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i 1 8. Leasehold Improvements. j I All Improvements to the Premises (collectively, "Leasehold Improvements") shall be owned by Landlord and shall remain upon the Premises without compensation to Tenant. j S. Repairs and Alterations. a. Tenant's Repair Obli atp ions. Tenant shall keep the Premises in good condition and repair, I reasonable wear and tear excepted, and in accordance with Law (including, without limitation, California Energy Cade, Title 24). If Tenant trails to make any repairs to the Premises for more than ten (10) days after notice from Landlord (although notice shall not be required If there is an emergency), Landlord may make the repairs,and Tenant shall pay the reasonable cost of the repairs to Landlord within thirty (30) days after receipt of an invoice therefor, together with an administrative charge in an amount equal to ten percent (10%)of the cost of the repairs. b. Landlord's Repair Obligations. Landlord shall keep and maintain in good repair and working ' order and make repairs to and perform maintenance upon: (1) structural elements of the Building; (2) mechanical (including HVAC), electrical, plumbing and fire/life safety systems serving the Building In general;(3)Common Areas; (4)the roof of the Building; (5)exterior windows of the Building; and (6) elevators serving the Building. Landlord shall promptly make repairs (considering the nature and urgency of the repair) for which Landlord is responsible. if and to the extent the need for such maintenance and/or repairs are caused by the negligence or willful misconduct of Tenant or any Tenant Related Partles, Tenant shall, as Rent, reimburse Landlord for all costs and expenses reasonably Incurred by Landlord for such maintenance and/or repair within thirty(30)days after receipt of an invoice therefor,together with an administrative charge in an amount equal to ten percent(10%) of the cost of the repairs. - i C. Alterations. Tenant shall not make alterations, additions or improvements to the Premises or install any cable or wiring in the Premises or other portions of the Building (collectively referred to as "Alterations")without first obtaining the written consent of Landlord in each instance,which consent shall not be unreasonably withheld or delayed. d. Addltlonal Tenant Security Systems. Subject to Landlord's prior written approval of Tenant's plans, including access to any wiring channels and the roof, and the terms and conditions of this lease regarding Alterations to the Premises,Tenant shall be permitted at its sale expense to Install or utilize its own security measures (such as a security system), so long as such systems, and install its own wiring and cabling for phone and internet services, provided that such services are oompaiible with Building systems, if connected thereto. Tenant shall provide Landlord with reasonable means of accessing all areas of the Premises in the event of an emergency,Including,without limitation,providing Landlord with master pass keys and bypass mechanisms for electronic doors. landlord shall have no obligation to provide any cleaning or janitorial service to any areas which are not generally i accessible to landlord and its cleaning contractors. If Landlord determines in its sole discretion that an emergency in the Building or the Premises requires Landlord to gain access to Tenants Premises, Tenant hereby authorizes Landlord to take such action as may be necessary to gain access, Including to forcibly enter the Premises If it is not otherwise generally accessible. In such event, landlord shall have no liability whatsoever to Tenant as a result of such forced entry, and Tenant shall pay all costs and expenses for repairing or reconstructing any entrance, corridor, door or other portions of the Building or the Premises and shall also be responsible for any and all damage to the Building arising out of or resulting from any delay or difficulty in accessing the Premises. Notwithstanding the foregoing, in no event shall Landlord be liable for personal Injury, property damage or 4 HUTTON CENTRE Si�1RH:4898-2596-6119,E _� City of Santa Ana(Police substation) 072326 92ZK-404113 2219691.1