Common use of Expansion Premises Improvements Clause in Contracts

Expansion Premises Improvements. Subject to Tenant’s right to elect to construct the improvements to the Expansion Premises in two Phases as provided below, Landlord shall provide to Tenant the Expansion Premises Allowance for the payment of Tenant’s Work in the manner provided and pursuant to the terms and conditions contained in Section 22.01 and Exhibit D of the Original Lease. Tenant will utilize Landlord’s designated design consultants for the design of Tenant’s mechanical, electrical, plumbing, and structural work, including the reinforcing of the floor (if required) in areas reasonably approved by Landlord, so long as the fees charged for such contractors are comparable to the market rates for similar services by comparable professionals in comparable class office buildings in the Central Business District. Tenant acknowledges that the cost of Landlord’s design consultants for Xxxxxx’s construction of the initial Premises was reasonable. Tenant shall have the right to use up to Three Hundred Eighty Three Thousand Five Hundred Sixty and no/100 Dollars ($383,560.00) towards Tenant’s Moving Costs as defined in Section 22.01 of the Original Lease. Except as provided herein, the remaining terms and conditions of Section 22.01 and Exhibit D of the Original Lease shall apply to Tenant’s Work, for the Expansion Premises Allowance and the disbursement thereof, expressly including Landlord’s right to deduct from the Expansion Premises Allowance Landlord’s fee (1% of all hard costs) relating to Landlord’s supervision of Tenant’s construction of Tenant’s Work. If there shall be any delay in the completion of Tenant’s Work due to a Landlord Delay as defined in Exhibit D of the Original Lease, then the Expansion Premises Rent Concession Period shall be extended by the number of days of any such Landlord Delay.

Expansion Premises Improvements. Subject Upon full execution of this First Amendment, Landlord shall cause a qualified architect or other design professional to prepare plans, including a full set of construction drawings (the “Plans”) and submit such Plans to Tenant for its review and approval. Tenant will not unreasonably withhold or delay its approval of the Plans. Upon approval of the Plans by Tenant and any required governmental approvals, Landlord shall construct the improvements in accordance with the Plans for and on behalf of Tenant (the “Expansion Improvements”). Landlord and Tenant have agreed that the costs of such Expansion Improvements shall be paid by Tenant, although Landlord shall provide Tenant an allowance of up to $75,075.00 to be utilized toward the cost of the Expansion Improvements (the “Allowance”). The Allowance shall be used exclusively for the payment of costs relating to the construction of the Expansion Improvements, including the cost of preparing the Plans and a construction management fee payable to Landlord’s construction manager for profit and overhead in the total amount of eight percent (8%) of the total cost of the Expansion Improvements, which costs Landlord shall pay directly out of the Allowance for the credit of Tenant, and in no event shall any part of the Allowance be payable to or paid to Tenant’s right . Any costs of the Expansion Improvements which exceed the Allowance, shall by paid by Tenant to elect Landlord without further demand within thirty (30) days after the date of submission by Landlord to construct the Tenant of a statement of said costs. Any improvements to the Expansion Premises in two Phases Premises, other than as provided belowshown on the Plans, Landlord shall provide to Tenant and the furnishing of the Expansion Premises Allowance for Premises, shall be made by Tenant at the payment sole cost and expense of Tenant, subject to all other provisions of this First Amendment. Tenant’s occupancy of the First Expansion Premises, or the Second Expansion Premises, upon substantial completion of each, shall be conclusive evidence of Tenant’s Work in the manner provided and pursuant to the terms and conditions contained in Section 22.01 and Exhibit D acceptance of the Original Lease. Tenant will utilize Landlord’s designated design consultants for First Expansion Premises or the design of Tenant’s mechanicalSecond Expansion Premises, electrical, plumbing, and structural work, including the reinforcing of the floor (if required) in areas reasonably approved by Landlord, so long as the fees charged for such contractors are comparable to the market rates for similar services by comparable professionals in comparable class office buildings in the Central Business District. Tenant acknowledges that the cost of Landlord’s design consultants for Xxxxxx’s construction of the initial Premises was reasonable. Tenant shall have the right to use up to Three Hundred Eighty Three Thousand Five Hundred Sixty and no/100 Dollars ($383,560.00) towards Tenant’s Moving Costs as defined in Section 22.01 of the Original Lease. Except as provided herein, the remaining terms and conditions of Section 22.01 and Exhibit D of the Original Lease shall apply to Tenant’s Work, for the Expansion Premises Allowance and the disbursement thereof, expressly including Landlord’s right to deduct from the Expansion Premises Allowance Landlord’s fee (1% of all hard costs) relating to Landlord’s supervision of Tenant’s construction of Tenant’s Work. If there shall be any delay in the completion of Tenant’s Work due to a Landlord Delay as defined in Exhibit D of the Original Lease, then the Expansion Premises Rent Concession Period shall be extended by the number of days of any such Landlord Delaycase may be.

