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Each Party shall keep its personal property and trade fixtures in the Premises and Building insured with "all risk" insurance in an amount to cover one hundred percent (100%) of the replacement cost of the property and fixtures. Tenant shall also keep any tenant improvements made to the Premises at Tenant's expense insured to the same degree as Tenant's personal property. Alternatively, Tenant may provide satisfactory proof of self insurance which provides or exceeds coverage offered under a standard replacement cost policy. 5.3 Liability Insurance. Each Party shall maintain comprehensive (or commercial) general liability insurance, including public liability and property damage, with a minimum combined single limit of liability of Two Million Dollars ($2,000,000.00) for injuries or deaths of persons occurring in or about the Building and Premises. Tenant may substitute a policy providing One Million Dollar ($1,000,000.00) limit of liability for damages, injuries or death of a person with at least a Two Million Dollar ($2,000,000.00) umbrella policy. Alternatively, Tenant may substitute a self-insured liability program with the required liability and property coverages. Landlord shall be provided with a Certificate of Coverage which provides or exceeds coverage offered under a liability and umbrella policy with the above referenced limits. 5.4 Waiver of Subrogation. landlord and Tenant agree that their respective property loss risks shall be borne by responsible insurance carriers to the extent provided in this Article 5, and Landlord and Tenant hereby agree to look solely to, and seek recovery only from, their respective insurance carriers in the event of a property loss, to the extent that such coverage is agreed to be provided hereunder. The Parties each hereby waive all rights and claims against each other and against 4~~ L/ ~