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11. SUBLEASE AND ASSIGNMENT. Tenant may not voluntarily assign or <br />encumber its interest in this Lease Agreement or in the Leased Premises, or allow any other <br />person or entity (except Tenant's authorized representatives) to occupy or use all or any part of <br />the Leased Premises, without first obtaining Landlord's written consent which consent Landlord <br />may grant or withhold in Landlord's sole and absolute discretion. <br />12. UTILITIES. Tenant shall make arrangements for and pay for all utilities and <br />services furnished to the Leased Premises, including, without limitation, gas, electricity, water, <br />telephone service and trash collection, and for all connection charges. <br />13. INSURANCE. Tenant must, at all times during the term hereof, at its own <br />expense, maintain and keep in effect a policy of Commercial General Liability Insurance <br />insuring against all liabilities, claims and expenses for damages to persons or property in or <br />about the leased premises. The amount of said liability shall not be less than $1,000,000 per <br />occurrence. Tenant shall have the policy of insurance endorsed to reflect the following <br />provisions: (i) name Landlord as an Additional Insured; (ii) provide a thirty (30) day written <br />notice of cancellation; (iii) include an endorsement wherein insurance carrier agrees to waive <br />rights of subrogation against the Landlord; and (iv) agrees that insurance carried by Tenant shall <br />be primary, without rights of contribution from any insurance which is carried by the Landlord. <br />Tenant must also obtain and maintain, at all times during the term hereof, property insurance <br />insuring <br />a. any fixtures or person property belonging to Tenant and located on the <br />Leased Premises against loss or damage by fire or other casualty for the full replacement cost <br />thereof. <br />b. any personal property belonging to third parties but in the care, custody or <br />control of Tenant, including, but not limited to, any art work kept or stored at the Leased <br />Premises for purpose of sale or otherwise, against loss or damage by fire or other casualty in <br />such amounts as Tenant deems reasonable and appropriate based on Tenant's reasonable <br />estimate of the value of such personal property. <br />Tenant must also obtain and maintain, at all times during the term hereof, workers compensation <br />insurance as required by state law. Tenant must provide Landlord with Certificates of Insurance <br />(or other documentation reasonably acceptable to Landlord) evidencing that Tenant has obtained <br />and is maintaining the insurance coverage this Section 13 requires before Tenant takes <br />possession of the Leased Premises and thereafter as Landlord may reasonably request. <br />14. RELEASE AND INDEMNITY. Tenant releases Landlord from any and all <br />claims for loss of or damage to Tenant's fixtures and personal property located on the Leased <br />Premises. Tenant must defend and indemnify Landlord against and hold Landlord harmless from <br />any and all third party claims and demands arising from or related in any way to Tenant's use and <br />occupancy of the Leased Premises including, but not limited to, claims relating to the loss of or <br />damage to the personal property of third parties that is in the care, custody and control of Tenant <br />15. MECHANICS' LIENS. If Landlord consents to any alterations in or additions or <br />changes to the Leased Premises or if, notwithstanding the requirements of Section 8, Tenant <br />2109788v3 3 <br />