlterations, except movable office furniture furniture, computers, equipment, trade fixtures and equipment and trade fixturesall other personal property, shall, at Landlord’s election, either (i) shall become a part of the realty and the property of Landlord-Landlord and shall not be removed by Tenant. Tenant shall abide by the requirements of the Construction Lien Law of the State of Florida with respect to all Alterations, or (ii) be removed and any Notice of Commencement filed by Tenant upon shall include the expiration or sooner termination hereof and any damage caused thereby repaired at Tenant’s cost and expenselanguage set forth in Section 10.02 hereof. In Notwithstanding the event foregoing, Tenant so fails to remove sameshall, Landlord may have same removed and the Premises so repaired at Tenant’s expense. At without Landlord’s election, consent (but with notice to Landlord and Landlord’s architect, engineers or contractors shall describing such Alterations in reasonable detail) have the right to supervise all construction operations within perform Alterations which (i) are non-structural interior Alterations that do not require connection to any Building systems and which cost no more than $7.50 per rentable square foot in the Premisesaggregate during any year of the Term, and Tenant shall promptly pay Landlord the cost of (ii) are cosmetic Alterations, such supervisionas painting and carpeting.

Alterations or Improvements. Tenant shall not make, nor permit to be made, alterations or improvements to the Premises, unless Tenant ▇▇▇▇▇▇ obtains the prior written consent of Landlord thereto. If Landlord permits Tenant to make any such alterations or improvements, Tenant shall make the same in In accordance with all applicable laws and building codes, in a good and workmanlike manner and in In quality equal to or better than the original construction of the Building and shall comply with such requirements as Landlord considers necessary or desirable, including without limitation the provision by Tenant to Landlord with security for the payment of all costs to be incurred in connection with such work, requirements as to the manner in which and the times at which such work shall be done and the contractor or subcontractors to be selected to perform such work and the posting and. re-posting and reposting of notices of Landlord’s 's non-responsibility for mechanics’ ' liens. Tenant shall promptly pay all costs attributable to such alterations and improvements and shall indemnify, defend and hold harmless Landlord from and against any mechanics’ mechanic's liens or other liens or claims filed or asserted as a result thereof and against any costs or expenses which may be incurred as a result of building code violations attributable to such work. Tenant shall promptly repair any damage to the Premises or the Building caused by any such alterations or improvements. Any alterations or improvements to the Premises, except movable office furniture and equipment and trade fixtures, shall, shall at Landlord’s 's election, either (i) become a part of the realty and the property of Landlord-, and shall not be removed by Tenant, or (iiIi) be removed by Tenant upon the expiration or sooner termination hereof and any damage caused thereby repaired at Tenant’s 's cost and expense. In the event Tenant so fails to remove same, Landlord may have same removed removed, and the Premises so repaired repaired, at Tenant’s 's expense. At Landlord’s 's election, Landlord and Landlord’s ▇▇▇▇▇▇▇▇'s architect, engineers or contractors shall have the right to supervise all construction operations within the Premises, and Tenant shall promptly pay Landlord the cost of such supervision.

Alterations or Improvements. Tenant shall may not make, nor or permit to be made, alterations or improvements to the Premises, unless Tenant obtains Leased Premises without the prior written consent of Landlord theretoLandlord, which consent will not be unreasonably withheld. If Landlord permits allows Tenant to make any such alterations or improvementsalterations, Tenant shall make the same in accordance with all applicable laws and building codes, in a good and workmanlike manner and in quality equal to or better than the original construction of the Building and shall comply with such requirements as Landlord considers necessary or desirable, including without limitation the provision by Tenant to Landlord with security for the payment of all costs to be incurred in connection with such work, requirements as to the manner in which and the times at which such work shall be done and the contractor or subcontractors to be selected to perform such work. In addition, Tenant shall provide Landlord with evidence of insurance coverage for such alterations and detailed plans and specifications satisfactory to Landlord prior to construction of such improvements. Upon completion of such construction, Tenant shall provide Landlord with lien waivers from all persons performing work or supplying materials for such alterations and such other evidence as Landlord may require in order to assure itself that no person is in a position to assert a claim or lien against the posting and. re-posting of notices of Landlord’s non-responsibility for mechanics’ liensLeased Premises or the Building in connection therewith. Tenant shall promptly pay all costs attributable to such alterations and improvements and shall indemnify, defend and hold harmless Landlord from and against any mechanics’ liens or other liens or claims filed or asserted as a result thereof and against any costs or expenses which may be incurred as a result of building code violations attributable to such workalterations. Tenant shall promptly repair any damage to the Leased Premises or the Building caused by any such alterations or improvementsalterations. Any alterations or improvements to the Leased Premises, except movable office furniture and equipment and trade fixtures, shall, at Landlord’s election, either (i) shall become a part of the realty and the property of Landlord-Landlord and shall not be removed by Tenant, or (ii) be removed by Tenant upon the expiration or sooner termination hereof and any damage caused thereby repaired at Tenant’s cost and expense. In the event Tenant so fails to remove same, Landlord may have same removed and the Premises so repaired at Tenant’s expense. At Landlord’s election, Landlord and Landlord’s architect, engineers or contractors shall have the right to supervise all construction operations within the Premises, and Tenant shall promptly pay Landlord the cost of such supervision.