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<br />3.4.4 If Tenant uses or permits the Premises to be used so as to subject Tenant, <br />Landlord or any occupant of the Premises to a claim of violation of the Environmental Laws <br />(unless contested in good faith by appropriate proceedings), Tenant shall, at its sole cost and <br />expense, immediately cease or cause cessation or' such use or operations and shall remedy and <br />fully cure any conditions arising therefrom. <br /> <br />3.4.5 At its sole cost and expense, Tenant shall (i) immediately pay, when due, <br />the cost of compliance with the Environmental Laws within the Premises, and (ii) keep the <br />Premises free of any liens imposed pursuant to the Environmental Laws. Tenant shall, at all <br />times, use, handle and dispose of any Permitted Hazardous Material in a commercially <br />reasonable manner and in compliance with the Environmental Laws and applicable industry <br />standards. Tenant shall cooperate with Landlord in any program between Landlord and any <br />governmental entity for proper disposal and/or recovery of any Permitted Hazardous Material. <br /> <br />3.4.6 Tenant shall indemnify, save and hold Landlord harmless from and <br />against any claim, liability, loss, damage or expense (including, without limitation, reasonable <br />attorneys' fees and disbursements) arising out of any violation of the covenants of Tenant <br />contained in this Section by Tenant, or out of any violation of the Environmental Laws by <br />Tenant, its owners, employees, agents, contractors, customers, guests and invitees, which <br />indemnity obligation shall survive the expiration or termination of this Lease. <br /> <br />3.4.7 In the event that Tenant fails to comply with any of the foregoing <br />requirements of this Section, after the expiration of the cure period permitted under the <br />Environmental Laws, if any, Landlord may, but shall not be obligated to (i) elect that such failure <br />constitutes a default under this Lease; and/or (ii) take any and all actions, at Tenant's sole cost <br />and expense, that Landlord deems necessary or desirable to cure any such noncompliance. <br />Tenant shall reimburse Landlord for any costs incurred by Landlord in exercising its options <br />under this subsection within 5 days after receipt of a bill therefor. <br /> <br />3.4.8 <br />of the Lease Term. <br /> <br />The provisions of this Section shall survive the expiration or termination <br /> <br />Capitalized terms used in this Section and not otherwise defined herein shall have the <br />following meanings: <br /> <br />"Hazardous Materials" means any of the following as defined by the <br />Environmental Laws: solid wastes; medical or nuclear waste or materials; toxic or <br />hazardous substances; natural gas, liquefied natural gas or synthetic fuel gas; petroleum <br />products or derivatives, wastes or contaminants (including, without limitation, <br />polychlorinated biphenyls); paint containing lead; urea-formaldehyde foam insulation; <br />asbestos (including, without limitation, fibers and friable asbestos); explosives, and <br />discharges of sewage or effluent. <br /> <br />"Environmental Laws" means all requirements of environmental, ecological, <br />health, or industrial hygiene laws or regulations or rules of common law related to the <br />Property, including all requirements imposed by any law, rule, order, or regulation of any <br /> <br />- 5 - <br />