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no less than thirty (30) days prior to the delinquency date thereof. Within thirty (30) days after Tenants has received evidence from any collecting authority that such Real Estate Taxes have been paid, Tenants shall also provide Landlord with a copy of such evidence that such Real Estate Taxes were paid. Nothing in this Lease shall obligate Tenants to pay any estate, inheritance, franchise, income or similar taxes of Landlord nor shall any of same be deemed Real Estate Taxes, unless the same shall be specifically imposed in substitution for, or in lieu of, Real Estate Taxes. If Tenants fails to pay to the collecting authority any Real Estate Taxes when due hereunder, then Tenants shall, without limiting any other remedies available to Landlord, reimburse Landlord for any and all penalties or interest, or portion thereof, paid or incurred by Landlord as a result of such nonpayment or late payment by Tenants. Without limitation of the foregoing, Tenants shall deposit with Landlord no later than thirty (30) days prior to the end of the Lease Term an amount sufficient to pay unpaid Real Estate Taxes and other accrued liabilities that will encumber the Demised Property after the end of the Lease Term, to the extent that Real Estate Taxes and such other liabilities have accrued and will accrue through the end of the Lease Term. Landlord shall segregate all such deposits from its other funds and use such deposits solely to pay such accrued liabilities as they come due. All collecting authorities shall be instructed to send all invoices for Real Estate Taxes to Tenants. In the event any collecting authority sends the invoices to Landlord instead of Tenants, Landlord shall promptly forward such invoices to Tenants. If Landlord receives any notices of assessment from any Governmental Authority for the Demised Property, Landlord shall promptly forward a copy of such notices of assessment to Tenants. (c) Tenants shall have the right to undertake an action or proceeding against the applicable collecting authority seeking an abatement of Real Estate Taxes or a reduction in the valuation of the Demised Property and/or contest the applicability of any Real Estate Taxes (including, without limitation, a reduction in the value of the Demised Property under the terms of Proposition 8 (as adopted by the voters of the State of California in the November 1978 election)); provided, however, that Tenants delivers to Landlord prior written notice of any such action or proceeding by Tenants, and that Tenants has paid timely (and continues to pay timely) all Real Estate Taxes as provided in this Lease to the extent required by applicable Law. In any instance where any such permitted action or proceeding is being undertaken by Tenants, (i) Landlord shall cooperate reasonably with Tenants, at no cost or expense to Landlord, execute any and all documents approved by Landlord and reasonably required in connection therewith, and, to the extent required by the collecting authority, agrees to file at Tenants' request any action or proceeding against the collecting authority in its own name, and (ii) Tenants shall provide Landlord with all information reasonably requested by Landlord with respect to such action or proceeding within five (5) days after receipt of Landlord's written request. Tenants shall be entitled to any refund (after the deduction therefrom of all expenses incurred by Landlord in connection therewith) of any Real Estate Taxes (including penalties or interest thereon) received by Tenants or Landlord, whether or not such refund was a result of actions or proceedings instituted by Tenants, to the extent such refund relates to Real Estate Taxes that are the responsibility of Tenants pursuant to this Section 3.03. 4