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been expressly approved in writing by Lessor; or (4) be liable for commencing or completing any construction or any contribution toward construction or installation of any improvements on the Premises required under the sublease, or any expansion or rehabilitation of existing improvements on ~ the Premises, or for restoring improvements following any casualty not required to be insured under this Lease, or for the costs of any restoration in excess of the proceeds recovered under any insurance required to be canied under this Lease. On request, Lessor shall confirm in a separate written agreement with any qualified sublessee the nondisturbance obligation~of Lessor as set forth in this section. Section 18. Default; Remedies 18.1 The occurrence of any one or more of the following events of default constitutes a breach of this Lease by Lessee: ( a) If Lessee defaults in the payment of Rent due and payable by Lessee, and such default continues for 10 days after Lessor has given Lessee a notice specifying the same; or (b) If Lessee, whether by action or inaction, is in default of any of its obligations under this Lease (other than a default in the payment of Rent by Lessee) and such default continues and is not remedied within 30 days after Lessor has given Lessee a notice specifying the same, or, in the case of a default that can be cured.but not within a period of 30.days, if Lessee has not (1) commenced curing such default within such 30-day period; (2) notified Lessor of Lessee's intention to cure the default; or (3) continuously and diligently completed the cure of the default. 18.2 During any 12-month period, Lessee shall be entitled to only one notice pursuant to Section 18.1(a). 18.3 Upon the occurrence of an event of default, Lessor may exercise any one or more of the remedies set forth in this section or any other remedy available under applicable law or contained in this Lease: ~ (a) Lessor or Lessor's agents and employees may immediately or at any time thereafter reenter the Premises either by summary eviction proceedings or by any suitable action or proceeding at law, or by force or otherwise, without being liable to indictment, prosecution, or damages, and may repossess the same, and may remove any person from the Premises, to the end that Lessor may have, hold, and enjoy the Premises. (b) Lessor may relet the whole or any part of the Premises from time to time, either in the name of Lessor or otherwise, to such Lessees, for such terms ending before, on, or after the expiration date of the Lease Term, at such rentals and on such other conditions (including concessions and free rent) as Lessor may determine to be appropriate. To the extent allowed under Oregon law, Lessor shall have no obligation to relet all or any part of the Premises and shall not be liable for refusal to relet the Premises, or, m the event of such reletting, for refusal or failure to collect any rent due on such reletting; and any action of Lessor shall not operate to relieve Lessee of any liability under this Lease or otherwise affect such liability. Lessor at its option may make such physical changes to the Premises as Lessor, in its sole discretion, considers advisable and necessary in connection with any such reletting or proposed reletting, without relieving Lessee of any liability under this Lease or otherwise affecting Lessee's liability. (c) Whether or not Lessor retakes possession or relets the Premises, Lessor has the right to recover its damages, including without limitation all lost rentals, all legal expenses, all costs incurred by Lessor in restoring the Premises or otherwise preparing the Premises for reletting, and all costs incurred by Lessor in reletting the Premises. ( d) To the extent permitted under Oregon law, Lessor may sue periodically for damages as they accrue without barring a later action for further damages. Lessor may in one action recover accrued damages plus damages attributable to the remaining Lease Term equal to the difference between the Rent reserved in this Lease for the balance of the Lease Term after the time of award, and Ground Lease Courthouse Square Page - 15 "