Improvements Allowance. Landlord hereby agrees to provide Tenant an allowance in the amount of $38.55 per square foot of net rentable area within the New Premises (i.e., $2,587,775.20) (the “Improvements Allowance”) for the design and construction of leasehold improvements in the New Premises. Tenant shall contract directly for the design and construction of such improvements and shall engage a third-party construction manager; accordingly, Landlord shall not impose any construction management fee or plan review fee in connection with such improvements. The Improvements Allowance may be applied to any costs directly related to the design and construction of leasehold improvements in the New Premises including, without limitation, architectural and engineering fees, costs of construction and installation of improvements in the New Premises, relocation and installation of telecommunications and computer cabling and equipment, moving expenses, etc. Landlord acknowledges that Tenant shall stage the construction in phases, and accordingly, Landlord shall fund the Improvements Allowance to Tenant or to Tenant’s contractors (at Tenant’s option) in installments in accordance with Landlord’s reasonable draw requirements (i.e., presentation of partial (and when applicable, final) lien waivers, ten percent (10%) retainage, architect’s certifications, reasonable costs back-up documentation, etc. and an AutoCad diskette of the “as-built” plans and specifications for the New Premises following final completion of the leasehold improvements therein, all as more fully set forth in EXHIBIT C to this Eleventh Amendment). If the costs of Tenant’s improvements to the New Premises exceed the amount of the Improvements Allowance, Tenant shall pay all such excess costs. If the costs of Tenant’s improvements to the New Premises do not exceed the amount of the Improvements Allowances, Landlord shall retain any such savings as its sole property. During the construction period, Tenant’s contractors shall have access to the Building’s parking facilities, loading dock, freight elevators, electrical systems and related facilities in connection with such improvements at no additional charge to Tenant (other than for parking spaces utilized by Tenant’s contractors), and scheduling such facilities in advance with Landlord (i.e., subject to availability of such facilities). Tenant must utilize the Improvements Allowance on or prior to December 31, 2008 or Tenant’s right to utilize any remaining portion of the Imp...
Improvements Allowance. Eighty-Four Thousand Two Hundred Dollars ($84,200.00), which is the product of Twenty Dollars ($20.00) multiplied by the rentable area of the Premises.
Improvements Allowance. If, and only if, Lessee satisfies the other conditions of this paragraph 36, Lessee shall be entitled to a one-time tenant improvement allowance (the “Allowance”) in the amount of One Hundred Fifty Thousand Dollars ($150,000) to be applied toward the Allowance Items (defined below). Lessor acknowledges that Lessee may perform multiple projects of Alterations and that the Allowance shall be available at the end of each such project to pay for such project, so long as the aggregate amount for which Lessee seeks reimbursement for a particular project or series of projects is not less than $25,000.00, provided that in connection with any all requests for reimbursement, in no event shall Lessor be required to reimburse Lessee (taking into account all reimbursements then-being made or previously made) for more than the total amount of the Allowance nor shall Lessee be required to make more than six (6) reimbursements for all projects. Subject to the terms and conditions in this paragraph 36, the Allowance shall be paid, if at all, within thirty (30) days after Lessee’s completion of each project of Lessee’s Alterations and the satisfaction of the conditions set forth below. Lessee shall be responsible for all costs associated with making any Alterations, including the costs of the Allowance Items, to the extent such costs exceed the lesser of (a) the Allowance, or (b) the aggregate amount that Lessor is required to disburse for such purpose pursuant to this paragraph 36. Notwithstanding the foregoing, in connection with Lessee’s performance of the Alterations, Lessor shall be responsible, in addition to the Allowance, for costs incurred to remediate Hazardous Materials on or about the Premises to the extent such remediation is required under applicable Laws and is not the result of Hazardous Materials released, emitted, or introduced to the Premises by Lessee, or its employees, agents, contractors or other invitees. Lessee shall promptly notify Lessor in writing if Lessee discovers any Hazardous Materials in connection with the making of any Alterations and shall not take any action or permit its employees, agents, contractors or other invitees to take any action with respect thereto that will exacerbate the presence of such Hazardous Materials. Notwithstanding any contrary provision of this Agreement, if Lessee fails to use the entire Allowance within twenty-four (24) months after the Commencement Date, the unused amount shall revert to Lessor and Lessee shall ...
Improvements Allowance. Landlord hereby agrees to provide Tenant an allowance in the amount of $34,410 (the "IMPROVEMENTS ALLOWANCE") for the design and construction of improvements within the Expansion Premises. The Improvements Allowance may be applied to any costs directly related to the improvement of the Expansion Premises including, without limitation, architectural and engineering fees, costs of construction and installation of improvements in the Expansion Premises, installation of telephone and computer cabling and equipment, moving expenses, etc. The Improvements Allowance shall be paid to Tenant by Landlord within thirty (30) days of Tenant's written request therefor, accompanied by a final lien waiver from Tenant's general contractor and each of the other Tenant's contractors designated by Landlord, an AUTOCAD diskette of the "as-built" plans and specifications for the Expansion Premises and reasonable supporting detail for the costs incurred by Tenant with respect to the Expansion Premises. Should the cost of Tenant's leasehold improvements to the Expansion Premises exceed the amount of the Improvements Allowance, Tenant shall pay all such excess costs. Tenant shall not have to pay a construction management fee to Landlord in connection with the improvements to the Expansion Premises. Tenant shall have access to the Expansion Premises at any time after the date hereof in connection with its improvement of the Expansion Premises, subject to all terms and conditions of the Lease (other than the payment of rent).
