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(a) Liability Insurance. Throughout the Lease Term, Tenant shall, at its sole
<br />expense, provide and cause to be maintained comprehensive general public liability insurance
<br />with an insurance company licensed to do business in the State of California and which is
<br />approved by Landlord (which approval shall not be unreasonably withheld), against claims for
<br />bodily injury, death or property damage occurring on, in or about the Demised Premises, such
<br />insurance to afford a minimum coverage protection of not less than Two Million Dollars
<br />($2,000,000) combined single limit (per occurrence) for injury to, or death of, persons and loss
<br />of, or damage to, property. Such coverage shall include a contractual obligation endorsement
<br />covering Tenant's duties and obligations under Article X above. Landlord may require increases
<br />in coverage from Tenant from time to time as the circumstances reasonably warrant.
<br />(b) Property Insurance. Throughout the Lease Term, Tenant shall maintain
<br />property insurance against loss or damage by fire and such other risks to the Building (including,
<br />but not limited to, . Tenant's inventory, equipment and/or trade fixtures), as are included in
<br />so-called "all-risks extended coverage" endorsements, in an amount equal to the full replacement
<br />cost thereof in a stipulated amount, with change of condition, exclusive of the cost of
<br />foundations, excavations and footings, with a replacement cost endorsement without any
<br />deduction being made for depreciation. Said policy shall contain coverage for loss of rents
<br />insurance which will cover the Fixed Rent and Additional Rent for a period of up to one (1) year.
<br />(c) Tank Insurance. Commencing with the Close of Escrow, and thereafter
<br />throughout the Lease Term, Tenant shall obtain and maintain in full force and effect an
<br />insurance policy in the amount of One Million Dollars ($1,000,000.00), which will insure
<br />Tenant, the Demised Premises and the parties identified in section 11.03 below against any and
<br />all claims, actions, damages, liability and expense, including but not limited to reasonable
<br />attorneys' fees and costs, arising from or associated in any matter whatsoever with any
<br />underground storage tanks located on the Property ("Tank Insurance").
<br />(d) Pollution Insurance. Commencing with the Close of Escrow, and thereafter
<br />throughout the Lease Term, Tenant shall obtain and maintain in full force and affect an
<br />insurance policy commonly referenced as "pollution insurance" with a minimum coverage of
<br />One Million Dollars ($1,000,000.00) ("Pollution Insurance"). The Pollution Insurance policy
<br />shall insure not only Tenant, but also the parties identified in Section 11.03 below and the
<br />Demised Premises, against any and all claims, actions, damages, liability and expense, including
<br />but not limited to reasonable attorneys' fees and costs, arising from or associated in any matter
<br />whatsoever with Tenant's Use of Hazardous Materials. If such Pollution Insurance can be
<br />combined with the Tank Insurance referred to above, Tenant may so combine such policies so
<br />long as the protection afforded, coverage amount, indemnity and right of reimbursement and
<br />recovery of the combined policy shall be no less than that provided by the two separate policies
<br />for Tank Insurance and Pollution Insurance required above. Failure to carry such Pollution
<br />Insurance and/or keep in full force and affect such insurance for any reason (even if such
<br />insurance may not be available for purchase) is a material and immediate breach of this Lease
<br />and failure of condition. Landlord shall be entitled to review the amount of Pollution Insurance
<br />coverage carried by Tenant every three (3) years during the Lease Term, and, if upon completion
<br />of such review Landlord is of the opinion that the coverage amount of such Pollution Insurance
<br />is not adequate, then Tenant shall increase such coverage to an amount acceptable to Landlord,
<br />provided such amount is capable of being purchased from some insurance carrier. Upon the
<br />termination of this Lease for any reason whatsoever, Tenant shall purchase a so-called "tail
<br />policy" in order to insure Tenant, the parties identified in Section 11.03 below and the Demised
<br />Premises against any and all claims, actions, damages, liabilities, losses, costs, and expenses,
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