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omissions of Landlord or Landlord's agents, tenants (other than Tenant), employees or contractors (referred to as "Landlord's Environmental Acts"). This indemnification by Landlord of Tenant includes any reasonable costs incurred in connection with any investigation of site conditions or any clean up, remedial, removal or restoration work required by any governmental agency because of the presence of such Hazardous Materials due to Landlord's Environmental Acts. Landlord shall promptly notify Landlord of any Environmental Hazard in or around the Center, which Landlord becomes aware of during the Term of this Lease, caused by Landlord's Environmental Acts. (b) Reporting Requirement. Landlord shall promptly notify Tenant of, and shall promptly provide Tenant with copies of the following environmental items relating to the Center which may be filed or prepared by or on behalf of, or delivered to or served upon, Landlord (excluding those which may be reasonably considered confidential): all orders, reports, listings and correspondence of or concerning the release, investigation of, compliance, clean up, remedial and corrective actions, and abatement of Hazardous Materials whether or not required by any Applicable Laws, including, reports and notices required by or given pursuant to any Applicable Laws, and all complaints, pleading and other legal documents filed against Landlord related to Landlord's use, handling, storage or disposal of Hazardous Materials. In the event of a release of any Hazardous Materials in violation of Applicable Laws in, on or about the Center, Landlord shall promptly notify Tenant and provide Tenant with copies of all reports and correspondence with or from all governmental agencies, authorities or any other persons relating to such release (excluding those which may be reasonably considered confidential). (c) Environmental Actions. Tenant may join and participate in any legal proceedings or actions initiated in connection with any claims or causes of action arising out Landlord's Environmental Acts which results in (i) injury to or any contamination of the Premises, or (ii) injury to or contamination of any real or personal property of Tenant within the Center. Landlord, at its sole cost and expense, shall promptly take all actions necessary to return the Center to the condition existing prior to the introduction of such Hazardous Materials to the Center and to remedy or repair any such injury or contamination. Notwithstanding the foregoing, Landlord shall not, without Tenant's prior written consent, which consent shall not be unreasonably withheld or denied or conditioned or delayed, take any remedial action in response to the presence in violation of Applicable Laws of any Hazardous Materials in, on, under or about the Center or enter into any settlement agreement, consent decree or other compromise with any governmental agency with respect to any Hazardous Materials claims; provided, however, Tenant's prior written consent shall not be necessary in the event that the presence of Hazardous Materials in, on, under or about the Center (i) poses an immediate threat to the health, safety or welfare of any individual or (ii) is of such nature that an immediate remedial response is necessary and it is not possible to obtain Tenant's consent before taking such action; and provided further that Tenant's consent shall not be required in connection with the remediation of any Hazardous Materials identified in the Environmental Reports. 66 CHG02:3091375.v8 . .-.....,.,,-