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person for whom Tenant would otherwise be liable, resulting in the release <br />of any Hazardous Substance. <br />(d) In the event of a violation and/or emergency with immediate threat to life, <br />property or environment, Landlord reserves the right to begin immediate <br />action to correct said violation and/or emergency. Any measures taken by <br />Landlord will not relieve Tenant of responsibility for said violation and/or <br />emergency. <br />8. Alterations and Trade Fixtures. <br />Tenant shall not make any alterations, additions or improvements in or to the Leased Premises <br />without the prior written consent of Landlord, which consent may be subject to such conditions as <br />Landlord may reasonably deem appropriate. All alterations, additions and improvements (and <br />expressly including all floor coverings), except trade fixtures, appliances and other equipment <br />which do not become a part of the Leased Premises shall immediately become the property of <br />Landlord without any obligation to pay thereof. <br />Tenant at Tenant's sole expense shall install their own locks and prox card entry into their leased <br />premises. Upon vacating said premises, Tenant, at Tenant's expense shall remove their locks and <br />prox card system. <br />9. Removal of Tenant's Property. <br />All trade fixtures and equipment placed in or upon the Leased Premises or installed by Tenant <br />during the Term of this Lease shall remain the property of Tenant. Upon expiration and termination <br />of this Lease, however caused, Tenant may, at Tenant's own expense remove any or all such <br />fixtures and equipment. Tenant shall repair any physical damage resulting from the removal. If <br />Tenant fails to remove such property, Landlord may give Tenant twenty (20) days written notice <br />requiring Tenant to remove the property. Following such twenty (20) day written notice, in the <br />event Tenant has not removed its property, Landlord may treat the property as abandoned and <br />take possession of the property or remove the property and place it in public storage on Tenant's <br />account. In the event of a removal, Tenant may be liable to Landlord for the cost of removal, <br />restoration of the Leased Premises, transportation to storage, and storage. Rent shall continue <br />until all Tenant fixtures and equipment are removed or abandoned. <br />10. Maintenance, Repairs and Services. <br />10.1 Maintenance and Repairs by Landlord. <br />Landlord shall repair and maintain in good order and condition the public and <br />common areas of the Building, including lobbies, stairs, elevators, corridors, <br />restrooms, mechanical, plumbing, HVAC, electrical equipment, and the structure <br />itself, The cost of such maintenance and repairs shall be included in operating <br />expenses as defined in Section 4.7 of this agreement. However, if such <br />maintenance and repair becomes necessary in whole or in part due to the act, <br />neglect, fault or omission of any duty by Tenant, its employees, agents, licensees, <br />customers, guests or invitees, or due to damage caused by actual or attempted <br />breaking and entering of the Leased Premises or other unauthorized entry of the <br />Leased Premises, such maintenance and repair shall be undertaken by Landlord at <br />Tenant's expense. <br />Lease Agreement - 7 Please Initial <br />ndlord Tenafit <br />