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<br />Section 5.1, Commission shall not be obligated to make repairs, replacements or improvements of
<br />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 />5.2. Tenant Maintenance and Repairs. Except for repairs to be performed by
<br />Commission pursuant to Section 5.1, Tenant shall: (a) keep the Premises clean, neat, sanitary and
<br />safe, and in good order, repair and condition, including, without limitation, that Tenant shall make
<br />all 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 Commission of
<br />any damage to, malfunctioning of, or apparent repairs necessary to be made to the HVAC Systems
<br />or to the plumbing, electrical or other systems used by or for the Premises. Plumbing and electrical
<br />maintenance and repair expenses which are directly attributable to the plumbing and electrical
<br />systems utilized by and exclusively serving 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 such
<br />improvements and equipment as Tenant reasonably determines to be necessary or appropriate to
<br />conduct its business. Tenant, at its cost and expense, also may make non-structural alterations or
<br />improvements to the interior of the Premises if: (i) Tenant delivers to Commission written
<br />notice describing the proposed alteration or improvement with particularity, and provides to
<br />Commission copies of any plans and specifications for the alteration or improvement; and (ii) on
<br />the Termination Date, Tenant surrenders the part of the Premises altered or improved in as good a
<br />condition as on the Effective Date. Tenant shall not, without the prior written consent of
<br />Commission, make any: (1) alterations, improvements, or additions of or to the exterior of the
<br />Premises; or (2) except as described above, structural or other alterations, improvements, or
<br />additions of or to any part of the Premises. All alterations, improvements, or additions to the
<br />Premises, exclusive of moveable equipment and furniture, shall become the sole property of
<br />Commission 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 improvements,
<br />alterations, or additions; and (ii) deliver to Commission: (A) copies of such permits, licenses, and
<br />approvals; and (B) evidence reasonably satisfactory to Commission that Tenant has procured
<br />workers' compensation, builder's risk, general liability, and personal and property damage
<br />insurance as Commission reasonably may require. Tenant shall at Tenant's cost and expense: (1)
<br />complete the construction of any alterations, improvements or additions in a good and workmanlike
<br />manner and in compliance with all Laws and all permits, licenses and approvals; and (2) assure
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