Improvements Allowance the product of Fifty Dollars ($50.00) multiplied by the rentable area of the Premises for a total of Five Million One Hundred Sixty Thousand Six Hundred Fifty and No/100 Dollars ($5,160,650.00).
Improvements Allowance the product of multiplied by the rentable area of the Premises ( ).
Improvements Allowance. Sublandlord shall provide an allowance for the planning and construction of the Tenant Improvements in the amount of One Million Five Hundred Ninety-Four Thousand Five Hundred Twenty-Five Dollars ($1,594,525.00) ("Base Allowance"). In addition, Sublandlord shall provide an additional improvement allowance (Additional Allowance") of Seven Dollars ($7.00) per square foot of the Premises for a total Additional Allowance of up to Four Hundred Sixty-Six Thousand Four Hundred Sixty-Seven Dollars ($446,467.00). The Additional Allowance shall be fully amortized over the term of the Sublease at an interest rate of ten percent (10%) per annum as an element of Base Rent. The Base Allowance and the Additional Allowance shall be referred to collectively as the "Improvements Allowance". The Improvements Allowance shall be the maximum contribution by Sublandlord for the Tenant Improvements Cost, as defined in Paragraph 12. If the Tenant improvements Cost as specified in the Construction Contract exceeds the Improvements Allowance, Subtenant shall pay the amount by which the Tenant Improvements Cost exceeds the Improvements Allowance ("Subtenant's Construction Cost Share). Subtenant shall deliver to Sublandlord in cash twenty-five percent (25%) of any Subtenant's Construction Cost Share prior to commencement of construction. Subtenant shall pay the balance of Subtenant's Construction Cost Share in two (2) monthly installments of twenty-five percent (25%) each, and a final installment upon Substantial
Improvements Allowance. As additional consideration for Tenant entering this Lease, Landlord shall provide Tenant an allowance not to exceed $50,580.00 for Tenant's use in the completion of improvements in the Premises originally demised hereunder. Such improvements shall be accomplished by Tenant subject to and in accordance with the terms and provisions of Section 8 of this Lease. The improvements allowance shall be paid by Landlord to Tenant as a reimbursement of Tenant costs of improvements in the form of a rent credit, by crediting 1/12 of the total of Tenant's costs of the improvements (not to exceed $50,580.00) against each of the next due 12 monthly Rent installments commencing with the month following Landlord's receipt of invoices from Tenant evidencing completion of, and Tenant's payment for, costs of the improvements and evidence that the Premises are free of mechanics', materialmen's and similar liens or claims thereof related to Tenant's completion of the improvements. Any costs of the improvements in excess of the improvements allowance shall be at Tenant's costs and expense and not subject to reimbursement by Landlord.
Improvements Allowance. Landlord shall make available to Tenant a tenant improvement allowance of up to $10.00 per rentable square foot of the Remaining Premises (the “Improvement Allowance”) for the design and construction of fixed and permanent improvements desired by and performed by Tenant and reasonably acceptable to Landlord to the Premises (the “Premises Improvements”), which Premises Improvements shall be constructed pursuant to a scope of work reasonably acceptable to Landlord
Improvements Allowance. Notwithstanding anything to the contrary herein, Landlord shall contribute an amount (such amount being the “Improvements Allowance”) not to exceed $16.00 per rentable square foot of the Premises ($1,638,400.00 based on the rentable square footage of 102,400) towards the costs incurred by Landlord and/or Tenant in designing, planning and constructing the Improvements. In the event the costs incurred in connection with designing, planning and constructing the Improvements exceed the Improvements Allowance (subject to application of the Additional Tenant Improvement Allowance, as hereinafter defined), Tenant shall be solely responsible for bearing and paying any such excess costs within thirty (30) days of Landlord’s written demand therefor. In the event the costs incurred by Landlord and/or Tenant in connection with designing, planning and constructing the Improvements are less than the Improvements Allowance, Tenant shall provide Landlord with written notice prior to August 31, 2007 which may direct Landlord to pay such excess amounts directly to Tenant’s contractor/vendors for additional improvements to the Premises conducted by or for Tenant, or apply such excess amounts against the Minimum Rental payment(s) next due from Tenant until such excess amounts have been exhausted. Without limiting the foregoing, Landlord acknowledges that “the costs incurred by Landlord and/or Tenant in designing, planning and construction the Improvements” shall be deemed to include the cost to obtain any and all (i) operating permit(s) that Tenant may be required to obtain (if any) in order for Tenant to operate for Tenant’s permitted use as described in Article 6(a) of this Lease; (ii) construction permits (including costs associated with any “express review” process); (iii) space planning; (iv) construction documents; (v) upfit costs; and (vi) any additional costs associated with the upfit.
