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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 />