(b) Except for Landlord's repairs under paragraph (a) above, at its sole cost and expense, Tenant shall make all other repairs necessary to maintain and keep the Premises and the fixtures therein in neat and orderly condition. If tenant refuses or neglects to make such repairs, or fails to diligently prosecute the same to completion, after notice from Landlord of the need therefor, Landlord may make such repairs at the expense of Tenant and such expense, along with a ten (10%) percent service charge, shall be collectible as additional rent. At Tenant's expense, Landlord shall make all repairs to the light fixtures in the Premises, including replacement bulbs and ballasts.
(c) Landlord shall not be liable for any interference with Tenant's business arising from the making of any repairs in the Premises under paragraph (a) above. Landlord shall interfere as little as reasonably practicable with the conduct of Tenant's business. There shall be no abatement of Base Rent because of such repairs. Except as otherwise provided in Section 24 hereof, in the event Landlord fails to complete the repair or replacement within a period of ninety (90) days (subject to extension for Force Majeure circumstances) from the date of notice from Tenant, Tenant may, at its option, upon at least ten (10) days' notice to Landlord of tenant's intention to repair, the Landlord's failure to complete the repair by the end of the 10-day period, Tenant may perform or arrange to perform Landlord's obligation to repair, in which event Landlord shall reimburse Tenant for the reasonable cost to perform Landlord's obligation to repair, within thirty (30) days after Tenant's written request, therefore, supported by receipted bills, canceled checks and other satisfactory evidence of Tenant's payment. If Landlord fails to reimburse Tenant within said 30-day period, Tenant shall be entitled to a credit toward the next Base Rent accruing under the Lease. Notwithstanding the foregoing, if the nature of Landlord's obligation to repair is such that more than ninety (90) days are required for performance, Landlord shall not be in default if Landlord commences performance within such ninety (90) day period and thereafter diligently proceeds to completion.
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