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liability and property damage liability insurance adequate to protect LANDLORD against liability for injury to or death of any person or damage to property in connection with the activities of TENANT in, on or about the Premises or with the use, operation or condition of the Premises. Such insurance at all times shall be in an amount of not less than Two Million Dollars ($2,000,000) each occurrence and Two Million Dollars ($2,000,000) aggregate. The limits of such insurance shall not, however, limit the liability of TENANT hereunder. All public liability and property damage policies shall contain a provision that LANDLORD, although named as an insured, shall nevertheless be entitled to recovery under said policies for any loss occasioned to it, its servants, agents and employees by reason of the negligence of TENANT. (b) Casualty insurance. At all times while this Lease is in effect, TENANT shall maintain in effect policies of casualty insurance covering (a) all TENANT improvements in, on or to the Premises, and (b) trade fixtures, merchandise, and other personal property from time to time, in on or upon the Premises, in an amount of not less than ninety percent (90%) of their actual replacement cost from time to time during the term, providing protection against any peril included within the classification "Fire and Extended Coverage" together with insurance against sprinkler damage, vandalism and malicious mischief, including cost of debris removal and demotion. Replacement cost for purposes hereof shall be determined by mutual agreement, or failing such agreement by an accredited appraiser selected by LANDLORD, with the cost of such appraisal to be borne by TENANT. The proceeds of such insurance shall be used for the repair or replacement of the property so insured. (c) Workers' compensation. Workers' compensation or employer's liability insurance as required by law. 8.3 GENERAL. The liability and casualty policies required above shall be endorsed to include the LANDLORD and its elected and appointed officers and employees, as additional insureds. Every policy required of TENANT above shall be primary insurance, and any insurance carried by the LANDLORD, its officers, or its employees, shall be excess and not contributory insurance to that provided by TENANT. The additional insured endorsement for the Comprehensive General Liability insurance required above shall not contain any exclusion for bodily injury or property damage arising from completed operations. The TENANT shall be solely responsible for any deductible losses under each of the policies required above. Certificates of insurance shall be completed by the TENANT's insurance agent as evidence that policies providing the required coverages, conditions, and minimum limits are in full force and effect, and shall be subject to review and approval by the LANDLORD. Each certificate shall provide that the coverages afforded under the policies shall not be cancelled, terminated or materially changed until at least 30 days prior written notice has been given to the LANDLORD. If the words "endeavor to" appear in the portion of the certificate addressing cancellation, those words shall be stricken from the certificate by the agent(s) completing the certificate. The LANDLORD reserves the right to request and receive a certified copy of any policy and any endorsement thereto. Failure on the part of the TENANT to procure or maintain policies providing the required coverages, conditions, and minimum limits shall constitute a material breach of contract upon which the LANDLORD may terminate this Lease, or at its discretion 7