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insurance policies shall be issued in the name of Lessee, witfi Lessor and any Permitted Leasehold Mortgagee being included in the insurance policy definition of who is an additional insured, shall contain a standard mortgagee's clause in form satisfactory to the Permitted Leasehold Mortgagees, and shall be primary to any insurance available to Lessor. 7.4 All policies of insurance shall be issued by good, responsible companies, reasonably acceptable to Lessor and any Permitted Leasehold Mortgagee and that are qualified to do business in the State of Oregon. Executed copies of such policies of insurance shall be delivered to any Permitted Leasehold Mortgagee and certificates shall be delivered to Lessor within 30 days after the Building is completed and thereafter within 30 days before the expiration of the term of each such policy. As often as any such policy shall expire or terminate, renewal or additional policies shall be procured and maintained by Lessee in like manner and to like extent. All policies of insurance must contain a provision that the company writing the policy will give Lessor and any Permitted Leasehold Mortgagee 30 days' written notice in advance of any cancellation, substantial change of coverage, or the effective date of any reduction in amount of insurance. 7.5 The obligations of Lessee to carry the insurance provided for may be brought within the coverage of a so-called blanket poliey or policies of insurance; provided, however: ( a) That the coverage afforded will not be reduced or diminished by reason of the use of such blanket policy of insurance; ( b) That the requirements set forth are otherwise satisfied; and ( c) That, as to all insurance, Lessor and any Permitted Leasehold Mortgagee shall be named as additional insured. 7.6 Lessor may from time to time, but not more frequently than once every five years, require that the amount of public liability insurance to be maintained by Lessee under Section 7.2 be increased so that the amount adequately protects Lessor's interest based on amounts of coverage required of comparable lessees in comparable projects. Section 8.Lessor's Right to Perform Lessee's Covenants 8.1 Subject to the rights of the Permitted Leasehold Mortgagees contained in Section 21 below, if Lessee at any time fails to pay any Taac in accordance with the provisions of this Lease or fails to make any other payment or perform any other act on its part to be made or performed, then Lessor, after 10 days' notice to Lessee (or without notice in case of an emergency) and without waiving or releasing Lessee from any obligation of Lessee contained in this I,ease or from any default by Lessee and without waiving Lessor's right to take such action as may be permissible under this Lease as a result of such default, may (but shall be under no obligation to): ( a) Pay any Tax payable by Lessee pursuant to the provisions of this Lease; or ( b) Make any other payment or perform any other act on Lessee's part to be made or performed as provided in this Lease, and may enter the Premises and the Improvements for any such purpose, and take all such action, as may be necessary. 8.2 All sums so paid by Lessor and all costs and expenses incurred by Lessor, including reasonable attorney fees, in connection with the performance of any such act, together with, if Lessee does not pay the same within the 30-day period after notice from Lessor, interest from the date of such payment or incurrence by Lessor of such cost and expense until paid, at the annual rate of 18%, shall constitute Additionat Rent payable by Lessee under this Lease and shall be paid by Lessee to Lessor on demand. Section 9. Compliance with Legal Requirements 9.1 ~ Throughout the Term, Lessee shall promptly com ly with, an correct at Le: expense any ai ure o comp iance create t roug ssee s au t or y reason of Tenant's use, North Pad Ground Lease Courthouse Squaze Page - 10