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<br />which is or becomes regulated by any federal, state or local law, ordinance, order, rule, regulation,
<br />code or any other governmental restriction or requirement, and shall include, but not be limited to,
<br />asbestos, petroleum products, and the terms “Hazardous Substance” and “Hazardous Waste” as
<br />defined in the Comprehensive Environmental Response, Compensation and Liability Act, as
<br />amended, 42 U.S.C. Sec. 9601 et seq. (“CERCLA”), and the Resource Conservation and Recovery
<br />Act, as amended, 42 U.S.C. Sec. 6901 et seq. (“RCRA”), and the term “Hazardous Chemical” as
<br />defined in OSHA (hereinafter “Environmental Laws”).
<br />In addition to, and in no way limiting, Tenant's duties and obligations under this Sublease,
<br />should Tenant breach any of its duties and obligations as set forth in this Section 7.4(b), or if the
<br />presence of any Hazardous Material(s) on the Premises results in contamination of the Premises,
<br />the Building, any land other than the Building, the atmosphere, or any water or waterway (including
<br />without limitation groundwater), or if contamination of the Premises or of the Building by any
<br />Hazardous Material(s) otherwise occurs for which Tenant is otherwise legally liable to Commission
<br />for damages resulting therefrom, Tenant shall Indemnify, as hereinafter defined, Commission from
<br />and against any Loss, as hereinafter defined, arising during or after the Term as a result of such
<br />contamination. The term “Loss,” in this Section 7.4(b) includes, without limitation, costs and
<br />expenses incurred in connection with any investigation of site conditions or any cleanup,
<br />remediation, removal, fines, monitoring, or restoration work required or imposed by any federal,
<br />state or local governmental agency or political subdivision because of the presence of Hazardous
<br />Material(s) on or about the Premises or the Building, or because of the presence of Hazardous
<br />Material(s) anywhere else which came or otherwise emanated from Tenant or the Premises. The
<br />indemnification contained in this Section 7.4(b) shall survive the Termination Date.
<br />7.5 Rights Reserved to Commission. Commission shall have the following rights
<br />exercisable upon reasonable prior notice, but without liability to Tenant for damage or injury to
<br />property, person, or business (all claims or damage being hereby released), and without effecting a
<br />constructive eviction or disturbance of Tenant's use or possession or giving rise to any claim for
<br />offsets or abatement of rent:
<br />(a)To change the name or street address of the Building;
<br />(b)To install and maintain signs on the exterior and interior of the Building which signs
<br />will not affect the access to or visibility of the Premises or Tenant's signs;
<br />(c)To designate and/or approve, prior to installation, all types of window coverings,
<br />awnings, covered entrances and signs and lettering (in accordance with Section 7.6) on windows
<br />and building exteriors and elsewhere visible from the sidewalk around the Building, and to
<br />control all internal lighting that may be visible from outside the Building;
<br />(d)To have pass keys to the Building, Premises, and all portions thereof;
<br />(e)To grant to anyone the exclusive right to conduct any business or render any service
<br />in the Building if such exclusive right shall not operate to exclude Tenant from the use expressly
<br />permitted in Section 7.1;
<br />(f)To decorate, remodel, repair, alter or otherwise prepare the Premises for re-occupancy
<br />(i)during the last three (3) months of the Term, but only if during or prior to such time Tenant
<br />vacates the Premises, or (ii) at any time after Tenant abandons the Premises;
<br />(g)To enter the Premises to make inspections, repairs, alterations, or additions in or to the
<br />Premises, or during the final three (3) months of the Term to exhibit the Premises to prospective
<br />tenants, purchasers, or others, at reasonable hours and at any time in the event of an emergency,
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