Tenant agrees to observe the rights reserved to Landlord in the Lease and agrees, for itself, its employees, agents, clients, customers, invitees and guests, to comply with the following rules and regulations with such reasonable modifications thereof and additions thereto as Landlord may make, from time to time, for the Building; provided that such modifications and additions are applied to all (or substantially all) of the office tenants of the Building.
(a) Any sign, lettering, picture, notice or advertisement installed within the Premises which is visible to the public from within the Building or from lobbies of the Building shall be installed at Tenant’s cost and in such manner, character and, style as Landlord may approve in writing such approval not to be unreasonably withheld. No sign, lettering, picture, notice or advertisement shall be placed on any outside window or in any position so as to be visible from outside the Building or from any atrium.
(b) Tenant may use the name of the Building or use pictures or illustrations of the Building in advertising or other publicity, but only with the prior written consent of Landlord.
(c) Tenant, its customers, invitees, licensees, and guests shall not obstruct sidewalks, entrances, passages, courts, corridors, vestibules, halls, elevators and stairways in and about the Building. Tenant shall not place objects against glass partitions or doors or windows or adjacent to an open common space which would be unsightly from the Building corridors or from the exterior of the Building and will promptly remove the same upon notice from Landlord.
(d) Tenant shall not make excessive noises, cause disturbances, create excessive vibrations, odors or noxious fumes or use or operate any electrical or electronic devices or other devices that emit excessive sound waves or are dangerous to other tenants and occupants of the Building or that would interfere with the operation of any device or equipment or radio or television broadcasting or reception from or within the Building or elsewhere, and shall not place or install any projections, antennae, aerials or similar devices outside of the Premises.
(e) Tenant shall not make any room-to-room canvas to solicit business from other tenants in the Building, and shall not exhibit, sell or offer to sell, use, rent or exchange any item or services in or from the Premises unless ordinarily embraced within the permitted use of the Premises under the Lease.
(f) Tenant shall not waste electricity or water and agrees to cooperate fully with Landlord to assure the most effective operation of the Building’s heating and air conditioning and shall refrain from attempting to adjust any controls except for the thermostats within the Premises. Tenant shall keep public corridor doors closed.
(g) Door keys for doors in the Premises will be furnished by Landlord. Tenant shall not affix additional lock on doors and shall purchase duplicate keys only from Landlord. Upon the expiration or earlier termination of the Term, Tenant shall return all keys to Landlord and will provide to Landlord the means of opening any safes, cabinets or vaults left in these Premises.
(h) Tenant assumes full responsibility for protecting its space from theft, robbery, and pilferage. Tenant’s responsibility includes keeping doors locked and other means of entry to the Premises closed and secured.
(i) Peddlers, solicitors, and beggars shall be reported to the office of the Building or as Landlord otherwise requests. Canvassing, soliciting and peddling in the Building are prohibited, and Tenant will cooperate in preventing the same.
(j) Tenant shall neither install nor operate machinery or any mechanical devices of nature not directly related to Tenant’s ordinary use of the Premises.
(k) Tenant shall not: (a) use the Premises for lodging or any immoral or illegal purposes; (b) use the Premises to engage in the manufacture or sale of any spirituous, fermented, intoxicating or alcoholic beverages; (c) use the Premises to engage in the manufacture or sale of, or permit the use of, any illegal drugs.
(l) Tenant shall not bring into the Building flammables such as gasoline, kerosene, naphtha, and benzene, or explosives or firearms or any other articles of intrinsically dangerous nature. If by reason of the failure of Tenant to comply with the provisions of this paragraph, any insurance premium payable by Landlord for all or any part of the Building shall at any time be increased above normal insurance premiums for insurance not covering the items aforesaid, Landlord shall have the option to require Tenant to make immediate payment for the whole of the increased insurance premium.
(m) Tenant shall comply with all applicable Laws, and shall not directly or indirectly make any use of the Premises which may be prohibited thereby or which shall be dangerous to person or property or shall increase the cost of insurance or require additional insurance coverage.
(n) If Tenant desires signal, communication, alarm or other utility or service connection installed or changed, the same shall be made at the expense of Tenant, with approval and under the direction of Landlord.
(o) Bicycles shall not be permitted in the Premises under any circumstances and will be permitted in the Building in only Landlord designated locations and upon such terms, as Landlord may designate. Tenant will not bring into, or keep about, the Premises any bicycles, vehicles, birds, animals (except seeing eye dogs) or organic Christmas decor of any kind.