Expansion Premises Improvements. Subject to Tenant’s right to elect to construct the improvements to As of the Expansion Premises in two Phases as provided belowCommencement Date, Landlord shall provide make available to Tenant a tenant improvement allowance in the amount of $10.00 per rentable square foot of the Expansion Premises, or $64,550.00 in the aggregate (the “Improvement Allowance”) for the design and construction of fixed and permanent improvements desired by and performed by Tenant and reasonably acceptable to Landlord in the Expansion Premises Allowance for (the payment of Tenant’s Work in the manner provided and “Expansion Premises Improvements”), which Expansion Premises Improvements shall be constructed pursuant to the terms a scope of work reasonably acceptable to Landlord and conditions contained in Section 22.01 and Exhibit D of the Original LeaseTenant. Tenant will utilize Landlord’s designated design consultants The Improvement Allowance shall be available only for the design of Tenant’s mechanical, electrical, plumbing, and structural work, including the reinforcing construction of the floor (if required) in areas reasonably approved by Landlord, so long as the fees charged for such contractors are comparable to the market rates for similar services by comparable professionals in comparable class office buildings in the Central Business DistrictExpansion Premises Improvements. Tenant acknowledges that upon the cost of Landlord’s design consultants for Xxxxxx’s construction expiration or earlier termination of the initial Term of the Lease with respect to the Expansion Premises, the Expansion Premises was reasonableImprovements shall become the property of Landlord and may not be removed by Tenant. Except for the Improvement Allowance, Tenant shall be solely responsible for all of the costs of the Expansion Premises Improvements. The Expansion Premises Improvements shall be treated as Alterations and shall be undertaken pursuant to Section 12 of the Lease. The contractor for the Expansion Premises Improvements shall be The Richmond Group and the architect for the Expansion Premises Improvements shall be R.E. Xxxxxxx. Prior to the commencement of the Expansion Premises Improvements, Tenant shall deliver to Landlord a copy of any contract with Tenant’s contractors, and certificates of insurance from any contractor performing any part of the Expansion Premises Improvements evidencing industry standard commercial general liability, automotive liability, “builder’s risk”, and workers’ compensation insurance. Tenant shall have cause the right general contractor to use up to Three Hundred Eighty Three Thousand Five Hundred Sixty provide a certificate of insurance naming Landlord, Alexandria Real Estate Equities, Inc., and no/100 Dollars Landlord’s lender ($383,560.00if any) towards Tenantas additional insureds for the general contractor’s Moving Costs as defined in Section 22.01 liability coverages required above. Upon completion of the Original Lease. Except as provided herein, the remaining terms Expansion Premises Improvements (and conditions of Section 22.01 and Exhibit D prior to any final disbursement of the Original Lease Improvement Allowance) Tenant shall apply deliver to Tenant’s WorkLandlord the following items: (i) sworn statements setting forth the names of all contractors and subcontractors who did work on the Expansion Premises Improvements and final lien waivers from all such contractors and subcontractors; and (ii) “as built” plans, if available, for the Expansion Premises Allowance and Improvements. Notwithstanding the disbursement thereofforegoing, expressly including Landlord’s right to deduct from if the cost of the Expansion Premises Improvements exceeds the Improvement Allowance, Tenant shall be required to pay such excess in full prior to Landlord having any obligation to fund any remaining portion of the Improvement Allowance. The Improvement Allowance Landlord’s fee (1% of all hard costs) relating to Landlord’s supervision of Tenant’s shall only be available for use by Tenant for the construction of Tenant’s Work. If there shall be any delay in the completion of Tenant’s Work due to a Landlord Delay as defined in Exhibit D of the Original Lease, then the Expansion Premises Rent Concession Period Improvements from the date of this Second Amendment through December 31, 2018 (the “Outside Improvement Allowance Date”). Any portion of the Improvement Allowance which has not been properly requested by Tenant from Landlord on or before the Outside Improvement Allowance Date shall be extended forfeited and shall not be available for use by the number of days of any such Landlord DelayTenant.

