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© Commercial Association of Brokers Oregon/SW Washington (2/05) OFFICE LEASE (OR) ALL RIGHTS RESERVED 8 of 18 1 (c) make all necessary repairs and replacements to all portions of the Premises and pay 2 Landlord for the repairs or replacements to the Building if any such repairs or replacements are needed because of 3 Tenant’s misuse or primary negligence; and 4 5 (d) not commit waste to the Premises, Building, Common Areas or Property. If Tenant fails to 6 perform Tenant's obligations under this Section or under any other Section of this Lease, after ten (10) business days’ 7 prior written notice to Tenant, except in an emergency when no notice shall be required, Landlord may enter the 8 Premises, perform the obligations on Tenant's behalf, and recover the cost of performance, together with interest at 9 the rate of twelve percent (12%) per year, as Additional Rent payable by Tenant with the next installment of Rent, 10 provided that such rate shall not exceed the maximum rate then allowed by law. 11 12 5.3 Liability. Landlord shall not be liable for any failure to maintain and repair the Premises or the 13 Building unless Tenant delivers written notice of such failure to Landlord and Landlord fails to perform such 14 maintenance or repair in a reasonable time and manner. Landlord may erect scaffolding and other apparatus 15 necessary to make repairs or alterations to the Premises and/or the Building. So long as Landlord uses commercially 16 reasonable efforts to minimize interference with Tenant’s business, Tenant shall have no claim against Landlord for 17 any interruption or reduction of services or interference with Tenant's occupancy because of repairs or maintenance 18 performed by Landlord to the Premises or the Building. 19 20 5.4 Costs of Repair. All costs of repair and maintenance incurred by Landlord under Section 5.1 shall 21 be considered "operating expenses" for purposes of Section 3.2.1, except that Tenant shall reimburse Landlord upon 22 demand for the cost of repair incurred by Landlord for damage caused by the negligent or intentional acts or any 23 breach of this Lease by Tenant, its employees, contractors, agents or invitees. 24 25 SECTION 6. ALTERATIONS. 26 27 6.1 Alterations by Landlord. So long as such alteration or change does not materially interfere with the 28 operation by Tenant of its business in the Premises, Landlord may modify or alter any improvements in the Building, 29 the parking area, and other Common Areas. 30 31 6.2 Alterations by Tenant. Tenant shall not make any alterations, additions, or improvements to the 32 Premises or the Building that cost more than $200, modify the color of the interior of the Premises, or install any wall 33 or floor covering therein without first having obtained Landlord's prior written consent, which consent Landlord may 34 withhold in Landlord’s sole discretion. If Landlord consents in writing to any proposed alteration of the Premises, 35 Tenant shall (i) only contract with a Landlord-approved contractor for the performance of such alterations, (ii) obtain 36 all necessary governmental permits and approvals and deliver copies thereof to Landlord, and (iii) cause all 37 alterations to be completed in compliance with Landlord-approved plans and specifications with all due diligence. All 38 alterations shall be performed in a manner so as to minimize any interference with the quiet enjoyment of other 39 occupants of the Building. Except for removable machinery and unattached movable trade fixtures, all improvements, 40 alterations, wiring, cables or conduit installed by Tenant shall immediately become part of the Premises, with title 41 vested in Landlord. Landlord may require that Tenant remove any such improvements, alterations, wiring, cables or 42 conduit installed by or for Tenant and restore the Premises to good condition and repair upon expiration or earlier 43 termination of this Lease. Any contractor used by Tenant for any work in the Premises shall be subject to review and 44 approval by Landlord, and Landlord may post notices of nonresponsibility in connection with any work being 45 performed in the Premises by or at the request of Tenant. All work in the Premises by or at Tenant’s request must 46 comply with all applicable Laws. Tenant shall not permit any liens to attach to the Building or Tenant's interest in the 47 Premises as a result of any work performed by or at Tenant’s request. 48 49 SECTION 7. UTILITIES AND SERVICES. 50 51 7.1 General. Landlord will furnish water and electricity to the Building at all times and will furnish heat 52 and air conditioning (if the Building is air conditioned), at Building standard levels consistent with general office use, 53 during the normal Building hours as reasonably established by Landlord. Janitorial service will be provided in 54 DocuSign Envelope ID: 58B9EAAB-3323-4198-8EF0-00895196FD5A