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that the third party assumes the risk of loss of or damage to the artwork and releases Landlord
<br />and Tenant from any claims for loss of or damage to the artwork.
<br />7. ALTERATIONS. Tenant shall not have the right to make alterations in or
<br />additions or changes to the Leased Premises without the prior written consent of Landlord. If
<br />Landlord consents to alterations, additions or changes, Tenant is responsible for obtaining, at
<br />Tenant's sole cost and expense, any governmental approvals, including but not limited to
<br />building permits, required in connection with such approved alterations, additions or changes.
<br />Unless Landlord otherwise agrees in writing, Tenant must, prior to the expiration or termination
<br />of this Lease Agreement, remove any alterations, additions or changes Tenant makes to or places
<br />in or on the Leased Premises and must restore the Leased Premises to the same condition as they
<br />were in prior to said alterations, additions or changes, reasonable wear and tear, damage from the
<br />elements, acts of God, or damage resulting from the negligence or willful misconduct of
<br />Landlord, its agents or employees, excepted.
<br />8. REPAIRS AND REPLACEMENTS. Except as set forth in Section 9, neither
<br />Landlord nor Tenant is obligated to repair or replace the structural parts of the building and other
<br />improvements that are part of the Leased Premises which structural parts and improvements
<br />include, but are not necessarily limited to the Building's foundation, exterior walls, interior
<br />bearing and non-bearing walls, roof, floors, windows and doors and their frames, exterior paved
<br />surfaces, HVAC system, plumbing system, or electrical system, but either party may, after notice
<br />to the other party, elect to do so at its sole cost and expense. If, for any reason, the condition of
<br />the Building or the systems serving the Building deteriorates to a condition that Tenant
<br />reasonably concludes is not conducive to Tenant's continued use and occupancy of the Leased
<br />Premises, Tenant may terminate this Lease Agreement by written notice to Landlord.
<br />9. MAINTENANCE. Tenant, at its cost, shall perform any routine maintenance
<br />associated with Tenant's occupancy and use of the Leased Premises including, but not limited to
<br />the removal of snow from paved portions of the Property and from sidewalks adjacent to the
<br />Property and normal and routine maintenance of the HVAC, electrical and plumbing systems
<br />serving the Leased Premises. Tenant shall keep the Leased Premises in a clean and wholesome
<br />condition and shall regularly remove all trash and refuse of any kind from the Leased Premises at
<br />its own expense. Tenant shall be liable to Landlord for the cost of repairing any damage to the
<br />Leased Premises that results from the negligent or willful acts or omissions of Tenant, its
<br />employees or agents, except to the extent Landlord is entitled to recover such costs under any
<br />insurance policy Landlord elects to maintain with respect to the Property. Costs for structural or
<br />mechanical repairs/replacements necessary to occupy the building which are in excess of $1,000
<br />(for each such repair or replacement) shall be split equally by the Landlord and Tenant.
<br />Landlord may, in its discretion, allow tenant to pay its share of such costs in installments.
<br />10. LANDLORD'S ACCESS. The Landlord, his employees, and his agents shall have
<br />the right to enter the Leased Premises at all reasonable times for the purpose of inspecting,
<br />cleaning, repairing, altering, or improving the premises or to exhibit the premises to prospective
<br />tenants, purchases, or others. Nothing in this section shall be interpreted as requiring the
<br />Landlord to perform any such acts independent of the requirements of the other provisions of this
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