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Landlord may bill Tenant for such replacement if Landlord's consultant determines with reasonable
<br />certainty that the need to replace the HVAC Systems was as a result of Tenant's misuse of it or
<br />Tenant's failure to notify the Landlord of its malfunctioning. Except as provided in this Section 5.1,
<br />Landlord shall not be obligated to make repairs, replacements or improvements of any kind to or for
<br />the Premises, or any trade fixtures or equipment contained therein, all of which such repairs,
<br />replacements or improvements shall be the responsibility of Tenant.
<br />5.2. Tenant Maintenance and Repairs. Except for repairs to be performed by Landlord
<br />pursuant to Section 5.1, Tenant shall: (a) keep the Premises clean, neat, sanitary and safe, and in
<br />good order, repair and condition, including, without limitation, that Tenant shall make all
<br />maintenance, repairs, alterations, additions, or replacements to the Premises and shall provide
<br />routine janitorial services at Tenant's expense; (b) keep all glass in windows, doors, fixtures, and
<br />other locations clean and in good order, repair, and condition, and replace interior light bulbs or
<br />fluorescent lights as needed; and (c) paint and decorate the Premises as necessary or appropriate to
<br />comply with the terms and conditions of this Section 5.2. Notwithstanding any provision to the
<br />contrary, including Section 6.1, the Tenant shall be responsible for notifying the Landlord of any
<br />damage to, malfunctioning of, or apparent repairs necessary to be made to the HVAC Systems or
<br />to the plumbing, electrical or other systems used by or for the Premises, or any apparent structural
<br />damage or malfunctioning. Plumbing and electrical maintenance and repair expenses which are
<br />directly attributable to the plumbing and electrical systems utilized by and exclusively serving
<br />Tenant shall be the responsibility of Tenant.
<br />ARTICLE VI
<br />ALTERATIONS AND IMPROVEMENTS TO THE PREMISES
<br />6.1. Tenant Alterations.
<br />(a)Alterations. Tenant, at its sole cost and expense, may install in the Premises
<br />such improvements and equipment as Tenant reasonably determines to be necessary or
<br />appropriate to conduct its business. Tenant, at its sole cost and expense, also may make non-
<br />structural alterations or improvements to the interior of the Premises if: (i) Tenant delivers
<br />to Landlord written notice describing the proposed alteration or improvement with
<br />particularity and provides to Landlord copies of any plans and specifications for the alteration
<br />or improvement; (ii) Landlord approves, in writing, of the proposed alteration or
<br />improvement; and (c) on the Termination Date, Tenant surrenders the part of the Premises
<br />altered or improved in as good a condition as on the Effective Date. Tenant shall not, without
<br />the prior written consent of Landlord, make any: (1) alterations, improvements, or additions
<br />of or to the exterior of the Premises; or (2) except as described above, structural or other
<br />alterations, improvements, or additions of or to any part of the Premises. All alterations,
<br />improvements, or additions to the Premises, exclusive of moveable equipment and furniture,
<br />shall become the sole property of Landlord on the Termination Date.
<br />(b)Permits. Before making any alterations, improvements, or additions, Tenant shall:
<br />(i)obtain all permits, licenses, and approvals necessary for the completion of the
<br />improvements, alterations, or additions; and (ii) deliver to Landlord: (A) copies of such
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