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<br />11. ALTERATIONS AND ADDITIONS <br />11.1 After completion of Initial Improvements, Lessee shall not, without Lessor's prior <br />written consent, make any alterations, improvements, additions, or utility <br />installations in, on or about the Premises. In any event, Lessee shall make no <br />change or alteration to the interior and/or exterior of the Premises without <br />Lessor's prior written consent. Lessor may require that Lessee remove any or all <br />of said alterations, improvements, additions or Utility Installations and require <br />Lessee to provide Lessor, at Lessee's sole cost and expense, with a payment <br />and performance bond in an amount equal to one and one-half times the <br />estimated cost of removal of such improvements, to insure Lessor against any <br />liability for mechanics' and material men's liens and to insure completion of the <br />work. Should Lessee make any alterations, improvements, additions or Utility <br />Installations without the prior approval of Lessor, Lessor may require that Lessee <br />remove same. <br /> <br />11.2 Requests for any alterations, improvements, additions or Utility Installations in, <br />on, or about the Premises that Lessee shall desire to make and which require the <br />consent of the Lessor shall be presented to Lessor in written form, with proposed <br />detailed plans. If Lessor shall give its consent, the consent shall be deemed <br />conditioned upon Lessee acquiring necessary permits from appropriate <br />governmental agencies, the furnishing of a copy thereof to Lessor prior to the <br />commencement of the work, and the compliance by Lessee with all conditions of <br />said permits. <br /> <br />11.3 Should Lessor consent to alterations of the Premises, Lessee shall submit to <br />Lessor all plans and specifications which shall be subject to the Lessor's prior <br />written approval, which shall not be unreasonably withheld or delayed. All <br />approved plans and specifications shall be in compliance with all laws, rules, <br />permits and authorizations from all pertinent governmental authorities and quasi- <br />governmental authorities, including, but not limited to, those required under the <br />ADA. <br /> <br />11.4 Unless Lessor requires their removal, as set forth in paragraph 11.1, all <br />alterations, improvements, additions and Utility Installations (whether or not such <br />Utility Installations constitute trade fixtures of Lessee), made on the Premises, <br />shall become the property of Lessor and remain upon and be surrendered with <br />the Premises at the expiration of the term. Notwithstanding the provisions of this <br />paragraph, Lessee's machinery and equipment, other than that which is affixed to <br />the Premises so that it cannot be removed without material damage to the <br />Premises, shall remain the property of Lessee and may be removed by Lessee. <br /> <br />11.5 After the Lessee improvements are complete, Lessee shall prepare an Inventory <br />of Fixtures of all new equipment. The Inventory of Fixtures will include the serial <br />number, brand name, and model number of each piece of equipment. In <br />addition, Lessee shall develop a schedule of inspection and cleaning acceptable <br />to Lessor for each piece of equipment. Upon completion of the Inventory of <br />Fixtures and approval by the Lessor, the Inventory of Fixtures will be attached to <br />this Lease as Exhibit D. <br /> <br />11.6 Lessee is prohibited from painting any and all windows of the Premises without <br />the prior written consent of Landlord. Lessee further agrees to maintain the <br /> <br />ATTY/AGR/2007.067 <br />103107 <br /> <br />9 <br />