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except that Landlord shall not be required to make any such repairs, modifications or replacements which become necessary or desirable by reason of the negligence of Tenant, its agents, servants or employees, or by reason of anyone illegally entering upon the premises. Section 3. Landlord shall forthwith at its own cost and expense replace with glass of the same quality any cracked or broken glass, including plate glass or glass or other breakable materials used in structural portions of the Premises. This obligation excludes any interior and exterior windows and doors in the leased Premises. Section 4. Notwithstanding anything to the contrary herein, it is understood that the capital improvements contemplated by Section 1 include only an estimated $25,000 for an upgraded HVAC system. In the event this upgraded system should prove to be inadequate in the reasonable discretion of Landlord based upon the advice of a third party contractor selected by Landlord, Landlord will make further improvements or replacements of such equipment as may be required. The cost of any such further improvements or replacements shall be split equally between Landlord on one hand the Tenants on the other (i.e., each Tenant shall pay such Tenant's Proportionate Share of fifty percent (50 %) of the total cost of any such improvements or replacements). ARTICLE VI INSTALLATIONS, ALTERATIONS AND SIGNS Section 1. As soon as it is reasonably possible, Tenant shall have the privilege, rent free, of entering the leased premises for the purpose of setting Tenant's fixtures and storing Tenant's merchandise, all to be done without interference with the work of Landlord. Such entry of the leased premises by Tenant for this purpose shall not be construed as acceptance of the store unit under the terms and provisions of this lease or as a waiver of any of the provisions hereof, Tenant shall, as soon as possible after the notice from landlord proceed to get the leased premises ready for occupancy so that the leased premises are ready to open- for - business as soon as possible. Section 2. Tenant shall not erect or install any permanent exterior or interior window or door signs, advertising media or window or door lettering or placards or other signs without Landlord's prior written consent. Landlord agrees to allow all of the tenants of the Premises to use, as may be agreed among them, the existing "Baby's Room" sign which is part of the pylon sign on Rice Street. All tenants of the Premises agree to modify the existing plastic sign faces to properly reflect the new name. All tenants of the Premises may also use the fascia signage after changing the names on the sign faces. Tenant shall not install any exterior lighting or plumbing fixtures, shades or awnings, or make any exterior decoration or painting, or build any fences, or make any changes to the store front without Landlord's prior written consent. Use of roof is reserved to Landlord. Section 3. Tenant shall not make any alterations or additions to the leased premises or make any contract therefor without first procuring Landlord's written consent and delivering to sado(flwp \mkpleas.2 9 Page 20