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L-449 <br />Page 4 of 9 <br /> <br />its Personal Property and vacate and surrender possession of the Premises to LICENSOR in <br />as good condition as when LICENSEE took possession, ordinary wear and tear and damage <br />by the elements excepted. <br /> <br />9. ENTIRE AGREEMENT This License contains all covenants and agreements between <br />LICENSOR and LICENSEE relating in any manner to the License Fee, LICENSOR’s use and <br />occupancy of the Premises, and other matters set forth in this License. No prior agreements <br />or understanding pertaining thereto shall be valid or of any force or effect and covenants and <br />agreements of this License shall not be altered, modified or amended except in writing signed <br />by LICENSOR and LICENSE. <br /> <br />10. DUTIES OF LICENSOR <br /> <br />10.1 Maintenance LICENSOR shall maintain in working condition all appurtenances within <br />the scope of this License, including the maintenance of proper plumbing, lighting, wiring <br />and electrical service, heating and cooling devices and ductwork. <br /> <br />10.2 Repairs LICENSOR shall make such necessary repairs so as to continue to provide <br />all such service appurtenances as are required by this License, including any <br />improvements to the Premises, whether or not the improvement was paid for by <br />LICENSEE. However, that LICENSOR shall not be responsible for repairs upon <br />implements or articles, which are the Personal Property of LICENSEE, nor shall <br />LICENSOR bear the expense of repairs to the Premises necessitated by damage <br />caused by LICENSEE beyond normal wear and tear. <br /> <br />10.3 Fire Safety LICENSOR shall, at its sole expense, provide and maintain all fire <br />extinguishers, fire alarms and fire detection systems for the Premises and Building as <br />required by applicable codes/ordinances and/or the state fire marshal. <br /> <br />10.4 Common Areas The use and occupancy of the Building and the Premises by <br />LICENSEE shall include the reasonable nonexclusive use in common with others <br />entitled thereto of the common and public access areas of the Property and the <br />Building, including stairways, elevators, lobbies, hallways, grounds, walkways, walking <br />trails and parking lot(s). LICENSOR shall provide sufficient light, heat, maintenance, <br />and security measures to the common and public access areas of the Building and the <br />Property, including stairways, elevators, lobbies and hallways so that such areas shall <br />be safe and reasonably comfortable. <br /> <br />10.5 Landscaping/Grounds Maintenance LICENSOR, at its expense, maintain the <br />landscaping, grounds, walkways and parking lot(s) surrounding the Building and on the <br />Property in good appearance, condition and repair. <br /> <br />10.6 Snow Removal LICENSOR shall keep the parking lot and public sidewalks adjacent to <br />the Building and any sidewalks or stairways leading from the public sidewalks to the <br />Building free from snow and ice.