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(f) Such other insurance (including increased amounts of insurance) and endorsements, if any, with respect to the Demised Property and the operation thereof as Landlord or Landlord's Lender may reasonably require from time to time and as customarily carried or maintained by persons of established reputation engaged in similar businesses. Section 10.03 Each carrier providing any insurance, or portion thereof, required by this Article shall have the legal right to conduct its business in the jurisdiction in which the Demised Property is located, and shall have a claims paying ability rating by S&P of not less than "A-" and an A.M. Best Company, Inc. rating of not less than A and financial size category of not less than IX. Tenants shall cause all insurance that it is required to maintain hereunder to contain a mortgagee clause and loss payee clause in favor of Landlord's Lender in accordance with this Section to be payable to Landlord's Lender as a mortgagee and not as a co-insured, as its interest may appear. Section 10.04 All insurance policies required to be maintained by Tenants hereunder and renewals thereof(a) shall be in a form, and issued by an insurance carrier, reasonably acceptable to Landlord, (b) shall provide for a term of not less than one year, (c) if the same are insurance policies covering any property (i) shall include a standard non-contributory mortgagee endorsement or its equivalent in favor of, and in form acceptable to, Landlord's Lender, (ii) shall contain an agreed value clause updated annually (if the amount of coverage under such policy is based upon the replacement cost of the Demised Property) and (iii) shall designate Landlord's Lender as "mortgagee and loss payee." In addition, all property insurance policies (except for flood and earthquake limits) must automatically reinstate after each loss, and the commercial general liability and umbrella policies shall contain an insured endorsement in favor of Landlord and Landlord's Lender(if any), as their interests may appear. Section 10.05 Any insurance provided for in this Article may be effected by a blanket policy or policies of insurance, provided that the amount of the total insurance available with respect to the Demised Property shall provide coverage and indemnity at least equivalent to separate policies in the amounts herein required, and provided further that in other respects, any such policy or policies shall comply with the provisions of this Article. Any increased coverage provided by individual or blanket policies shall be satisfactory, provided the aggregate liability limits covering the Demised Property under such policies shall otherwise comply with the provisions of this Article. Section 10.06 Every insurance policy carried by either Landlord or Tenants with respect to the Demised Property shall include provisions waiving the insurer's subrogation rights against the other party,prior to the occurrence of damage or loss. Subject to the above, each party hereby waives any rights of recovery against the other party for any direct damage or consequential loss covered by said policies (or by policies required to be carried hereunder by such party) whether or not such damage or loss shall have been caused by any acts or omissions of the other party. Section 10.07 The policies of insurance required to be maintained by Tenants under this Article 10 shall (a) name Tenants as the insured and Landlord and Landlord's Lenders (if any) as additional insureds, as their interests may appear, and (b) include primary coverage in favor of 14