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payable and if not paid by TENANT within fifteen (15) days shall constitute a default under this Lease. ARTICLE 5 - MAINTENANCE OF PREMISES 5.1 MAINTENANCE. 5.1.1 LANDLORD. LANDLORD shall maintain in good order, condition and repair the structural portions of the building located on the Premises, including the exterior walls, floor slab, foundation and roof. LANDLORD shall be responsible for repair or replacement of any breakage of the water or sewer service lines occurring between the point at which such lines leave the building and the property line. LANDLORD shall also be responsible for any replacement of the parking lot or sidewalk surfaces. Notwithstanding any of the foregoing, if any maintenance, repair or replacement provided for in this Section 5.1.1 becomes necessary because of an act or omission by TENANT or TENANT'S employees, agents, contractors, invitees or customers, excepting reasonable wear and tear, then the resulting cost of such maintenance shall be paid by TENANT. 5.1.2 TENANT. TENANT shall at all times keep and maintain, at its sole cost and expense, the Premises, and all improvements located thereon not designated as the maintenance responsibility of the LANDLORD as provided in Section 5.1.1 above, including the parking lot, sidewalks, exterior entrances, all glass and windows, all floors, all partitions, doors, fixtures, equipment and appurtenances thereof, including lighting, electrical and mechanical equipment, plumbing fixtures and equipment, heating, ventilating and air conditioning (HVAC) equipment, and all other fixtures and equipment installed for the use of the Premises by TENANT in good order and repair, reasonable wear and tear excepted, and in a clean and sanitary condition, and shall at its sole cost and expense make all necessary repairs and undertake all necessary maintenance, replacements, alterations and additions, using material and equipment of similar kind and quality to the original improvements. Without limiting the foregoing, TENANT shall be responsible at its expense for making any repairs or replacements to glass and doors within fourteen (14) days of the incident requiring the repair or replacement. TENANT shall be responsible at its expense for installation and proper maintenance of grease traps and other plumbing installations required for restaurant operations. TENANT at its expense shall be responsible for snow removal, seal coating and routine maintenance of the parking lot, for clearing snow and ice from sidewalks adjacent to the Premises, and for irrigation, maintenance and upkeep of exterior landscaping. TENANT at its expense shall arrange for quarterly maintenance of all HVAC equipment throughout the term of this Lease, with the first such routine maintenance to occur no later than ninety (90) days after commencement of TENANT'S occupancy. TENANT shall provide LANDLORD with copies of all contracts for such quarterly maintenance. 5.2 FAILURE TO MAINTAIN. If TENANT fails to maintain the Premises as required hereunder to the reasonable satisfaction of LANDLORD, then ten (10) days after TENANT's receipt of written request from LANDLORD (except in the event of an emergency, 4