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10. ALTERATIONS AND ADDITIONS. Tenant shall not make or suffer to be made any • alterations, additions or improvements to the Premises or any part thereof, or attach any fixtures or equipment thereto, without first obtaining Landlord's written consent, which consent shall not be unreasonably withheld. All such alterations, additions and improvements shall immediately become Landlord's property and, at the end of the term hereof, shall remain on the Premises without compensation to Tenant unless Landlord elects by notice to Tenant to have Tenant remove the same, in which event Tenant shall promptly restore the Premises to their condition prior to the installation of such alterations, additions and improvements. In the event that the use of the Premises is for commercial or business purposes, Landlord's consent to install a security and/or alarm system within the Premises shall not be unreasonably withheld. 11. REPAIRS. (a) By entry hereunder Tenant accepts the Premises as being in the condition in which Landlord is obliged to deliver the Premises under the terms of this Lease. Tenant shall, at all times during the term hereof and at Tenant's sole cost and expense, keep the Premises and every part thereof in good condition and repair (ordinary wear and tear, damage thereto by fire, earthquake, act of God or the elements excepted), with Tenant hereby waiving all rights to make repairs at the expense of Landlord or in lieu thereof to vacate the Premises as provided in any applicable law, statute or ordinance now or hereinafter in effect. Tenant shall at the end of the term hereof surrender to Landlord the Premises and all alterations, additions and improvements thereto in the same condition as when received, ordinary wear and tear and damage by fire, earthquake, act of God or the elements excepted. Landlord has no obligation and has made no promise to alter, remodel, • improve, repair, decorate or paint the Premises or any part thereof, except as specifically set forth herein. Tenant shall be responsible for changing its own lights bulbs and maintaining its electrical fixtures. (b) Notwithstanding the provisions of Section 11(a) above, Landlord shall repair and maintain the structural portions of the Project, including the basic plumbing, heating, and electrical service and outlets, installed or famished by Landlord, unless the necessity for such maintenance and repairs are in any way caused by the act, neglect, fault or omission of any duty by Tenant, its agents, servants, employees or invitees, in which case Tenant shall pay to Landlord the reasonable cost of such maintenance and repairs. Landlord shall not be liable for any failure to make any such repairs or to perform any maintenance unless Landlord receives written notice of the need for such repairs or maintenance from Tenant and fails to make such repairs or perform such maintenance within a reasonable period of time following such notice by Tenant. There shall be no abatement of rent and no liability of Landlord by reason of any injury or to interference with Tenant's business arising from the making of any repairs, alterations or improvements in or to any portion of the Building or the Premises or in or to fixtures, appurtenances and/or equipment therein. Tenant waives the right to make repairs at Landlord's expense under any law, statute or ordinance now or hereafter in effect. (c) Notwithstanding anything else to the contrary, Tenant shall be responsible for replacing filters in its HVAC system which must be replaced at least monthly or more often as determined by Landlord. Tenant shall be responsible for any damage caused by Tenant's failure to timely replace • filters. This provision shall not apply if the HVAC system serves more than one tenant. C:\MyFiles\CouncilWov 4UADE lease.doc 1022/2002 2:40 PM W