Landlord's Consent to Alterations. Tenant may not make any improvements, alterations, additions or changes to the Premises or any mechanical, plumbing or HVAC facilities or systems pertaining to the Premises (collectively, the "Alterations") without first procuring the prior written consent of Landlord to such Alterations, which consent shall be requested by Tenant not less than ten (10) business days prior to the commencement thereof, and which consent shall not be unreasonably withheld by Landlord, provided it shall be deemed reasonable for Landlord to withhold its consent to any Alteration which adversely affects the structural portions or the systems or equipment of the Building or is visible from the exterior of the Building. Notwithstanding the foregoing, Tenant shall be permitted to make Alterations following ten (10) business days' notice to Landlord (as to Alterations costing more than ​ only), but without Landlord's prior consent, to the extent that such Alterations # do not affect the building systems or equipment (other than minor changes such as adding or relocating electrical outlets and thermostats), # are not visible from the exterior of the Building, and # cost less than ​ for a particular job of work. The construction of the Tenant Improvements to the Premises shall be governed by the terms of the Tenant Work Letter and not the terms of this [Article 8].

The Tenant shall remove any alterations or additions or works to the Premises carried out during the Term or prior to commencement of the Term by or on behalf of the Tenant (including for the avoidance of doubt such works or parts as may have become part of the Premises or the Landlord’s fixtures and fittings or the Superior Landlord’s

Tenant shall not make any alterations, additions, installations, substitutions or improvements (hereinafter collectively called “Tenant’s Changes”) other than the installation of furniture, furnishings, office equipment and decorations in and to the Demised Premises costing in excess of ​ or requiring a building department permit without the prior written approval of Landlord (which shall not be unreasonably withheld or delayed in each instance).

Tenant's Right to Make Repairs. Notwithstanding any provision to the contrary contained in this Lease, if Tenant provides written notice to Landlord of an event or circumstance which requires the action of Landlord under this Lease with respect to repair and/or maintenance required in the Premises, including repairs to the portions of the Building located within the Premises that are Landlord’s responsibility under [Section 7.4] (the "Base Building"), which event or circumstance with respect to the Base Building materially and adversely affects the conduct of Tenant’s business from the Premises, and Landlord fails to commence corrective action within a reasonable period of time, given the circumstances, after the receipt of such notice, but in any event not later than thirty (30) days after receipt of said notice (unless Landlord’s obligation cannot reasonably be performed within thirty (30) days, in which event Landlord shall be allowed additional time as is reasonably necessary to perform the obligation so long as Landlord begins performance within the initial thirty (30) days and diligently pursues performance to completion), or, in the event of an Emergency (as defined below), not later than five (5) business days after receipt of such notice, then Tenant shall have the right to undertake such actions as may be reasonably necessary to make such repairs if Landlord thereafter fails to commence corrective action within five (5) business days following Landlord's receipt of a second written notice from Tenant specifying that Tenant will undertake such actions if Landlord fails to timely do so (provided that such notice shall include the following language in bold, capitalized text: "IF LANDLORD FAILS TO COMMENCE THE REPAIRS DESCRIBED IN THIS LETTER WITHIN FIVE # BUSINESS DAYS FROM LANDLORD'S RECEIPT OF THIS LETTER, TENANT WILL PERFORM SUCH REPAIRS AT LANDLORD'S EXPENSE"; provided, however, that in no event shall Tenant undertake any actions that could materially or adversely affect the Base Building. Notwithstanding the foregoing, in the event of an Emergency, no second written notice shall be required as long as Tenant advises Landlord in the first written notice of Tenant's intent to perform such Emergency repairs if Landlord does not commence the same within such five (5) business day period, utilizing the language required in second notices. If such action was required under the terms of this Lease to be taken by Landlord and was not commenced by Landlord within such five (5) business day period and thereafter diligently pursued to completion, then Tenant shall be entitled to prompt reimbursement by Landlord of the reasonable out-of- pocket third-party costs and expenses actually incurred by Tenant in taking such action. If Tenant undertakes such corrective actions pursuant to this [Section 7.3], then # the insurance and indemnity provisions set forth in this Lease shall apply to Tenant's performance of such corrective actions, # Tenant shall proceed in accordance with all applicable laws, # Tenant shall retain to perform such corrective actions only such reputable contractors and suppliers as are duly licensed and qualified, # Tenant shall effect such repairs in a good and workmanlike and commercially reasonable manner, # Tenant shall use new or like new materials, and # Tenant shall take reasonable efforts to minimize any material interference or impact on the other tenants and occupants of the Building. Promptly following completion of any work taken by Tenant pursuant to the terms of this [Section 7.5], Tenant shall deliver a detailed invoice of the work completed, the materials used and the costs relating thereto, and Landlord shall reimburse Tenant the amounts expended by Tenant in connection with such work, provided that Landlord shall have the right to object if Landlord claims that such action did not have to be taken by Landlord pursuant to the terms of this Lease or that the charges are excessive (in which case Landlord shall pay the amount it contends would not have been excessive). For purposes of this [Section 7.5], an "Emergency" shall mean an event threatening immediate and material danger to people located in the Building or immediate, material damage to the Building, Base Building, or creating a realistic possibility of an immediate and material interference with, or immediate and material interruption of a material aspect of Tenant's business operations.

Nissan Forklift ​ IC Cushion ser# CP1F2-9W0534, Nissan Forklift ​ IC Cushion ser# CP1F2-9W0389; together with all present and future attachments, accessories, exchanges, replacement parts, repairs and additions thereto and all chattel paper documents, general intangibles, instruments, accounts, contract rights, leases and rentals now existing or hereinafter arising therefrom and all cash and non-cash proceeds of any of the foregoing.

​’s Interference with ​. In performing any repairs, replacements, alterations, or other work performed on or around the Premises, ​ shall not cause unreasonable interference with the use of the Premises by ​. ​ has no right to an abatement of Rent nor any claim against ​ for any inconvenience or disturbance resulting from ​’s activities performed in conformance with the requirement of this Section.

LESSOR’S ACCESS. LESSOR, its agents or designees may at any reasonable time enter to view the premises; to show the premises to others; to make repairs and alterations as LESSOR, its agents, or designees should elect to do for the premises, the common areas, or any other portions of the building; and without creating any obligation or liability for LESSOR, but at LESSEES expense, to perform work which LESSEE is required but has failed to do.

Section # Maintenance of Properties. Each Borrower will, and will cause each of its Subsidiaries to, maintain its property and assets in good working condition and make all renewals, replacements, additions, betterments and improvements thereto in the ordinary course of business, as such Borrower deems reasonably necessary in good faith in the exercise of its business judgment, and will pay and discharge when due the cost of repairs and maintenance to its property and assets.

“Capital Expenditures” means, with respect to any Person for any period, the aggregate amount of all expenditures (whether paid in cash or accrued as a liability) by such Person during that period for the acquisition of fixed or capital assets or additions to property, plant, or equipment (including replacements, capitalized repairs, and improvements) which in each case are or are required to be capitalized on the balance sheet of such Person in accordance with GAAP.

In the event less than twenty percent (20%) of the floor area of the Demised Premises should be taken as aforesaid, this Lease shall not terminate; however, the Minimum Guaranteed Rental payable hereunder during the unexpired portion of this Lease shall be reduced in proportion to the area taken, effective on the date physical possession is taken by the condemning authority. Following such partial taking, ​ shall make all necessary repairs or alterations necessary to make the Demised Premises an architectural whole.