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Gross Rent is paid more than five (5) days after its due date, then Landlord shall be entitled to a late payment fee of
<br />One Hundred Dollars ($100A0) itt addition to the interest charge set forth in this Section 5.3.
<br />5.4. Conunon Expenses. Intentionally Omitted.
<br />5.5. RealEstate Tax Expenses. Intentionally Omitted.
<br />5.6. Insurance Expenses. Intentionally Omitted.
<br />5.7. Estimation. Intentionally Omitted.
<br />5.8. Utilities. Tenant shall: (a) promptly pay all charges for sewer, water, gas, electricity, telephone,
<br />and other utility services used in, on, at, or from, the Premises (all of which utilities shall be separately metered to
<br />the Premises) (the "Utility Charges"); and (b) deliver to Landlord, upon demand, receipts or other satisfactory
<br />evidence of payment of the Utility Charges.
<br />ARTICLE VI.
<br />ALTERATIONS AND MAINTENANCE OF AND REPAIRS TO THE PREMISES
<br />6.1. Landlord Repairs. Landlord shall, at its expense; (a) keep the foundations and roof of the
<br />Premises in good order, repair and condition; and (b) maintain the exterior walls of the Premises in a structurally
<br />sound condition, except to the extent that there is damage caused by any act or omission of Tenant or its employees,
<br />agents, contractors, invitees or licenseos. Landlord shall be responsible for the installation and replacement of all
<br />heating, ventilating, and cooling equipment and systems serving the Premises (the "HVAC S sue} provided
<br />however that the Landlord may bill the Tenant as Additional Rent if the Landlord's consultant determines with
<br />reasonable certainty that the need to replace the HVAC Systems was as a result of the Tenant's misuse of it or the
<br />Tenant's failure to notify the Landlord of its malfunctioning. The Landlord may enter into a maintenance contract
<br />with a reputable company (the "Maintenance Contract"), pursuant to which Maintenance Contract such company
<br />shall institute a regularly scheduled program of preventive maintenance and repair of the HVAC Systems to keep
<br />and maintain such items in good order, condition, and repair at all times, and any such expenses incurred by the
<br />Landlord as a result of such Maintenance Contract or any routine or otherwise insubstantial repairs shall be
<br />considered a Cozrunon Expense allocable to this Premises only, unless the HVAC Systems service more than on
<br />Tenant. Except as provided in this Section 6.1, Landlord shall not be obligated to make repairs, replacements or
<br />improvements of any kind to or for the Premises, or any trade fixtures or equipment contained therein, all of which
<br />such repairs, replacements or improvements shall be the responsibility of Tenant.
<br />6.2. Tenant Repairs. Except for repairs to be performed by Landlord pursuant to Section 6.1, Tenant
<br />shall: (a) keep the Premises clean, neat, and safe, and in good order, repair and condition, including, without
<br />limitation, that Tenant shall make all maintenance, repairs, alterations, additions, or replacements to the Premises as
<br />may be required by any Law, or by fire unden~~riters or underwriters' fire prevention engineers; (b) keep all glass in
<br />windows, doors, fixtures, skylights, and other locations clean and in good order, repair, and condition, and replace
<br />glass that. may be damaged or broken with glass of the same quality: and (c) paint and decorate the Premises as
<br />necessary or appropriate to comply with the teens and conditions of this Section 6.2. The Tenant shall be
<br />responsible for notifying the Landlord of any damage to, malfunctioning of, or apparent repairs necessary to be made
<br />to the HVAC Systems or to the plumbing, electrical or other sys"terns used by or for the Premises.
<br />6.3. Tenant Alterations.
<br />{a) Alterations. Tenant, at its sole cost and expense, may install in the Premises such improvements
<br />and equipment as Tenant reasonably determines to be necessary or appropriate to conduct its business. Tenant, at its
<br />cost and expense, also may make non-structural alterations or improvements to the interior of the Premises if: (i) the
<br />cumulative cost of making such alterations or improvements is less than Three Thousand Dollars ($3,000.00); (ii)
<br />Tenant delivers to Landlord written notice describing the proposed alteration or improvement with particularity, and
<br />provides to Landlord copies of any plans and specifications for the alteration or improvement; and (iii) on the
<br />Tet-txtinatiort Date, Tenant surrenders the part of the Premises altered or improved in as good a condition as on the
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