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8. Real Estate Taxes and Special Assessments. Landlord is responsible for <br />the payment of all real estate taxes and special assessments pertaining to the Premises <br />during the Lease Term. <br />9. Repair and Maintenance. Tenant shall keep in good order and repair all <br />glass, including plate glass, and the interior of the Premises, and heating, sprinkler, water <br />and electric fixtures in and upon the Premises, ordinary wear and tear excepted. Tenant <br />shall protect such systems against freezing and damage due to neglect of Tenant, and <br />Tenant shall keep the abutting sidewalks and parking areas free of ice and snow. Tenant <br />shall pay all costs and expenses necessary to maintain the plumbing, heating, air <br />conditioning and electrical systems in and upon the Premises in good order and repair. <br />Landlord shall have the plumbing, heating, air conditioning, and electrical systems in <br />working order on the Commencement Date. Tenant shall be responsible to keep <br />sidewalks adjacent to the Premises neat and clean and in sanitary condition, free from ice <br />and snow, waste or debris and shall neither commit or permit and waste or nuisance <br />thereon. Tenant shall arrange for all necessary maintenance of the Premises, including but <br />not limited to snow removal, except that Landlord shall be responsible for all lawn <br />(grass) maintenance on the grassy areas around the Building. Tenant shall also be <br />responsible for any flower, shrubbery plantings, and or tree pruning it may choose on the <br />front and east side of the Building. Except for lawn (grass) maintenance above <br />referenced, Tenant shall pay 100% of all costs and expenses for such maintenance of any <br />plantings it chooses and/or tree pruning. Tenant shall be solely and exclusively <br />responsible for any and all costs and expenses of any nature or kind whatsoever <br />attributable to the Premises except as herein otherwise provided. Tenant agrees to and <br />shall maintain and keep the interior and exterior areas of the Premises in the same high <br />degree of maintenance and upkeep as when the Tenant takes possession. Provided, <br />however, that Landlord shall be responsible for repair of the foundation, the exterior <br />walls excluding glass and doors, the roof and any defect that is pre-existing as of the date <br />hereof. Notwithstanding the foregoing, the Landlord shall plow snow as required and bill <br />back to Tenant (in their pro rata share) for each and every snow plow, which payment <br />shall be due within ten (10) days from the snow plow event. <br />10. Tenant's Improvements, Alterations and Remodeling. Tenant shall be <br />permitted to perform improvements, alterations or remodeling on or to the Premises <br />consistent with its intended use thereof; provided however, that such improvements shall <br />be done at the sole expense of Tenant and provided that any single improvement <br />reasonably expected to exceed $2,500.00 in cost may be done only with Landlord's prior <br />written consent. Notwithstanding the above, Tenant shall not make any alterations to the <br />structure, plumbing, electrical, or HVAC systems of the Building without the prior <br />written consent of Landlord. <br />Lease Agreement <br />Page 3 of 11 <br />