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5078 RESOLUTION NO 5 ,078 A RESOLUTION AUTHORIZING CENTRAL ARKANSAS MANPOWER PLANNING COUNCIL TO ENTER INTO A LEASE WITH NATIONAL INVESTORS LIFE INSUR- ANCE COMPANY; AND FOR OTHER PURPOSES BE IT RESOLVED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS . SECTION 1. The Central Arkansas Manpower Planning Council, acting by and through the Secretariat of said council, is hereby authorized to enter into a Lease Agreement with National Inves- tors Life Insurance Company of Little Rock, Arkansas for a one year term for office space in the building situated at Second and Broadway, Little Rock , Arkansas at a monthly rental of $353 .63 each. Said Lease shall be in form and substance as identified and set forth in Exhibit "A" attached hereto and made a part hereof the same as if set out herein word for word. SECTION 2 . This Resolution shall be in full force and effect from and after its adoption. ADOPTED: October 16, 1973 / ATTEST : APPROVED City Cler Vie Mayor LEASE CONTRACT THE NATIONAL INVESTORS LIFE INSURANCE BUILDING Second and Broadway Covering portion of Little Rock, Arkansas Lessor 1 . THIS LEASE CONTRACT, executed in duplicate originals, and entered into this 1-st day of October , J973 by Lessee and between THE NATIONAL INVESTORS LIFE INSURANCE COMPANY, hereinafter called "Lessor" , and Central Arkansas Manpower Planning Counsel • hereinafter called "Lessee" , Premises WITNESSETH: • • 2 . That the Lessor has and does hereby lease unto the Lessee , and Lessee does hereby lease from Lessor, the use and occupancy of Suite 228 and 230 (943 sq. ft. ) the leased premises being ‘as shown by design attached hereto as Exhibit "A" , and being a part of the building known as The National Investors Life Insurance Building , situated at Second and Broadway Streets ,' Li t tle Rock, Pulaski County , Arkansas . • Term 3. TO HAVE AND TO HOLD the same for the term of one (1) years next ensuing from the lst day of November , 1973, and to become fully completed and ended on the 31st day of October , 1974. Rent 4. Lessee shall pay to Lessor as rent at the office of Lessor , the sum of Three Hundred Fifty-Three and 63/100 dollars -Dollars , ($353. 63) per month for Twelve (12) months, the first such installment being on the first day of the first calendar month of said term, and another such installment be- ing due and payable on the first day of each and every suc- ceeding calendar* month of said term, in advance , until the full payment of the total sum shall be made . Use 5. This lease is on the understanding and agreeiuent that the same shall be used by Lessee , its successors and assigns , as business offices and for no other purpose , and shall be sub- ject to the following conditions , each and every one of which Lessee covenants and agrees to keep and perform: 1 Rights of FIRST: Lessee agrees to pay to Lessor the sums herein Lessor in specified and to comply with the terms and provisions of this Event of lease , and Default (a) In case of the non-payment of the said rent at the said time and place , or in case the leased premises shall be deserted or vacated , this lease , at the option of the Lessor, shall he terminated ; or , if the Lessor so elects , the Lessor shall have the right to enter the leased premises as the agent of the Lessee , either by force or otherwise , without being li- able to any prosecution therefor , and to re-let the premises as the agent: of the Lessee , and to receive the rent therefor, and the Lessee shall pay the Lessor any deficiency that may arise by reason of such re-lotting, on demand , at the office of the Lessor. • • (b) In Cede the Lessee shall fail to comply with any other term and provision of this lease , than the payment of a sum at the time and place provided herein and shall fail within ten (10) days after notice to the Lessee of such breach to cure the breach specified in that notice ; or if Lessee shall file any petition in bankruptcy , or shall- be declared or adjudged a bankrupt under the laws of the United. States , or shall make an assignment for the benefit of creditors , or commit any act of insolvency or should become insolvent, or shall make any transfer of property the purpose of which might tend to defeat the collection of the rent clue or to become due Linder this lease , and in any of said cases , the Lessor shall have the option to terminate this lease or to declare the en- tire amount: of the rent which would become due and payable during the remainder of the term covered by this lease , or any portion thereof which the Lessor may elect so to declare to he • due and payable immediately, without notice to the Lessee , and to demand payment thereof and to enforce such payment by the ordinary legal methods , but in this event the Lessee (if he shall have paid the rent thus demanded for any unexpired por- tion of said term) , shall have the right to underlet the pre- mises (notwithstanding the restrictions contained in Article Second of the condition of this lease) for the unexpired por- tion of said term which has been so paid for , to any suitable and unobjectionable tenant to be used for the purpose for which Lessee may use said premises as herein provided and for no other purpose