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Tenant shall, at all times in the use of the Demised <br />Premises and the performance of this Lease, comply with all <br />laws, ordinances, decrees, orders, rules and regulations of <br />any lawful authority, agency or governmental unit having <br />jurisdiction over the Demised Premises or the adjacent public <br />streets. Furthermore, Tenant shall make, at its own expense, <br />all alterations of the Demised Premises required by any such <br />authority, agency or governmental unit and shall indemnify and <br />save Landlord harmless from penalties, fines, costs, expenses <br />or damages resulting from failure to do so. <br /> <br /> 6. Completion of Construction. The date upon which <br />all of the following have occurred shall be the "Date of <br />Completion of Construction': <br /> <br />(a) <br /> <br />The improvements are substantially complete so as <br />to render a portion of the Project ready for <br />occupancy by Tenant; and <br /> <br />(b) <br /> <br />A certificate of occupancy with respect to the <br />Demised Premises has been issued to Tenant by the <br />applicable governmental authority. <br /> <br /> 7. Utilities. During the Term of this Lease, the <br />Tenant shall pay for all electricity, gas, water, heat, air <br />conditioning, sewerage, janitorial services, garbage disposal <br />and all other utilities or services relating to its use and/or <br />occupancy of the Demised Premises. <br /> <br /> 8. Insurance. Throughout the Term of this Lease, <br />Tenant, at its sole cost and expense, shall keep or cause to <br />be kept insured, for the mutual benefit of Landlord and <br />Tenant, all improvements now or hereafter located on, or <br />appurtenant to, the Demised Premises against loss or damage by <br />fire and such other risks as are now or hereafter included in <br />extended coverage endorsements, including vandalism, explosion <br />and malicious mischief coverage for improvements of similar <br />size and quality in Concord, North Carolina. The amount of <br />such insurance coverage shall be sufficient to prevent either <br />Landlord or Tenant from becoming a co-insurer under the <br />provisions of the policies, but in no event shall the amount <br />be less than one hundred percent (100%) of the agreed upon <br />replacement cost of all improvements (excluding, however, the <br />cost of replacing excavations and foundations) without <br />deduction for depreciation (hereinafter referred to as the <br />'Full Insurable Value"). Insurance shall be carried by a <br />company licensed to do business in the State of North Carolina <br />subject to Landlord's approval which shall not be unreasonably <br />denied. Landlord shall not carry any insurance insuring any <br /> <br />3 <br /> <br /> <br />