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Term of the Lease in all event events shall expire on December 31, 2013, unless otherwise agreed in writing by Landlord and Tenant. The date upon which the term of the Lease expires or is terminated in accordance with the terms of this Lease is referred to as the "Expiration Date." 2.3 Delay in Delivery of Possession. The Commencement Date is expected to occur on or before December 31, 2011. If for any reason Landlord fails to deliver possession of the Premises to Tenant on the anticipated Commencement Date described above, Landlord shall not be liable to Tenant therefor, nor shall such failure affect the validity of this Lease or the obligations of Tenant hereunder. 2.4 Termination by Tenant. Notwithstanding anything in this Lease to the contrary, Tenant may terminate this Lease at any time, and for any or no reason, by delivering written to Landlord at least thirty (30) days prior to the termination date specified in such notice. If Tenant exercises such termination right, then the Expiration Date shall be the date set forth in such notice, provided such date is at thirty (30) days after the date such notice is delivered by Tenant to Landlord. 2.5 Termination by Landlord. Notwithstanding anything in this Lease to the contrary, Landlord may terminate this Lease at any time, and for any or no reason, by delivering written notice (the "Landlord's Termination Notice ") to Tenant at least six (6) months prior to the termination date specified in such notice. If Landlord exercises such termination right, then the Expiration Date shall be the date set forth in the Landlord's Termination Notice, provided such date is at least six (6) months after the date the Landlord's Termination Notice is delivered by Landlord to Tenant. Notwithstanding the preceding provisions of this Section 2.5 to the contrary, Landlord shall not deliver Landlord's Termination Notice until the later of (a) six (6) months after the Commencement Date, and (b) the date that is six (6) months before the date on which Landlord anticipates that it will require exclusive possession of the Premises in order to commence demolition of the improvements on the Premises and construction of new improvements on the Premises (the "Anticipated Possession Date "). Tenant acknowledges that Landlord (or its successors or assigns) desires to acquire the Property and certain other real property adjacent or contiguous to the Property as part of an assemblage of land that Landlord presently intends to jointly develop as a unified project (the "Project ") and that the timing for the planning, design, and permitting of the Project and the date by which Landlord shall require exclusive possession of the Premises for commencement of demolition and other pre - construction activities is difficult to ascertain with certainty. Accordingly, so long as Landlord acts in good faith, the timing of Landlord's delivery of the Landlord's Termination Notice pursuant to clause (b) of this Section 2.5 shall be binding on Tenant. However, if Landlord delivers Landlord's Termination Notice under clause (b) of this Section 2.5 and if as of the Anticipated Possession Date Landlord in its sole discretion determines that it does not then require possession of the Premises, then Landlord shall notify Tenant of such fact and the Term of the Lease shall continue on a month -to -month basis at the rental amount set forth in Section 3.1. In such event, the month -to -month tenancy may be terminated by either Landlord or Tenant by its delivery to the other party of written notice electing to terminate this Lease, provided that Redwood City Lease 10.07. 2010 v.4 (20 Chemical) 2