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alterations by Subtenant, any additions, alterations, or improvements shall be required to be made
<br /> by Sublessor to any part of the Sublease Premises to comply with any requirements of the
<br /> Americans with Disabilities Act of 1990, as amended, the Florida Americans with Disabilities
<br /> Accessibility Implementation Act and/or any other related state or local laws, Subtenant shall, at
<br /> Sublessor's option, promptly make all such required additions, alterations, or improvements at
<br /> Subtenant's sole cost and expense or shall reimburse Sublessor on demand for the costs incurred
<br /> by Sublessor in doing so.
<br /> 14. Hazardous Substances. Subtenant shall not cause or permit any Hazardous Substance (as
<br /> defined below) to be used, stored, generated or disposed of on or in the Building, the Project or the
<br /> Sublease Premises, by Subtenant, Subtenant's agents, employees, contractors or invitees without
<br /> first obtaining Sublessor's written consent, except, with the prior written consent of Landlord, for
<br /> small quantities of Hazardous Substances customarily used in connection with general office uses.
<br /> If any Hazardous Substances are used, stored, generated or disposed of on or in the Building, the
<br /> Project or the Sublease Premises, or if the Building, the Project or the Sublease Premises, become
<br /> contaminated in any manner by Subtenant or its employees, agents, guests or invitees or otherwise
<br /> become affected by any release or discharge of a Hazardous Substance caused in whole or in part
<br /> by Subtenant or its employees, agents, guests or invitees, Subtenant shall immediately notify
<br /> Sublessor and Landlord of the release or discharge of a Hazardous Substance and Subtenant shall
<br /> indemnify, defend and hold harmless Sublessor and its shareholders, directors, officers and
<br /> employees from and against any and all claims, damages, fines, judgments, penalties, costs
<br /> liabilities, or losses (including without limitation, a decrease in value of the Project, the Building or
<br /> the Sublease Premises, damages caused by loss or restriction of rentable or usable space, or any
<br /> damages caused by adverse impact on marketing of the space, and any and all sums paid for
<br /> settlement of claims, attorneys' fees, consultant, and expert fees) arising during or after the Term,
<br /> and arising as a result of such use, generation, storage, disposal, contamination, release or
<br /> discharge. This indemnification includes without limitation, any and all costs incurred because of
<br /> any investigation of the site or any cleanup, removal, or restoration mandated by federal, state or
<br /> local agency or political subdivision. Without limitation of the foregoing, if Subtenant causes or
<br /> permits the presence of any Hazardous Substance on the Sublease Premises, the Building or the
<br /> Project and the same results in any contamination, release or discharge, Subtenant shall promptly,
<br /> at its sole expense, take any and all necessary actions to return the Sublease Premises, the Building
<br /> or the Project to the conditions existing prior to the presence of any such Hazardous Substance on
<br /> the Sublease Premises, the Building or the Project and in compliance with all applicable laws.
<br /> Subtenant shall first obtain Sublessor's and Landlord's approval for any such remedial action and
<br /> the approval of the contractors doing the work. Sublessor shall have the right to do the work, at
<br /> Subtenant's sole cost and expense, if Sublessor determines an emergency exists or if necessary to
<br /> protect the health and safety of other tenants of the Building or the Project. As used herein,
<br /> "Hazardous Substance" means any and all material or substances that are defined as "hazardous
<br /> waste", "hazardous materials", or a "hazardous substance" pursuant to federal, state or local
<br /> governmental law and any substance that is toxic, ignitable, reactive, or corrosive. "Hazardous
<br /> Substance" includes, but is not restricted to, asbestos, polychlorobiphenyls, and petroleum
<br /> products.
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