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<br /> and (13) any other costs or expenses incurred by Landlord under this Lease and <br /> reasonably necessary to operate, repair, manage, and maintain the building and Property <br /> in a first-class manner and condition and not otherwise reimbursed by tenants of the <br /> Building. <br /> 2.3.6.1 Exclusions from Operating Expenses. The following <br /> items shall be excluded from "Operating Expenses": <br /> (a) repairs or other work occasioned by (i) earthquake, fire, <br /> windstorm, or other casualty of the type which landlord has insured or is required to insure <br /> to the extent Landlord is reimbursed by insurance proceeds, provided however, that the <br /> deductible portion of any insured loss shall be included in the operating expenses; (ii) the <br /> exercise of the right of eminent domain, to the extent landlord is reimbursed by <br /> condemnation proceeds; <br /> (b) leasing commissions, attorneys' fees, costs, and <br /> disbursements and other expenses incurred in connection with negotiations or disputes <br /> with other tenants in no way attributable to Tenant, other occupants, prospective tenants <br /> or other occupants, or legal fees incurred in connection with this lease; <br /> (c) expenses, including permits, license and inspection <br /> costs, incurred in tenant build-out, renovating or otherwise improving or decorating, <br /> painting or redecorating space for other tenants or other occupants of vacant space; <br /> (d) landlord's costs of electricity and other services sold or <br /> provided to tenants in the Building for which landlord is entitled to be reimbursed, whether <br /> or not collected, by such tenants as a separate additional charge or rental over and above <br /> the Basic Rent or escalation payment payable under the lease with such tenant; . <br /> (e) depreciation, amortization' and interest payments, <br /> except as provided elsewhere in the Lease; <br /> (f) expenses in connection with non-Building standard <br /> services or benefits of a type which are not provided to Tenant but which are provided to <br /> other occupants of the Building or for which Tenant is charged directly but which are <br /> provided to another tenant or occupant of the Building without direct charge; <br /> (g) costs incurred due to violation by Landlord or any tenant <br /> or other occupant of the terms and conditions of any lease or other rental arrangement <br /> covering space in the Building, or by Landlord's failure to adhere to standards of prudent <br /> conduct then observed by landlords of comparable buildings; <br /> 8 <br /> A:ILEASE,WPO <br /> 1 T" 1 .', <br />