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being repaired within thirty (30) days, the damage shall be repaired with due diligence by the TENANT from the proceeds of the insurance coverage policy and/or at its own cost and expense. In the event that said Leased Premises is completely destroyed due to the TENANT'S negligence, the TENANT shall repair and restore the Leased Premises so that it is equal to the condition of the Leased Premises as of the Effective Date. In lieu of restoring, the TENANT shall pay the LANDLORD the costs to restore the Leased Premises to its original condition. The election of remedies shall be at the sole discretion of the LANDLORD. ARTICLE VIII IMPROVEMENTS AND REPAIRS The TENANT, at its sole cost and expense, may make such improvements to the Leased Premises that itshall deem reasonably necessary to place the Leased Premises in such a state or condition that the TENANT may use it for the purposes described in this Agreement, so long as such improvements are approved by the LANDLORD in writing. Prior to commencing any improvements, the TENANT must deliver all plans, specifications, and scheduling, at its sole cost and expense, to the LANDLORD, and specifically to the Director of the Water and Sewer Department for written approval at least thirty (30) days before the commencement of any work. Further, the TENANT shall not commence improvements upon the Leased Premises unless and until it has secured, and has on-hand, sufficient funds or resources to complete the passive park, walkway and beautification improvements. The TENANT shall cause any and all repairs and/or improvements to be performed competently and in a good and workmanlike manner by a duly qualified and licensed person(s) or entities, or utilizing its own employees, using first grade materials, and without interference with or disruption to the nearby residents or occupants. The TENANT shall promptly pay all persons or entities furnishing labor and material with respect to any work performed by the TENANT or its contractor on or about the Leased Premises, and in the event a contractor is utilized, shall obtain and deliver to the LANDLORD "releases" or waivers of liens from all parties doing work on or about the Leased Premises, along with an affidavit from the TENANT stating that all bills have been paid with regard to such work and that there are no outstanding obligations owed with respect to any such work performed on the Leased Premises. The LANDLORD shall have no obligation, financial, regulatory or otherwise, for any and/or all activities necessary to construct, maintain or repair the TENANT'S improvements, or for the TENANT'S operations within, on or about the Leased Premises during the term of this Agreement. If the TENANT'S improvements or repair activities or other actions relative to the Leased Premises result in the introduction of hazardous materials or contamination of the soil or ground water, then the TENANT agrees to: (1) immediately notify the LANDLORD of any contamination, claim of contamination or damage; (2) after consultation and with the approval of the LANDLORD, to clean up thecontamination in full compliance with all applicable statutes, regulations and standards; and (3) to indemnify, defend and hold the LANDLORD harmless from and against any claims, suits, causes of action, costs and fees, including any and all attorneys' fees arising from or connected with such contamination, claim of contamination or damage. All leasehold improvements installed on the Leased Premises, except for furniture and equipment, shall not be removed from the Leased Premises at any time, unless removal is consented to in advance, in writing, by the LANDLORD; and at the expiration of this Agreement (either on the Termination Date, or any extension or renewal thereof, or upon such earlier Page 5 of 16 Sunny Isles Lease Agreement