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assumes all risks from theft or vandalism and agrees to keep Premises secured and provide appropriate alarm systems. B. Worker's Compensation. Tenant shall also carry Worker's Compensation Insurance as required by law. C. Tenant to Provide Liability Insurance, During the Term, Tenant shall, at its cost and expense, maintain general liability insurance against claims for bodily injury, death or property damage occurring in, upon or about the Premises with an insurance company that has a Best Rating of AM or better. Such insurance shall have combined single limits of not less than Two Million Dollars ($2,000,000.00) for bodily injury, death and property damage written on occurrence form, All such policies of Insurance shall be issued in the name of Tenant and shall name ASC and the parties set forth below as additional insureds. Tenant shall provide ASC with a certificate of insurance evidencing such policy and limits, Such policy shall provide that not less than thirty (30) days written notice shall be given to ASC prior to the cancellation or modification of any such policy. CSU Fullerton Auxiliary Services Corporation, California State University, Fullerton, and the State of California are not liable for the payment or premiums or assessments on this policy. The Tenants' policies will be considered primary and ASC's policies in excess. This policy or policies of liability insurance shall provide an additional insured endorsement containing the following special endorsement: Hip Unlimited, LLCshall indemnify, defend and hold harmless the State of California, the Trustees of the California State University, California State University Fullerton, CSU Fullerton Auxiliary Services Corporation, their officers, employees, representatives and volunteers from and against any and all liability, loss, damage, expense, costs (including without limitation costs and fees of litigation) of every nature arising out of or in connection with Hip Unlimited, LLC's performance or its failure to comply with any of its obligations contained In this agreement except where such loss or damage is caused by the sole negligence or willful misconduct of the CSU Fullerton Auxiliary Services Corporation. 11, WAIVER AND INDEMNIFICATION. Tenant, as a material part of the consideration to be rendered to ASC under this Sublease, hereby waives all claims against ASC and/or the State of California or any subdivision thereof for damage to equipment or other personal property, trade fixtures, leasehold improvements, goods, wares, inventory and merchandise, in, upon or about the Premises and for Injuries to persons in or about the Premises, from any cause arising at any time (including but not limited to the police or the security system for Grand Central); and Tenant agrees indemnify, defend and hold ASC, the City of Santa Ana, and the State of California harmless from any loss, damage or injury to any person, equipment or property arising from the use of the Premises by Tenant or Its Invitees, or from Tenant's breach of this Sublease, including but not limited to Tenant's failure to keep the Premises in good condition and repair. 3 1 P a g e