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(q) costs relating to maintaining landlord's existence, either as a corporation, partnership or other entity, such as trustee's fees, annual fees, partnership or organization or administration expenses, deed recordation expenses, legal and accounting fees (other than with respect to Building operations); / (r) expenses and costs incurred to test, monitor, survey, clean up, contain, abate, remove or otherwise remedy any hazardous materials (including asbestos), to the extent landlord shall be required by any applicable govemmental agency to incur such costs, and to the further extent such costs are not direct expenses of Tenant arising under Section 4.3 of the lease; (s) any ground rent for the Property payable by landlord; (t) any costs for operating expenses in excess of one hundred percent (100%) of the actual amount of any such expenses incurred. 2.3.7 Gross-up. If the Building is less tha~ ninety-five percent (95%) occupied during any Adjustment Period, then Operating Expenses for the Adjustment Period shall be "grossed-up" to that amount of Operating Expenses that, using reasonable projections, would normally be expected to be incurred during Adjustment Period if the Building has been ninety-five percent (95%) occupied during the Adjustment Period, as determined in accordance with sound accounting and management practices, consistently applied. Only those component expenses that are affected by variations in occupancy levels shall be grossed up. 2.3.8 Manner of Payment. To provide for current payments of the Rental Adjustment, Tenant shall, at landlord's request, pay as Additional Rent during each Adjustment Period an amount equal to Landlord's reasonable estimate of the Rental Adjustment which will be payable by Tenant for such Adjustment Period. Such payments shall be made in monthly installments, commencing on the first day of the month following the month in which landlord notifies Tenant of the amount following the month in which landlord notifies Tenant of the amount it is to pay hereunder and continuing until the first day of the month following the month in which landlord gives Tenant a new notice of the estimated Rental Adjustment. It is the intention hereunder to estimate from time to time the amount of Tenant's Rental Adjustment for each Adjustment Period and then to effect a reconciliation in the following year based on the actual ~xpenses incurred for the preceding Adjustment Period. 10 ""II."A~F.W1'D "'1 ,... , r . -,.