and to collect the rent therefor for his own reimbursement , or if the same is collected by the Lessor, to require the same to be paid over to him on demand. Sub-Letting SECOND: Neither the premises leased by the terms of this and instrument nor any part thereof shall be assigned, let, or un•- Assignments der-let , or used or permitted to be used for any other purpose than hereinabove mentioned without the written consent of the Lessor first endorsed hereon; and if so assigned , Jet_ or let , used or permitted to be used without such written consent , the said Lessor may re- enter_ said premises , either by force or otherwise , without being liable to prosecution or any claim therefor and re-let the said premises , and this lease , by such unauthorized act , shall terminate if the said Lessor shall so dotermine and elect; or if re--let at a l=ester rental-; Lessee -- shall pay difference between such rental and the rental here- in specified and agreed to be paid . The conditions and cove- nants herein provided for shall be binding upon the assignees and sublessees hereof , and in case of an assignment or sublet- ing of or under this lease , all the conditions and covenants herein stipulated are hereby expressly made conditions and cov- enants under which said assignee or sub-lessee holds . And said assignee or sub-lessee by accepting under said lease becomes l_i-__---_- able and subject to all the terms , conditions and covenants as if this lease had been made with him originally. And it is fur- ther expressly provided that the waiver of any condition against any person or for any purpose shall not be construed to operate , as a waiver against any other condition or covenant or against any other person or for any other. purpose . And in case of as- signing or sub-lotting without consent as aforesaid , an accept- ance of rent by the Lessor from such assignee or sub-lessee shall not be construed as a consent to the assignment or sub- letting of the term, but shall be construed as a waiver only for the period for which the rent is accepted and such assignee • • MK • • • • • • • • • • . . •. • • • or sub-lessee shall at the option of the Lessor be regarded as a tenant from month to month. Lessor may assign said lease or any part thereof or right thereunder. Any and all success- ors and assigns of Lessor shall be entitled to the benefits of and be bound by the terms of this instrument. • Alterations THIRD: The Lessee shall not commit waste nor suffer nor and permit waste to be committed on said premises; Lessee will Improvements keep the building and all other improvements to the extent covered by this lease in sound condition and good repair and will neither do nor permit to be done anything to the said pre- mises that may impair the value thereof. Said Lessee shall take • good care of the leased premises and fixtures therein and shall . quit and surrender said premises at the end or other termination of said term in as good condition as the reasonable use thereof will permit , and shall not make any alterations , additions or • improvements in said premises without the written consent of said Lessor, and all alterations , additions or improvements which shall be made by either of the parties hereto upon the premises , except office furniture , never attached to the build- .- ing or any part thereof, put in at the expense of the Lessee, .. • shall be the property of the said Lessor and shall remain upon • • and be surrendered with the premises as a part thereof, at the termination of this lease , without disturbance , molestation or injury. Lessee, by moving into the leased premises and taking . possession thereof, shall accept and shall be held to have • accepted the leased premises as suitable for the purposes for which the same are leased, and shall accept and shall be held to have accepted the said building and each and every appurte- nance thereof , and said Lessee by said act waives any and all defects therein. Rules and FOURTH: The rules and regulations issued by Lessor from Regulations, time to time in regard to the building, applicable alike to etc. - all similar space in the building ,.' shall be applicable to the premises covered by the lease, and shall be complied with by _ Lessee and by all clerks , servants and agents of Lessee. (The _ _. _ • present rules and regulations are attached hereto as Exhibit.. _.__ "B") . Lessee shall conform to and observe all of the laws, ordinances , governmental regulations and orders applicable to these premises covered by this instrument in force during the • life. of this. lease. . t . .Lien on FIFTH: The Lessor shall have at all times a valid first -Lessee' s •.' lien for all rentals and other sums of money to become due • Property hereunder from the Lessee , upon all of the personal property of the said Lessee situated in the said leased premises , and said property shall not be removed therefrom without the con- _ sent of the Lessor until all arrearages in rent, as well as any and all other sums of money to become due hereunder , shall ' . first have been paid and discharged , provided further that the ' . lien herein granted may be foreclosed in the manner and form • provided by law for the foreclosure of chattel mortgages or in any