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written consent. Any other improvements, alterations or remodeling shall be performed <br />only with the written consent of the LESSOR. <br />11. Assignment. LESSEE will not assign, transfer, mortgage or encumber this <br />Lease or sublet or rent or permit occupancy or use of the Premises, or any part thereof by <br />any third party; no assignment or transfer of this Lease shall be effectuated by operation of <br />law or otherwise, (any of the foregoing being hereinafter referred to as an "Assignment "). <br />12. Destruction of Premises If Premises are totally destroyed (or so <br />substantially damaged as to be wholly untenable) by storm, fire, earthquake or other <br />casualty, this Lease shall terminate as of the date of such destruction or damage, and rent <br />shall be accounted for as between LESSOR and LESSEE as of that date. If Premises are <br />damaged but not rendered wholly untenable and the damage can be fully repaired in ninety <br />days, rent shall abate in proportion as the Premises have been damaged, and LESSOR shall <br />restore within said time limit, whereupon rent in full shall re- commence. Should LESSOR <br />fail or refuse to fully repair the Premises within said ninety days, LESSEE may terminate <br />this Lease agreement. <br />13. Removal of Fixtures. LESSEE, prior to the expiration of this Lease or <br />renewal thereof, may remove all fixtures and equipment, which it has placed in Premises. <br />LESSEE shall repair all damage caused by removal of fixtures or equipment. <br />14. Entry by LESSOR. LESSOR may at all reasonable times enter to view the <br />Premises, to make repairs or show the Premises to persons who may wish to Lease the <br />same. <br />15. Default. If the LESSEE defaults for ten days after written notice from the <br />LESSOR in paying any rent or if the LESSEE shall be declared bankrupt or insolvent <br />5 <br />