13. IMPROVEMENTS AND ALTERATIONS
(a) During the term of this Lease, Tenant shall not make any alterations
or additions to the Premises which are structural in nature or
which affect the Building systems, without the prior written consent
of Landlord. All such work consented to by Landlord, to be done
or performed in or about the Premises by Tenant, shall be performed
(i) at Tenant's sole cost and expense,
(ii) in accordance with
the plans and specifications prepared by and at the expense of
Tenant and approved by Landlord, and
(iii) by contractors, subcontractors
and materialman approved by Landlord. Upon completion of any such
work which requires the review of plans and specifications and
continuous observance of construction, Tenant shall pay to Landlord's
Building Manager an amount equal to five (5%) percent of the cost
of such work, to reimburse Landlord's Building Manager for saidreview and observance and the coordination and final inspection
of the work. during the course of performance of said work, Tenant
will carry or cause to be carried Comprehensive General Liability
insurance, with a limit of at least $2,000,000.00, naming Landlord
and Landlord's Building managing agent as additional insurers
and further providing that such insurance cannot be canceled without
at least thirty (30) days' prior written notice to Landlord and
Landlord's agent. Landlord shall require a guarantee by each of
Tenant's prime contractors and materialmen for the benefit of
Landlord and Tenant that all work performed and materials and
equipment furnished by such contractors will conform to the requirements
of the plans and specifications as to the kind, quality, function
of the equipment and characteristics of material and workmanship
and will remain so for a period of at least one year from the
date that the work has been completed, and in the event any defects
in materials, equipment or workmanship shall appear prior to the
expiration of such period, upon receiving written notice thereof
from Landlord or Tenant, the contractor will immediately correct
and repair the same at the expense of such contractor. Said guarantees
shall be effective whether or not any part of the aforesaid work
has been subcontracted by the contractor.
(b) Any consent by Landlord permitting Tenant to do any or cause
any work to be done in or about the Premises shall be and hereby
is conditioned upon Tenant's work being performed by workmen and
mechanics working in harmony and not interfering with labor employed
by Landlord, Landlord's mechanics or their contractors or by any
other tenants or their contractors. To that end, said work shall
be done by union labor having the same union affiliations as other
workmen performing work for other tenants or Landlord and their
contractors, if required by Landlord. If at any time any of the
workmen or mechanics performing any of Tenant's work shall not
be of the same union affiliation or shall be unable to work in
harmony or shall interfere with any labor employed by Landlord,
other tenants or their respective mechanics and contractors, then
the permission granted by Landlord to Tenant permitting Tenant
to do or cause any work to be done in or about the Premises, may
be withdrawn by Landlord upon forty-eight (48) hours' written
notice to Tenant.
(c) All alterations, interior decorations, improvements or additions
made to the Premises by Tenant, except for movable furniture,
equipment and trade fixtures, shall immediately become Landlord's
property. Tenant shall have the right but not the obligation to
remove all movable furniture, equipment and trade fixtures installed
by Tenant in the Premises, except lighting fixtures and air-conditioning
equipment, provided that Tenant repairs any damage caused to the
Premises by said removal. All of said movable furniture, equipment
and trade fixtures remaining on the Premises after said expiration
date, or any sooner termination date due to any default of Tenant,
shall be deemed to be abandoned property and shall automatically
become the property of Landlord.
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