other manner provided by law. The statutory lien for rent is not waived , the express contractual lien herein granted be- ing in addition and supplementary thereto . Removal of ' SIXTH: If the Lessee shall fail to remove all effects Lessee's from said premises upon termination of this lease for any Property ' cause whatsoever, the Lessor may at its option remove the same • • in any manner . that the Lessor shall choose and store said effects without liability to the Lessor for loss thereof , and the Lessee agrees to pay the Lessor on demand any and all expenses incurred in such removal , including court costs and attorney' s fees and storage charge on such effects for any length of time the same shall be in the Lessor' s possess- ion, or .the Lessor may at the option without notice sell said effects or any part of the same at private sale and without legal process for such price as the Lessor may obtain and apply the proceeds of such sale upon any amounts due under this lease from the Lessee to the Lessor and upon the expense incident to the removal and sale of said effects. Loss or SEVENTH: If during the term of this lease the building Damage or premises covered by this lease be destroyed by fire or to Premises the elements , or partially destroyed so as to render the pre- mises covered by this lease wholly unfit for occupancy and Lessor shall conclude that they cannot be repaired for occu- pancy within 120 days from the happening of the loss or da- mage , then this lease shall immediately terminate and Lessee . shall surrender the premises and all interest therein and • Lessee shall pay rent only to the time of such surrender. In case of partial damage or destruction to the premises , Lessor may -re-enter and re-possess the same or any part thereof for the purpose of removing or repairing the loss or damage and shall proceed with reasonable dispatch to the repair of same unless under the foregoing clause of this paragraph the lease shall have terminated. The rent during the period of such repairs shall be wholly abated if all of the demised premises have been thus re-possessed by Lessor for the purpose of re- pair, for the period that Lessee has been thus dispossessed; and if only a portion of the premises are thus re-possessed, the rent shall be abated for the period of such dispossession - ratably, based on the portion of the premises thus re-poss- essed. Personal EIGHTH: Said. Lessor shall not be liable for any damage or Property to any property , at any time , in said premises or building Risks from gas, smoke , water, rain or snow, which may leak into , issue or form from any part of said building of which the premises hereby leased are part , or from the pipes or plumb- ing work of the sam3 or from any other place or quarter. The Lessee further agrees to indemnify and hold the Lessor harm- less from any and all damages or claims which the said Less- or may be compelled to pay on account of ihjuries. to the per - son or property of any other tenant in this building or to any other person rightfully in said building for any purpose whatsoever where the injuries aforesaid are caused by the negligence or misconduct of the Lessee , his agents , servants or employees , or by any other person entering upon the pre- mises under express or implied invitation of the Lessee or where the said injuries are the result of violation of laws or ordinances , governmental orders of any kind , or any of the rules or regulations provided for in Article Four above , •by any of the parties named. Notice of NINTH: Said Lessee shall give to said Lessor or his Defects agent prompt written notice of any accident to or defects in water pipes , gas pipes , air-conditioning apparatus , to be remedied by said Lessor with due diligence from and after its receipt of any such notice. - • ; . • ' • •• • • • Subordina- TENTH: This lease is and shall be subject and sub- Lion ordinate to any present and future first mortgage on the fee of which the demised premises form a part or to any extensions or renewals thereof. Notwithstanding that the provisions hereof are self-executing, the Lessee hereby agrees to execute and deliver, on request , an instrument in recordable form subordinating this lease to such first mortgage or renewals or extensions thereof. Services ELEVENTH: Lessor will cause the premises to be clean- .. ed and generally cared for by janitor service in accordance with customary service of that character usually being fur- nished in a first-class office building , this being at the expense of the Lessor. Lessor will furnish water and elec- tricity so long as same are obtainable in due course by Lessor, water being furnished at expense of Lessor. Lessor agrees to furnish at its expense air-conditioning or heat- ing and cooling in such quantities and to such degrees and at such times as Lessor may determine from time to time. As no extra charge is made for air-conditioning, for heat- ing or cooling, Lessor shall not be liable for any failure to furnish or supply such air-conditioning. Fixtures TWELFTH: Said Lessee agrees that all additions , fix- tures and improvements added to or made upon said premises by Lessee shall at once become the property of the Lessor and be surrendered to it upon termination