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<br />8. INDEMNIFICATION
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<br />8.1 Tenant to Indemnify. Tenant shall hold Landlord hmmless from and indemnify
<br />Landlord against any and all liability, damage, loss and expense to the extent caused by the
<br />proven negligence or proven willful misconduct of Tenant or Tenant's employees, servants,
<br />agents, guests, assigns, subtenants, visitors or licensees in, upon or about the Leased Premises, or
<br />arising out of or related to the use and occupancy of the Leased Premises or the business or
<br />activity conducted with respect thereto, including injuries to person and property, except to the
<br />extent caused by Landlord, its employees, servants, agents, guests, assigns, tenants, visitors or
<br />licensees.
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<br />8.2 Landlord to Indemnify. Landlord shall hold Tenant harmless from and
<br />indemnify Tenant against any and all liability, damage, loss and expense to the extent caused by
<br />the proven negligence or proven willful misconduct of Landlord or Landlord's employees,
<br />servants, agents, guests, assigns, visitors or licensees in, upon or about the Leased Premises.
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<br />8.3 Liens. Tenant will not commit or suffer any act or neglect whereby the Leased
<br />Premises will, at any time during the term of this Lease, become subject to any attachment,
<br />judgment, lien, charge or encumbrance whatsoever, and will indemnify and hold Lmldlord
<br />harmless from all loss, cost and expense with respect to such encumbrance. If Tenant shall fail
<br />to discharge any such lien within ten (10) days after notice from Landlord, Landlord may, at its
<br />option, discharge the same and treat the cost thereof, plus interest thereon at the rate of eight
<br />percent (8%) per annum, as additional rent payable, it being expressly agreed that such discharge
<br />by Landlord shall not be deemed to waive or release the default of Tenant in not discharging the
<br />same.
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<br />8.4 Environmental. During the Lease Term, Tenant will promptly notify Landlord if it
<br />knows or suspects that there has been, or may have been, a release of a contaminant, in, at or
<br />under the Leased Premises, including groundwater, or if Tenant or the Leased Premises is subject
<br />to any investigation or enforcement action by any federal, state or local environmental agency
<br />pertaining to any contaminant on, at, or under such Leased Premises, including groundwater.
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<br />Tenant indemnifies, and agrees to defend and hold harmless, Landlord from and against
<br />all liabilities, damages, fees, penalties or losses arising out of any demand, claim or suit by any
<br />agency or any other party relating to any contaminant found on, at or under the Leased Premises,
<br />including groundwater, but only if and to the extent the contamination was caused or released by
<br />Tenant, its successor or assigns and its subtenants (as so proven, whether before or during the
<br />Lease Term). The foregoing indemnification obligation shall survive the Expiration Date or
<br />early termination of this Lease (whichever is earlier) for a period of one (1) year thereafter. Any
<br />claim or cause of action must be served and filed before the expiration of said one (1) year period
<br />or it shall be barred and waived.
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<br />9. INSURANCE
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<br />9.1 Tenant Insurance. Tenant agrees to purchase, in advance, and to carry in full
<br />force and effect the following insurance.
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