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commotions, fire or other casualty, and other causes beyond the reasonable control ofthe party obligated to perform, except with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenantpursuant to this iease (collectively, the "Force Majeure"), notwithstanding anything to the contrary contained in this Lease, shall excuse the performante ofsuch party for a period equal to any such prevention, delay or stoppage and, therefore, if this Lease specifies a time period for performance of an obligation of either party, that time period shall be extended by the period of any delay in such party's performance caused by a Force Majeure. lg.g. Joint Obligation. If there be more than one Tenant the obligations hereunder imposed shall be joint and several. 19.10. Marginal Headings. The marginal headings and article titles to the Sections and Subsections of this Lease are not a part ofthis Lease and shall have no effect upon the construction or interpretation ofany part hereof. 19.11. Floor Area. Floor area shall be computed by measuring from the center of partitions that separate Tenants to the outside surface of the permanent outer building walls. If space fronts on an enclosed mall, measurement will be taken to the exterior surface ofthe store front wall and to the exterior surface ofcorridor walls' lg.l2. Acceptance of Keys. The acceptance of keys to the Premises by the Landlord, its agents, employees, contractors or any otheiperson on Landlord's behalf shall not be deemed or constitute a termination of this Lease unless such termination is evidenced in writing signed by the Landlord. 19.13. Condition of Title. It is understood and agreed that this Lease is subject to all matters now or hereafter ofrecord against the title to the Propefty. lg.l4. Mandatory Programs. It is understood and agreed that from time to time the Landlord may institute certain voluntary programs for the Property which the Landlord believes will be in the best interest of the Property and the Tenants. Tenant agfees to promptly comply with and carry out its obligations under such programs as the same may exist from time to time. 19.15. Third Party Contract. This Lease is entirely separate and distinct from and independent of any and all agreements that Tenant may at any time enter into with any third party for the provision of services, which include, but are iot limited to, telecommunications, office automation, repair, maintenance services, computer and photocopying ("Independent Services'). Tenant acknowledges that Landlord has no obligation of any type conceming the provision of independent Services, and agrees that any cessation or intemrption oflndependent Services or any other act or neglect by the tirird party providing the Independent Services shall not constitute a default or constructive eviction by Landlord. 19.15.1. Indemnity. Tenant agrees, excapt to the extent of the gross negligence of Landlord, its partners, employees, agents and/or assigns, to waive as against, and hold harmless and defend Landlord, its parhers, employees, agents and assigns from any claim Tenant may have arising in any way out of the provision (or lack thereof) ofthe Independent Services which Tenant has contracted to receive from the third parties. 19.15.2. No Consequential Damages. In no event shall Landlord be liable to Tenant for incidental, consequential, indirect or special damages (including lost profits) which may arise in any way out of a claim conceming Independent Services. 19.16. Prior Agreements. THIS LEASE CONTAINS Tm ENTIRE AGREEMENT OF Tm PARTIES HERETO AND ANY AND ALL ORAL AND WRITTEN AGREEMENTS, TINDERSTANDINGS, REPRESENTATIONS, WARRANTIES, PROMISES AND STATEMENTS OF THE PARTIES HERETO AND THEIR RESPECTIVE OFFICERS, DIRECTORS, PARTNERS, AGENTS AND BROKERS WITH RESPECT TO TTIE SUBJECT MATTER OF THIS LEASE AND AI{Y MATTER COVERED OR MENTIONED IN THIS LEASE SHALL BEMERGED INTHIS LEASE ANDNO SUCHPRIORORAL ORWRITTENAGREEMENT, UNDERSTANDING, REPRESENTATION, WARRANTY, PROMISE OR STATEMENT S}IALL BE EFFECTIVE ORBINDING FORANY REASON OR PURPOSE UNLESS SPECIFICALLY SET FORTH IN THIS LEASE. NO PROVISION OF THIS LEASE MAY BE AMENDED OR ADDED TO EXCEPT BY AN AGREEMENT IN WRITING SIGNED BY THE PARTIES HERETO OR THEIR RESPECTryE SUCCESSORS IN INTEREST. THIS LEASE STIALL NOT BE EFFECTIVE OR BINDING ON ANY PARTY UNTIL FULLY EXECUTED BY BOTH PARTIES MRETO. Commercial Building Lease PagelT of26