of the lease in any manner, but this paragraph shall not apply to the mov- able property and furniture of the Lessee. Liquidated THIRTEENTH: It is agreed between the parties hereto Damages that if the rent stipulated herein at any time shall not be paid when due, then all subsequent installments of rent, remaining unpaid, shall forthwith become due and payable _ at the option of the Lessor without notice to the Lessee , and in case the said Lessee is declared bankrupt or volun- tarily offers to creditors terms of composition, or in case a receiver is appointed to take charge of and conduct the affairs of the Lessee , such claim for further unpaid installments of rent due under this lease shall be consid- ered liquidated damages and shall constitute a debt prov- able in bankruptcy or receivership. Renewal and FOURTEENTH: Each of the parties hereto agrees , at Extension least ninety (90) days before the date of the expiration of of Lease this lease , to give the other party notice in writing of intention not to renew or extend this lease , and in case neither party hereto gives such notice at such time, this lease shall stand renewed for a further period of one year from the date of its expiration at the rental and upon all the terms and conditions herein expressed. Remedies FIFTEENTH: No act or thing done by the Lessor or its agents during the term hereby granted shall be deemed an acceptance of a surrender of said premises , and' no agree- ment to accept a surrender of said premises shall be valid unless the same be made in writing and subscribed by the Lessor. The mention in this lease of any particular reme- dy shall not preclude the Lessor from any other remedy the Lessor might have, either in law or in equity, nor shall • the waiver of or redress for any violation of any covenant or condition in this lease contained or any of the rules and regulations set forth on the back of this lease or here- after adopted by the Lessor, prevent a subsequent act, which would have originally constituted a violation, from having all the force and effect of an original violation. In case it should be necessary or proper for Lessor to bring any action under this lease or to consult or place said lease , for any amount payable by Lessee thereunder, with an attor- ney concerning or for the enforcement of any of Lessor' s rights hereunder, then Lessee agrees in each and any such case to pay to Lessor a reasonable attorney' s fee. The re- ceipt by the Lessor of rent with knowledge of the breach of any covenant in this lease contained, shall not be deemed a waiver of such breach. The failure of the Lessor to enforce any of the rules and regulations set forth in Exhibit "B" , or hereafter adopted, against the Lessee and/or any other Lessee in the building shall not be deemed a waiver of such rules and regulations. The receipt by the Lessor of rent from any assignee, under-tenant or occupant of said premis- es shall not be deemed a waiver of the covenant in this lease contained , against assignment, and under-letting or an acceptance of the assignee , under-tenant or occupant as Lessee or a release of the Lessee from the further obser- vance or performance by the Lessee of the covenant in this lease contained, on the part of the Lessee to be observed and performed. No provision of this lease shall be deemed to have been waived by the Lessor unless such waiver be in writing signed by the Lessor. In case of termination of this lease by Lessor under any option herein provided for, Lessor may re-enter the premises without notice or demand, .:. and in that event rent shall become due and be apportioned and paid up to and including the day of such entry. Completion SIXTEENTH: The parties hereto agree that if the pre- of Building mises herein leased shall not be .completed so that the de=. _-- -- mised premises shall be ready for occupancy at the date _ .-. upon which the term hereby demised is to begin, the rent _ . under this lease shall not commence until the said demised premises are ready for occupancy , whereupon the lease and all the covenants , conditions and agreements herein contain- ed shall be given full force and effect , and the allowance of rent herein provided to be paid by the Lessee for such period prior to delivery of the demised premises to said Lessee for occupancy , shall be in full settlement of all claims which the Lessee might otherwise have by reason of said demised premises not being ready for occupancy on the date of the beginning of the term as set forth herein. The certificate of the architect or company in charge of the construction of said building shall control conclusively the date upon which the demised premises are ready for occupancy. The parties also agree that for the purpose of completing or of making repairs or alterations in any portion of said building , the Lessor may use one or more of the street ent- rances , the halls , passageways and elevators of said build- ing; provided , however, that there shall be no unnecessary obstruction of the right of entry to the demised premises while the same are occupied. Severability SEVENTEENTH: If any clause or provision of this lease Clause contract is illegal , invalid or unenforceable under present • • • or future laws