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by the Landlord necessary or commercially reasonable. Notwithstanding any action of possession or re-entry into the Leased Premises by the Landlord as permitted in this Article, or termination of this Lease as permitted under Article XIII,it is stipulated and agreed that Tenant shall remain liable to landlord for damages for breach of this Lease and of Tenant's covenants hereunder in an amount equal to the total of the following: (a) All fixed minimum rent, additional rent, late charges, additional rent payable and otherwise, and any and all other charges payable by Tenant hereunder or under other agreements with the Landlord due for the period prior to the date of termination of this Lease or re-entry but unpaid, together with additional late charges from due date until paid; PLUS (b) All costs and expenses incurred by Landlord in connection with re-entry and repossession of the Leased Premises,the repair, renovation,remodeling, or redecoration thereof to the state required by this Lease upon termination or as may be necessary for reletting, and any broker's commissions, attorneys' fees, and other charges incurred in connection therewith or in connection with reletting the Leased Premises, including attorneys' fees, expended in the collection of Rents; PLUS (c) A sum equal to the present value of all Rents which would have been payable hereunder after the date of termination or re-entry for the balance of the term of the Lease had the Lease not been terminated or re-entry made,together with interest thereon at the rate of two percent(2%) per annum in excess of the prime rate as quoted by First Bank Minneapolis,N.A., to its best customers, or the highest rate permitted by law, whichever is less from due date until paid, PROVIDED THAT, in the event the Demised Premises are relet(which reletting shall in no event relieve or release Tenant of or from liability for damages hereunder) for all or any part of the balance of the original term hereof then, for each month during such reletting for which landlord receives net avails of such reletting, Tenant shall be entitled to a credit against its liability to Landlord for Such month in an amount equal to such net avails, and PROVIDED FURTHER that, in lieu of damages as set forth in the foregoing provisions of this Section, Landlord may waive such foregoing provisions and elect, by written notice to Tenant within ninety (90)days after termination or re-entry,to receive forthwith as liquidated damages for such breach, in addition to the amounts specified above, a sum equal to fifteen percent(15%)of the Rents which would have been due and payable for the portion of the balance of the term of the Lease from the date of the early termination or re-entry through the final lease year. °y r€un Kqu`p .tel AFAJWI ` $off Tess 6,4:15A0, et dl c Page 12 DRAFT-- 12/15/98--CHS Lease agreement