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<br /> <br />11.1. Surrender of Leased Premises. Except as herein otherwise expressly provided in <br />this Article XI, Tenant shall surrender and deliver up the Premises, together with all property <br />affixed to the Premises, to Landlord at the expiration or other termination of this Lease or of <br />Tenant's right to possession hereunder, without fraud or delay, in good order, condition and repair <br />except for reasonable wear and tear after the last necessary repair, replacement, or restoration is <br />made by Tenant, free and clear of all liens and encumbrances, and without any payment or <br />allowance whatsoever by Landlord on account of any improvements made by Tenant. <br /> <br />11.2. Removal of Certain Property. All moveable equipment and furniture furnished by <br />or at the expense of Tenant shall be removed by or on behalf of Tenant at or prior to the expiration <br />or other termination of this Lease or of Tenant's right of possession hereunder, but only if, and to <br />the extent, that the removal thereof will not cause physical injury or damage to the Premises or <br />necessitate changes or repairs to the same. Tenant shall repair and restore any injury or damage <br />to the Premises arising from such removal so as to return the Premises to the condition described <br />in Section 11.1 above, or alternatively, at Landlord's discretion, Tenant shall pay or cause to be <br />paid to Landlord one hundred ten percent (110%) of the cost of repairing or restoring injury or <br />damage which costs shall be deemed due and payable as of the date on which surrender by Tenant <br />is required under this Lease. <br /> <br />11.3. Property Not Removed. Any personal property of Tenant which shall remain in or <br />upon the Premises after Tenant has surrendered possession of the Premises shall be deemed to have <br />been abandoned by Tenant, and at the option of Landlord, such property: (a) shall be retained by <br />Landlord as its property; (b) shall be disposed of by Landlord in such manner as Landlord shall <br />determine, without accountability to any person; or (c) shall be removed by Tenant within three <br />(3) business days at Tenant's expense upon written request from Landlord; provided, however, that <br />if Tenant fails to remove such property within such timeframe, Landlord may remove such property <br />at Tenant's expenses, charging Tenant one hundred ten percent (110%) of the costs incurred by <br />Landlord to remove said items, which funds shall be due immediately upon notification of Tenant of <br />such charges. Landlord shall not be responsible for any loss or damage occurring to any property <br />owned by Tenant remaining in the Premises after Tenant surrenders possession thereof. <br /> <br />11.4. Survival of Terms. The terms of this Article XI shall survive any termination of <br />this Lease. <br /> <br />ARTICLE XII <br />DEFAULT <br /> <br />12.1. Events of Default. Each and all of the following events shall be deemed an "Event <br />of Default" by Tenant under this Lease: <br /> <br />(a) Insurance Not Maintained. Any failure to maintain the insurance coverages <br />required to be maintained by Tenant under this Lease. <br /> <br />(b) All Other Lease Violations. Tenant's failure to perform or observe any other <br />covenant, condition, or agreement of this Lease, which failure is not cured by Tenant within