(p) Tenant shall cooperate and participate in all reasonable security programs affecting the Building.
(q) No person shall loiter, eat, drink, sit or lie in the lobby, plaza or other spaces in the Building or the adjacent property owned by the Landlord which are open to the public.
(r) Tenant shall not use any blinds instead of or in addition to the Building standard blinds designated and approved by Landlord for exclusive use throughout the Building.
(s) Tenant shall not use the freight or passenger elevators of the Building except in accord with the reasonable regulations for their use established by Landlord.
(t) Safes, furniture, equipment, machines and other large or bulky articles shall be brought to the Building and into and out of the Premises at such times and in such manner as Landlord shall direct (including the designation of an elevator) and at Tenant’s sole risk and expense. Prior to Tenant’s removal of such articles from the Building, Tenant shall obtain written authorization of the office of the Building and shall present such authorization to a designated employee of Landlord.
(u) Tenant shall ascertain from Landlord the maximum amount of electrical current which can safely and proportionately be used in the Premises, taking into account the capacity of the electric wiring of the Building and the Premises and the needs of other tenants and shall not use more than such safe capacity. Landlord’s consent to the installation of electrical equipment shall not relieve Tenant from the obligation not to use more electricity than such safe capacity.
(v) To the extent permitted by Law, Tenant shall not permit picketing or other union activity involving its employees in the Building, except in those locations and subject to time and other limitations as to which Landlord may give prior written consent.
(w) Tenant shall not enter into or upon the roof or basement of the Building or any storage, heating, ventilation, air conditioning, mechanical or elevator machinery housing areas.
(x) Tenant shall not move into or out of the Building during Business Hours.
(y) In the event Landlord allows one or more tenants in the Building to do any act prohibited herein, Landlord shall not be precluded from denying any other tenant the right to do any such act.
(z) Tenant may hire contractors or other personnel (“Tenant’s Contractors”) to perform services in the Premises for Tenant, subject to Landlord’s reasonable approval and permission. The use of Tenant’s Contractors will not interfere with the functioning or operation of the Building, or with any other tenant or occupant of the Building. If at any time the use of Tenant’s Contractors causes or threatens to cause disharmony or interference with the functioning or operation of the Building or with any other tenant or occupant of the Building, including labor disharmony, Landlord will have the right to immediately withdraw the permission to use such Tenant Contractor.
(aa) Tenant will have the right to enter the Premises at any time, but outside of Business Hours Tenant will be required to furnish proper and verifiable identification. Landlord will have the right to enter the Premises at all reasonable hours to perform janitorial services or clean windows.
(bb) Landlord reserves the right to require each person entering the Building to sign a register and either (i) to present a Building pass, or (ii) to be announced to Tenant such person is visiting and to be accepted as a visitor by Tenant or to be otherwise properly identified. Landlord may exclude from the Building any person who fails to comply with such requirement. Landlord also reserves the right to require any person leaving the Building to sign a register or to surrender any special entry pass given to such person. If Landlord elects to exercise the rights reserved above, Landlord will furnish a Building pass to all persons designated by Tenant in writing. Landlord reserves the right to exclude or expel from the Building any person who, in Landlord’s judgment, is intoxicated or under the influence of alcohol or drugs.
(cc) Tenant will not obstruct or place anything in or on the sidewalks or driveways outside the Building, or in the lobbies, corridors, stairwells or other portions of the Common Areas. Landlord may remove, at Tenant’s expense, any such obstruction or thing without notice or obligation to Tenant.
(dd) Landlord may from time to time install and change locks on entrances to the Building, the Common Areas and the Premises, and will provide Tenant a reasonable number of keys to meet Tenant’s requirements. If Tenant desires additional keys, they will be furnished by Landlord and Tenant will pay a reasonable charge for them. Tenant will not add or change existing locks on any door in or to the Premises without Landlord’s prior written consent. If with Landlord’s consent, Tenant installs lock(s) incompatible with the Building master locking system: (a) Landlord, without abatement of Rent, will be relieved of any obligation under the Lease to provide any service that requires access to the affected areas; (b) Tenant will indemnify Landlord against any expense as a result of forced entry to the affected areas which may be required in an emergency; (c) Tenant will, at the end of the Term and at Landlord’s request, remove such lock(s) at Tenant’s expense; and (d) at the end of the Term, Tenant will promptly return to Landlord all keys for the Building and the Premises which are in Tenant’s possession.
