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caused by the neglect, misuse, or misconduct of Tenant, its agents, employees or invitees, Tenant <br />shall promptly reimburse Landlord within thirty (30 days of invoice for the cost of all such repairs <br />and maintenance. <br />b. Tenant shall, at Tenant's sole cost and expense, maintain the Property except as <br />noted under Section IO.a, above, in good condition and repair. Said maintenance shall include but <br />not be limited to, the interior of the Property, exterior doors and windows, all fixtures and <br />equipment, including without limitation, plate glass, electrical wiring, plumbing fixtures, <br />plumbing drains (from the interior of the Property to the point of connection of Tenant's drainage <br />system with the sanitary sewer system owned, managed, and/or maintained by the local <br />municipality). Landlord shall maintain the heating and air conditioning system in good and <br />working order at Landlord's sole expense and cost. Tenant hereby waives California Civil Code <br />Sections 1932(1), 1941 and 1942 and any other applicable existing or future law, ordinance or <br />governmental regulation permitting Tenant to make repairs at Landlord's expense. <br />11. Utilities. Tenant shall contract directly for and pay for all utilities and services furnished <br />to or used by Tenant upon the Property. Landlord shall not be responsible for any interruptions or <br />disturbance of service, nor shall there be any abatement of rent resulting from any cessation or <br />interruption of utility service or other service contemplated by this section unless such interruption <br />is caused by Landlord's actions in which case Tenant may receive abatement of rent on a day for <br />day basis after I business day of interruption if such interruption causes material interference with <br />tenant's business or Tenant is not able to occupy the Property. Tenant shall deposit all trash only <br />in designated areas. <br />12. Rules. Tenant shall comply with the rules and regulations attached to this Lease as <br />Exhibit B and all reasonable modifications thereof and additions thereto from time to time put into <br />effect by Landlord so long as prompt notice is given by Landlord of any changes (the "Rules and <br />Regulations"). <br />13. Alterations and Liens. Tenant shall not make or cause to be made any alterations, additions, <br />or improvements to or of the Property or any part thereof without the prior written consent of <br />Landlord except for cosmetic or non-structural alterations up to a total cost of $10,000. If any <br />alterations require additional changes to comply with Laws which are triggered by Tenant's <br />alterations, all such resulting requirements to comply with .Laws shall be at Tenant's expense and <br />any Landlord consent to such alterations shall be conditioned on Tenant's payment for same. Any <br />alterations, additions, or improvements affixed to the Property, except furnishings, equipment, and <br />trade fixtures, shall, at Landlord's option, become part of the real property and belong to Landlord <br />on expiration or termination of the term and any extension thereof. If Landlord consents to the <br />making of any alteration, additions, or improvements to the Property, they shall be made at <br />Tenant's sole cost and expense. Tenant shall keep the Property free and clear of any liens or <br />encumbrances which may arise from such work. At Landlord's option, Tenant shall, at its sole <br />cost and expense, remove all such additions, alterations, and improvements from the Property at <br />the end of the term hereof and repair any damage to the Property occasioned by such removal <br />provided Landlord notifies tenant of such requirement at the time of any alteration, and any <br />cosmetic or nonstructural alterations shall not require removal. <br />E <br />