effective during the term of this lease , then and in that event , it is the intention of the parties hereto that the remainder of this lease shall not be affect- ed thereby, and it is also the intention of the parties to this lease contract that in lieu of each clause or provision of this lease contract that is illegal , invalid or unenforce- able , there may be added as a part of this lease contract a clause or provision as similar in terms to such illegal , in- valid or unenforceable clause or provision as may be possible and be legal , valid and enforceable. The caption of each paragraph hereof is added as a matter of convenience only and shall be considered to be of no effect in the construct- ion of any provision or provisions of this lease. Authorities EIGHTEENTH: Lessor may act in any matter provided for for Action in this lease by its President or its Building Manager, and to be Taken any notice to be given to the Lessor as provided for in this by or for lease shall be delivered in person to its President or its Lessor or Building Manager or sent to Lessor by regular mail addressed Lessee to its principal office in The National Investors Life Insurance Building . Any notice to be given Lessee under the terms and provisions of this lease shall be in writing and may be given in person to the chief official of the Lessee located in the demised premises covered by this instrument, or sent to the Lessee by mail to its principal office in The National Investors Life Insurance Building. WITNESS THE HANDS OF THE PARTIES, This day and year first above written. THE NATIONAL INVESTORS LIFE INSURANCE CO. p 4.� � �/7 Executive Vice ;� President DAVID . WHITT Lessor .ATTEST: .0 • ( GLYN E. SAWYER, Secretai • • CENTRAL KANSAS MANPO E ,4PLANNING COUNSEL BY L �/� - e ee STATE OF ARKANSAS COUNTY OF PULASKI BEFORE ME, the subscribed authority, on this day person- ally appeared David V. Whitt and Glyn E. Sawyer known tome to be the person (s). whose name is subscribed to the foregoing instrument, and acknowledged to me that he exe- cuted the same for the purposes and consideration therein ex- pressed, in the capacity therein stated , and as the act and deed of said corporation. GIVEN UNDER MY HAND AND SEAL OF OFFICE, This 1st day of October , 19 73 . My Commission Expires : '��-�z-J � « Ze July 18 , 1977 Notary Puolic • / I • a • •• I • • • STATE OF ARKANSAS COUNTY OF PULASKI BEFORE ME, th ubscribed authority on this day personally appeared , known to me to b the pers n (s) o e name is subscribed to the foregoing instrument, and acknowledged to me that he executed the same for the purposes and consideration therein expressed. VEN UNDER MY HAND AND SEAL OF OFFICE, This /7-, day of e A) , 19.7„1„. Notary Pi. i My Commission Expires.: // - - � STATE OF ARKANSAS COUNTY OF PULASKI BEFORE ME, the subscribed authority, on this day personally appeared known to me to be the person whose name is subscribed to the fore- going instrument as of The National Investors Life Insurance Company, and acknowledged to me that he executed the same for the purposes and consideration therein expressed , in the capacity therein stated , and as the act and deed of said corporation. GIVEN UNDER MY HAND AND SEAL OF OFFICE, This day of , 19 • • — Notary Public My Commission Expires: E X H I B I T • "B" RULES AND REGULATIONS 1. The sidewalks , entries , passages , court, corridors , stair- . ways , and elevators shall not be obstructed by any of the Lessees, their clerks or agents , or used by them for other purposes than for ingress and egress to and from their respective suites. All safes or other heavy articles shall be carried up or into the premises only at such times and in such manner as shall be pre- scribed by the Lessor , and the Lessor shall in all cases have the right to specify the proper weight and position of any such safe or other heavy article . Any damage done to the building by taking in or removing any safe or from overloading any floor in any way shall be paid by the Lessee . Defacing or injuring in any way any part of the building by the Lessee , his agents or servants , shall be paid for by the Lessee. • 2 . No sign, advertisement or notice shall be inscribed , paint- ed or affixed on any part of the inside or outside of the said build- ing unless of such color, size and style , and in such place upon or in said building , as shall be first designated by the Lessor; there shall be no objection to or duty on Lessor allowing any sign, adver- tisement or notice to be inscribed , painted or affixed on any part of the inside or outside of said building. Signs on doors will be painted for the Lessees by a sign writer appointed by the Lessor, the cost of the painting to be paid by the Lessee. A Directory in a conspicuous place, with the names of the Lessees , will be provid- ed by the Lessor; any necessary revision in this will be made by Lessor within a reasonable time after notice from the Lessee of the error or change making the revision necessary. No furniture shall be placed in front of the building or in any lobby or corridor, without written consent of the Lessor. The Lessor shall have the right to remove all other signs and furniture, without notice to the Lessee , at the expense of Lessee. 