(ee) If Tenant desires to attach or hang any curtains, blinds, shades or screens to or in any window or door of the Premises, Tenant must obtain Landlord’s prior written approval. Tenant will not coat or sunscreen the interior or exterior of any windows. Tenant will not place any objects on the windowsills that cause, in Landlord’s reasonable opinion, an aesthetically unacceptable appearance.
(ff) Landlord reserves the right to control and operate the Common Areas as well as facilities furnished for the common use of tenants in such manner as Landlord deems best for the benefit of tenants generally. Landlord reserves the right to prevent access to the Building during an emergency by closing the doors or otherwise, for the safety of tenants and protection of the Building and property in the Building.
(gg) All plumbing, electrical and heating, ventilating and air conditioning (“HVAC”) work for and in the Premises requires Landlord’s prior written consent to maintain the integrity of the Base Building Systems.
(hh) Tenant will not place objects or other obstructions so as to interfere with the HVAC convectors or diffusers and will not permit any other interference with the Base Building Systems. Whenever the Base Building Systems are operating, Tenant will cause the shades, blinds or other window coverings in the Premises to be drawn as reasonably required by the position of the sun.
(ii) Tenant will only use plumbing fixtures for the purpose for which they are constructed. ‘Tenant will pay for all damages resulting from any misuse by Tenant of the plumbing fixtures.
(jj) Landlord reserves the right to specify where Tenant’s heavy business machines, mechanical equipment and heavy objects will be placed in the Premises in order to best absorb and prevent vibration, noise and annoyance to other tenants, and to prevent damage to the Building. Tenant will pay the cost of any required professional engineering certification or assistance.
(kk) In those portions of the Premises where carpet has been provided by Landlord, Tenant, at its expense, will install and maintain pads to protect the carpet under all furniture having castors other than carpet castors.
(ll) Tenant will conduct itself in a manner which is consistent with the character of the Building and will ensure that Tenant’s conduct will not impair the comfort or convenience of other tenants in the Building.
(mm) Any use of the passenger elevators for purposes other than normal passenger use (such as moving to or from the Building or delivering freight), whether during or after Business Hours, is prohibited. Such use must be handled by the freight elevator which shall be scheduled through the office of the Building for any after hours use. Tenant will reimburse Landlord for any extra costs incurred by Landlord in connection with any such non-passenger use of the elevators.
(nn) In these Rules and Regulations, “Tenant” includes Tenant’s employees, agents, invitees, licensees and others permitted by Tenant to access, use or occupy the Premises.
(oo) Tenant will ensure that furniture and equipment and other bulky matter being moved to or from the Premises are moved through such entrances, elevators and corridors and at such times as may from time to time be reasonably designated by Landlord, and by movers or a moving company reasonably approved by Landlord. Tenant will promptly pay Landlord the cost of repairing any damage to the Building caused by any person moving any such furniture, equipment or matter to or from the Premises.
(pp) Only persons approved from time to time by Landlord may prepare, solicit orders for, sell, serve or distribute food in or around the Building for business or profit. Except as may be specified in the Lease or on construction drawings for the Premises approved by Landlord, and except for microwave cooking, toaster ovens and coffee makers for Tenant’s own employees, Tenant will not use the Premises for preparing or dispensing food, or soliciting of orders for sale, serving or distribution of food for business or profit.
(qq) Tenant requirements will be attended to only upon application to Landlord. Building employees shall not be requested to perform, and shall not be requested by Tenant to perform, any work outside of regular duties, unless under specific instructions from Landlord.
(rr) Tenant will ensure that deliveries of materials and supplies to the Premises are made through such entrances, elevators and corridors and at such times as may from time to time be reasonably designated by Landlord. Such deliveries may not be made through any of the main entrances to the Building without Landlord’s prior permission. Tenant will use or cause to be used, in the Building, hand trucks or other conveyances equipped with rubber tires and rubber side guards to prevent damage to the Building or property in the Building. Tenant will promptly pay Landlord the cost of repairing any damage to the Building caused by any person making deliveries to the Premises.
(ss) In accordance with the Illinois Indoor Clean Air Act, no smoking shall be permitted in the Common Areas, bathrooms, elevators, stairwells, corridors and vestibules of the Building.
(tt) Tenant shall not maintain armed security in or about the Premises nor possess any weapons, explosives, combustibles or other hazardous devices in or about the Building and/or the Premises.
(uu) In the event of a conflict between the terms of these rules and regulations and the terms of the Lease, the terms of the Lease shall control.