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10. REPAIRS BY LESSOR. LESSOR shall maintain the exterior of the <br />PREMISES, including the roof, foundation, structural portion thereof, in <br />good repair, except as may be required thereto by reason of the acts of <br />LESSEE. <br />11. REPAIRS. LESSEE shall keep the interior of the PREMISES in good <br />condition and repair, and perform routine and, preventative maintenance <br />thereto, including but not limited to the heating, air conditioning, electrical <br />fixtures, plumbing, sewer system, and interior painting and floor tile, and/or <br />carpeting located in, upon or under the demised PREMISES, excepting, <br />however, all repairs made necessary by reason of damage due to fire or <br />other casualty covered by standard fire and extended coverage insurance. <br />Routine and preventative maintenance shall require LESSOR'S and/or <br />tradesman's inspection at least once per year of all items set forth in this <br />paragraph to ensure that they have been kept in good condition and repair. <br />All repairs needed as a result of such inspection shall be performed by the <br />LESSEE. However, LESSOR shall be responsible for the full replacement <br />of any items set forth in this paragraph when deemed no longer repairable, <br />so long as LESSEE has complied with all the preventative maintenance <br />and repair requirements set forth in this paragraph. <br />12. LIABILITY. LESSOR shall not be liable for any damages occasioned by <br />reason of the construction of the PREMISES or for failure to keep the <br />PREMISES in repair unless notice of the need for repairs has been given to <br />LESSOR, and a reasonable time has elapsed and-the LESSOR has failed <br />to make such repairs. All personal property belonging to the LESSEE or to <br />any other person, located in or about the building or the PREMISES shall <br />be there at the sole risk of the LESSEE or such other person, and neither <br />the LESSOR nor the LESSOR'S Agents shall be liable. <br />13. USE AND CARE OF PREMISES. <br />A . LESSEE shall occupy the PREMISES in a lawful, reputable manner <br />and will not create a nuisance. <br />B. LESSEE shall not use or allow the PREMISES to be used for any <br />purpose other than as specified herein and shall not permit the <br />PREMISES to be used for any unlawful purpose or in any way that <br />will injure the reputation of the building in which the PREMISES are <br />situated, nor permit the PREMISES to be occupied in whole or in <br />part by any other person. <br />C. In the event LESSEE'S use of the PREMISES is such as to cause <br />an increase in the insurance rates upon the building in which the <br />3 <br />