Expansion Premises Improvements. Subject to Tenant’s right to elect to construct Tenant shall be responsible for the design, permitting and construction of certain improvements to the Expansion Premises in two Phases as provided below, Landlord shall provide to Tenant (the “Expansion Premises Improvements”). The plans and specifications for the Expansion Premises Allowance for the payment of Tenant’s Work in the manner provided and pursuant Improvements shall be subject to the terms and conditions contained in Section 22.01 and Exhibit D of the Original Lease. Tenant will utilize Landlord’s designated design consultants for the design of Tenant’s mechanical's prior written approval, electricalwhich approval shall not be unreasonably withheld, plumbing, and structural work, including the reinforcing of the floor conditioned or delayed (if required) in areas reasonably once approved by Landlord, so long as the fees charged for such contractors are comparable “Expansion Plans and Specifications”). Tenant's Expansion Plans and Specifications shall be in compliance with all applicable Governmental Requirements. At the conclusion of construction, Tenant shall cause its architect to the market rates for similar services by comparable professionals in comparable class office buildings in the Central Business District. Tenant acknowledges that the cost provide to Landlord's designated construction representative a “record set” of Landlord’s design consultants for Xxxxxx’s construction as-built electronic CAD files within thirty (30) days following completion of the initial Expansion Premises was reasonableImprovements. Tenant shall have rely solely on the right to use up to Three Hundred Eighty Three Thousand Five Hundred Sixty advice and no/100 Dollars ($383,560.00) towards experience of Tenant’s Moving Costs as defined architect in Section 22.01 assuring the accuracy and sufficiency of the Original LeaseExpansion Plans and Specifications for Tenant's purposes. Except as provided hereinTenant shall construct the Expansion Premises Improvements subject to, and in compliance with the Union Requirement, the remaining Expansion Plans and Specifications, all applicable Governmental Requirements and pursuant to all other terms and conditions of Section 22.01 the Lease. Landlord shall cooperate with Tenant (including, without limitation, signing applications for Building Department permits and Exhibit D path of travel drawings, if and to the Original Lease shall apply extent available) in Tenant's efforts to Tenant’s Work, for obtain any permits and certificates of occupancy necessary in connection with the construction of the Expansion Premises Allowance and Improvements; provided that, Tenant shall reimburse Landlord within thirty (30) days after written demand therefor (accompanied by copies of invoices in connection therewith) for any reasonable out-of-pocket costs incurred by Landlord, including reasonable attorneys' fees in connection therewith. Tenant shall be permitted to use the disbursement thereoffreight elevators on a non-exclusive, expressly including Landlord’s right first-come, first­ served basis during Building Standard Hours at no charge to deduct from Tenant during the construction of the Expansion Premises Allowance Improvements. All Expansion Premises Improvements shall become property of the Landlord (and shall remain upon and be, surrendered with the Expansion Premises) on the expiration or earlier termination of the Lease, provided that, at Landlord’s fee (1% of all hard costs) relating 's election and upon notice to Landlord’s supervision of Tenant’s construction of Tenant’s Work. If there Tenant shall be required to remove all or any delay in the completion portion of Tenant’s Work due to a Landlord Delay as defined in Exhibit D of the Original Lease, then the Expansion Premises Rent Concession Period shall be extended Improvements deemed Specialty Improvements and specified by Landlord at such time as Landlord provides its approval of the number Expansion Plans and Specifications. in all instances subject to the provisions of days Section 2.7 of any such Landlord Delaythe Lease.