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<br />All insurance required to be maintained by Lessee under this Lease shall be <br />effected under valid and enforceable policies issued by a reputable <br />insurance company or companies authorized to do business in the State of <br />Minnesota. Not less than 10 days prior to the Lease term, Lessee shall <br />deliver to Lessor certificates of all insurance required to be maintained <br />hereunder. Lessee shall immediately notify Lessor of any changes in <br />coverage or policy status for the policies required to be maintained under <br />this Lease. <br /> <br />8. INDEMNITY: Lessee agrees to indemnify, defend and hold Lessor harmless <br />from and against any and all claims, actions, liability, and damages of every <br />kind and nature, and from and against all costs and expenses, including <br />negligence or intentional tort of Lessee, its agents, employees, licensees, or <br />invitees, in or about Station 3. In the event of any action or proceeding <br />brought against Lessor, by reason of any such claim, upon notice from <br />Lessor, Lessee covenants to defend such action or proceeding by counsel <br />satisfactory to Lessor. <br /> <br />Lessor agrees to indemnify, defend and hold Lessee and its directors, <br />officers, employees, agents and representatives harmless from and against all <br />loss, liability, damages and expense (including reasonable attorney's fees) <br />caused by any act or omission of Lessor, its officers, employees, agents, <br />invitees and representatives, except to the extent such loss, liability, damage <br />or expense is covered by insurance maintained by Lessor. Lessor and Lessee <br />hereby waive against the other any claims, liabilities or damages arising from <br />or caused by any hazard covered by the insurance maintained or required by <br />the waiving party. <br /> <br />9. NON-LIABILITY OF LESSOR: Except in the event of negligence or an <br />intentional act by Lessor, its agents, employees, or contractors, Lessor shall not <br />be liable for any loss or damage resulting from or caused by any failure to <br />furnish heat, electricity, water, gas, air conditioning or sprinkler system, nor for <br />any consequential damage arising from interruption of any utility or services. <br /> <br />10. ASSIGNMENT: Unless approved by Lessor, Lessee shall not assign or transfer <br />any of its rights under this Lease or sublease any part of the Premises. <br /> <br />11. DEFAULT: <br /> <br />a. Should any voluntary or involuntary petition in bankruptcy be filed by or <br />against Lessee, Lessor may, by written notice to Lessee, immediately <br />terminate this Lease and terminate Lessee's right to possession of the <br />Premises. If Lessee does not voluntarily quit the Premises upon receipt of <br /> <br />