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<br /> 2.3.6 Operating Expenses. "Operating Expenses" means all expenses
<br /> incurred by Landlord in maintaining and operating the Building, including without limitation,
<br /> costs of the following: (1) utilities; (2) supplies; (3) insurance (including workers'
<br /> compensation; health, accident, and group life pro rata for employees involved in the
<br /> management of the Building); public liability; property damage; earthquake; and fire and
<br /> extended coverage insurance up to the full replacement cost ofthe Building and Property
<br /> as required by Landlord or its lenders for the Property subject to commercially reasonable
<br /> deductions); (4) services of independent contractors; (5) compensation (including
<br /> employment taxes and fringe benefits) of all persons who perform duties in connection with
<br /> the operation, maintenance, repair, or overhaul of the Building or Property, and equipment,
<br /> improvements, and facilities located within the Property, including, without limitation,
<br /> engineers, janitors, painters, floor waxers, window washers, security, parking personnel,
<br /> and gardeners; (6) operation and maintenance of a room for delivery and distribution of
<br /> mail to tenants of the Building as required by the United States Postal service (including,
<br /> without limitations, an amount equal to the fair market rental value of the mail room
<br /> premises); (7) management of the Building or Property, whether managed by Landlord or
<br /> an independent contractor (including, without limitation, an amount equal to the fair market
<br /> value of anyon-site manager's office): (8) rental expenses for (or a reasonable
<br /> depreciation allowance on) personal property used in maintenance, operation, or repair of
<br /> the Building or Property; (9) costs, expenditures, or charges (capital expenses shall be
<br /> amortized according to GAAP) required by any governmental or quasi-governmental
<br /> authority after the Commencement Date; (10) amortization according to GAAP of capital
<br /> expenses (including financing costs) incurred after the Commencement Date and (i)
<br /> required by any governmental entity after the Commencement Date or (H).made by
<br /> Landlord to reduce Property Operating Expenses; (12) any general, special, ad valorem,
<br /> or specific, excise, capital levy, or other tax, assessment, levy, or charge directly on the
<br /> Rent received under this Lease or on the rent received under any other leases of space
<br /> in the Building or any license fee, excise, or, franchise tax, assessment, levy, or charge
<br /> measured by or based, in whole or in part, upon such rent, or any transfer, transaction, or
<br /> similar tax, assessment, levy, or charge based directly or indirectly upon the transaction
<br /> represented by this Lease or other leases of premises in the Building, or any occupancy,
<br /> use, per capita, or other tax, assessment, levy, or charge based directly or indirectly upon
<br /> the use or occupancy of the Premises or other premises within the Building or Property;
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