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4. Use for Public Purpose. • (a) The Premises shall be used by the Tenant primarily as an art center, with spaces within the building subleased to individual artists and organizations promoting works of art. All subleases shall expire concurrently on the 31 st of December next following their execution, and no such sublease shall extend beyond the term of this lease. (b) Tenant may occasionally rent space on the Premises to private parties for special functions, with the proceeds from such rental kept by Tenant to sustain original purpose of Art Center or for leasehold improvements; provided, however, that the City shall be allowed to use space within the building and on the Premises at no cost. Excess revenues from private rentals shall be used to make major leasehold improvements. 5. Maintenance and Repairs. Landlord shall pay for all routine repairs and maintenance of the exterior Premises, including but not limited to, exterior painting, and maintenance and repairs of the heating, air conditioning, and other mechanical systems on the Premises. Landlord shall pay for all structural maintenance and repairs and for replacement of any mechanical systems needing replacement. Tenant shall pay for custodial and janitorial functions and interior maintenance of the Premises, and shall maintain the Premises in a clean, safe, presentable condition at all times. 6. Tenant Duties. The Tenant agrees to comply with all the sanitary laws and ordinances affecting the cleanliness, occupancy and preservation of the Premises. The Tenant shall use extreme caution when storing any article or thing of a dangerous, flammable or explosive character which might increase the danger of fire upon the Premises. Landlord reserves the right to have the Building & Life Safety Division of the Charlottesville Fire • Department inspect the Premises from time to time with regard to the safe storage and handling Page 2