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ARTICLE 11 DAMAGE OR DESTRUCTION 11.1 Reconstruction and/or Removal. Should any improvements on the Premises or Property be damaged or destroyed by fire or other casualty or any other cause whatsoever, Tenant shall cause the commencement of reconstruction to the damaged or destroyed improvements within 30 days after such damage or destruction, and thereafter cause such reconstruction to be diligently prosecuted to completion, unless waived in writing by Landord. ARTICLE 12 CONDEMNATION 12.1 General. If any portion of or interest of the Property shall be condemned (including, without limitation, inverse condemnation) or taken by any public authority or by any other person or entity with the power of condemnation, by eminent domain or by purchase in lieu thereof, this Lease shall be terminated. 12.2 Award. The value of any condemnation award relating to the Premises and/or the improvements thereto shall be the exclusive property of Landlord. Nothing contained herein shall bar Tenant from asserting a claim for loss of goodwill or other damages not related to the Premises. ARTICLE 13 ASSIGNMENT AND SUBLETTING 13.1 Prior Written Consent. Tenant may not assign or sublet, without Landlord's prior written consent all or any portion of its interest in this Lease. 13.2 Assignment of Landlord's Interest in Lease or the Leased Premises. Landlord may convey, transfer, sell, assign or otherwise transfer the Property, this Lease, all or a portion of its interest thereunder, and/or all or a portion of the payments that are payable to it by Tenant pursuant to this Lease. Tenant hereby consents and agrees to any such transfer which Landlord considers necessary or proper, regardless of the reason or reasons for which Landlord makes such transfer and regardless of the entity that is the transferee thereunder. 10 -_... T""""