3. No Lessee shall do or permit anything to be done in said premises , or bring or keep anything therein, which will in any way increase the rate of fire insurance on said building , or on pro- perty kept therein, or obstruct or interfere with the rights of other Lessees , or in any way injure or annoy them, or conflict • with the laws relating to fire , or with any regulations of the fire department , or with any insurance policy upon said building or any part thereof, or conflict with any of the rules or ordi- nances of the Board of Health of Little Rock, Arkansas. 4. No Lessee shall employ any person or persons other than the janitor of the Lessor for the purpose of cleaning or taking care of the premises leased, without the written consent of the Lessor. Lessor shall be in nowise responsible to any Lessee for any loss of property from the leased premises , however occurring, or for any damage done to the furniture by the janitor or any of his employees , or by any other person or persons whomsoever. Any person or persons employed by the Lessee , with the written con- sent of the Lessor, must be subject to and under the control and direction of the janitor of the building, in all things , in the building and outside of said leased premises. The janitor of the building may at all times keep a pass key, and he and other a- gents of the Lessor shall at all times be allowed admittance to said leased premises. S . No additional locks shall be placed upon any doors with- out written consent of the Lessor, nor shall any duplicate keys be made . All necessary keys shall be furnished by the Lessor, and the same shall be surrendered upon the termination of this _ ._ _ ... lease , and the Lessee shall then give to the Lessor or his agents explanation of the combination of all locks upon the doors of vaults . 6 . No floors , skylights and windows that reflect or admit light into the corridors or passageways , or to any other place in said building shall be covered or obstructed by any of the tenants . 7 . The water closets and other water fixtures shall not be used for any purpose other than those for which they were construct- ed , and any damage resulting to them from misuse , or the defacing or injury of any part of the building shall be borne by the person who shall occasion it. No person shall waste water by interfering with the faucets or otherwise. • • • . 4 • • 8 . No person shall disturb the occupants of the building by the use of any musical instruments , the making of unseemly noises, or by interference in any way. No dogs or other animals will be allowed in the building. 9. No bicycles or similar vehicles will be allowed in the building. 10. Nothing shall be thrown out of the windows of the build- ing, or down the stairways or other passages. • 11 . The Lessor shall not be liable for any damages from the stoppage of elevators for necessary or desirable repairs or im- provements , or delays of any sort or duration in connection with the elevator service. 12 . If any Lessees desire telegraphic , telephonic or other electric connections , the Lessor or its agents will direct the electricians as to where and how the wires may be introduced, and without such directions, no boring or cutting for wires will be permitted. 13 . If Lessees desire shades or awnings , they must be of such shape , color, material and makes as shall be prescribed by the Lessor and any awning proposed may be prohibited by Lessor. The Lessor or its agents shall have the right to enter the premises to examine the same or to make such repairs , alterations or addi- tions as the Lessor shall deem necessary for the safety, preser- vation or improvement of the building; and the Lessor or its a- gents may show said premises and may place on the windows or doors thereof , or upon the bulletin board, a notice "To Rent" for one month prior to the expiration of the lease. •- 14. No portion of the building shall be used for the pur- pose of lodging-rooms , or for any immoral or unlawful purposes. 15. All Lessees and occupants must observe strict care not to leave their windows open when it rains or snows , and for any default or carelessness in these respects , or any of them, shall make good all injury sustained by other Lessees , and by the Lessor, or by. either of them, paying on demand at the office of Lessor, all damages resulting from such default or carelessness. • 16 . All glass , locks and trimmings , in or about the doors • and windows , and all electric globes and shades , belonging to the building shall be kept whole , and whenever broken by any Lessee , _ shall be immediately replaced or repaired and put in order by such Lessee under the direction and to the satisfaction of the Lessor, and, on removal shall be left whole and in good repair. 17. The Lessee shall not be permitted to use or to keep in the building any kerosene , camphene, burning fluid or other illu- minating materials , except candles , and except the gas and elect- ricity in general use in the building. 18 . The Lessor reserves the right to make such other and further reasonable rules and regulations as in its judgment may from time to time be needful , for the safety , care and cleanli- ness of the premises , and for the preservation of good order therein.