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13.1 SURRENDER OF PREMISES. Within thirty (30) days after the expiration or termination of this Lease as provided herein, TENANT shall at its sole expense remove from the Premises all equipment, fixtures and personal property of TENANT, cancel and as necessary disconnect utility services from TENANT'S operations on the Premises, and surrender and deliver up the Premises to LANDLORD. 13.2 HOLDING OVER. This Lease and the tenancy created shall cease and terminate without the necessity of further notice at the end of the Initial Term hereof, unless extended for the Renewal Term, and TENANT hereby waives notice and agrees that LANDLORD shall be entitled to summary recovery of the Premises. Any holding over after the expiration of the term hereof, with or without the consent of LANDLORD, shall be construed to be a tenancy at sufferance, and LANDLORD shall be entitled to collect rental as provided by law for such tenancy, but not less than one hundred fifty percent (150%) of the monthly rental rate set forth in Article 1, together with all other rent and charges due hereunder. ARTICLE 14 — CONDEMNATION If during the term of this Lease or any renewal hereof, the whole of the Premises are condemned or taken in any manner for public use, or if a portion of the Premises is condemned or taken in any manner for public use to an extent that constitutes an unreasonable interference with TENANT's business operations, then in either event TENANT may elect to terminate this Lease as of the date of the vesting of title in such public authority. LANDLORD shall be entitled to that portion of condemnation award attributable to LANDLORD's interest in the Premises. TENANT shall be entitled to that portion of the condemnation award attributable to TENANT's leasehold interest in the Premises, the loss of all improvements, trade fixtures and other personal property on the Premises, all business losses and relocation costs. ARTICLE 15 - DESTRUCTION OF PREMISES 15.1 TOTAL DESTRUCTION. If the Premises are totally destroyed by fire or other casualty or if the Premises are partially destroyed to an extent that constitutes an unreasonable interference in TENANT's business operations, then LANDLORD and TENANT shall each have the option of terminating this Lease upon written notice to the other party within sixty (60) days after such casualty loss, in which event rent and all other payment obligations herein shall cease as of the date of such casualty, and neither LANDLORD nor TENANT shall have any further obligations or rights hereunder except with respect to those provisions which expressly survive termination of this Lease. 15.2 PARTIAL DESTRUCTION. In the event of fire or other casualty and TENANT elects to continue under this Lease as provided in Section 15.1, then TENANT shall restore the Premises to the same or better condition as existed prior to such fire or other casualty. TENANT shall commence restoration of the Premises as soon as reasonably possible after application of any LANDLORD insurance proceeds available for restoration and thereafter proceed with diligence to complete such restoration as soon thereafter as is practical. During any restoration hereunder, TENANT shall receive a proportionate reduction in the rent until all 11