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paid by the fifth day after which it is due, a late charge of five percent (5%) for each dollar not paid may be charged by Landlord for each month or part thereof that the same remains overdue. This charge shall be in addition to and not in lieu of any other remedy Landlord may have and is in addition to any reasonable fees and charges of any agents or attorneys Landlord may employ as a result of any default in the payment of Rent hereunder, whether authorized herein or by law. Any such "late charges" if not previously paid shall, at the option of Landlord, be added to and become part of the succeeding Rent payment to be made hereunder. ARTICLE 5 5.1 Fire and Casualty Insurance. At all times during the Term, Landlord shall keep the Building insured against loss or damage by risks now or thereafter embraced by "All Risks" coverage so called in amount sufficient to prevent Landlord from becoming a coinsurer under the terms of the applicable policies, but in any event in an amount not less than one hundred percent (100%) of the then "Full Replacement Cost." "Full Replacement Cost" shall mean the cost of replacing the Building exclusive of the costs of excavations foundations and footings below the lowest grade level. In no event shall any such insurance be for the benefit of Tenant. 5.2 Tenant's Insurance. At all times during the Term, Tenant will cany and maintain, at Tenant's expense, the following insurance, in the amounts specified below or such other amounts as Landlord may from time-to-time reasonably request, with insurance companies and on forms satisfactory to Landlord: 5.2.1 Commercial general liability insurance with coverage for bodily injury and property damage liability, with a combined single occurrence limit of not less than $1,000,000. All such insurance shall include contractual liability coverage for the performance by Tenant of the indemnity agreements set forth in this Lease; 5.2.2 Insurance covering all of Tenant's furniture and fixtures, machinery, equipment, stock, and any other personal property owned and used in Tenant's business and found in, on, or about the Building, and any leasehold improvements to the Premises in an amount not less than the full replacement cost. Property forms shall provide coverage on a broad form basis insuring against "all risks of direct physical loss." All policy proceeds will be used for the repair or replacement of the property damaged or destroyed; however, if this Lease ceases under the provisions of this Lease, Tenant will be entitled to any proceeds resulting from damage to Tenant's furniture and fixtures, machinery, equipment, stock, and any other personal property; 5.2.3 Forms of Policies. Certificates of insurance, together with copies of the 5 Page 56 of 190