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While we write back and forth, please keep in mind that I do not know what you already know or don't know, or with what you need help, unless you tell me.
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"The premises is equipment with an independant HVAC system which is to be maintained and reparied by Tenant."
That sentence certainly sounds to me like you, not the landlord, is responsible for the HVAC system, especially if it is stated in its own exhibit to the lease.
Is there more to this story we should discuss?
I'll look forward to hearing from you!
I tried to find landlord tenant information for businesses, but was unsuccessful. You can try contacting this agency: http://www.dca.ca.gov/online_services/doc_search.shtml
Perhaps there is a state law preventing a lessee from taking responsibility for an HVAC in a rental agreement, but I was unable to find it.
Here is a link to the California state code: http://www.leginfo.ca.gov/calaw.html
I'm sorry, I think the small business is stuck with the lease it signed.