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systems against freezing and damage due to neglect of LESSEE, and LESSEE shall keep the abutting <br />sidewalks and parking areas free of ice and snow. LESSEE shall pay all costs and expenses necessary <br />to maintain the plumbing, heating, air conditioning and electrical systems in and upon the Premises in <br />good order and repair. LESSOR shall have the plumbing, heating, air conditioning, and electrical <br />systems in working order on the commencement date of this Lease. LESSEE shall arrange for all <br />necessary maintenance, including snow removal, of all of the green areas and parking areas, and <br />LESSEE shall pay 100% of all costs and expenses for such maintenance. This is a net, net, net Lease, <br />and LESSEE shall be solely and exclusively responsible for any and all costs and expenses of any <br />nature or kind whatsoever attributable to the Premises except as herein specifically otherwise provided. <br />LESSEE agrees to and shall maintain and keep the interior and exterior areas of the Premises in the <br />same high degree of maintenance and upkeep as in when the LESSEE takes possession. Provided, <br />however, that LESSOR shall be responsible for repair of the foundation, the exterior walls excluding <br />glass and doors, the roof and any defect that is pre-existing as of the date hereof. <br />10. Improvements, Alterations and Remodeling. The LESSEE shall be permitted to <br />perform improvements, alterations or remodeling on or to the Premises consistent with its intended use <br />thereof, provided, however, that such improvements shall be done at the sole expense of the LESSEE <br />and provided that any single improvement reasonably expected to exceed $2,500 in cost may be done <br />only with the LESSOR'S prior written consent. Any other improvements, alterations or remodeling <br />shall be performed only with the written consent of the LESSOR. <br />11. Hazard Insurance. It shall be the responsibility of the LESSOR to keep the Premises <br />and its interest therein covered by hazard insurance against loss or damage by fire and other perils. The <br />LESSEE covenants and agrees to pay to the LESSOR, as additional rent, 100% of the premiums for <br />such insurance during the term of this Lease and any renewal thereof; such portion of said premiums <br />shall be paid by the LESSEE to the LESSOR within ten (10) days of receipt of written notice thereof <br />from the LESSOR. The LESSOR shall provide to LESSEE copies of such insurance policies upon <br />reasonable request of LESSEE, <br />3 <br />