Improvements Allowance. The actual costs of design, permitting and construction of Tenant’s Work shall be referred to hereinafter as the “Leasehold Improvements Costs”. Landlord hereby agrees to grant to Tenant an allowance in an amount equal to the product of (a) Seven and 50/100 Dollars ($7.50) and (b) the number of rentable square feet of the Premises (the “Improvement Allowance”), to be applied toward the Leasehold Improvements Costs. Tenant may draw funds from the Improvement Allowance in three (3) equal installments upon the execution of this Lease, June 1, 2003 and January 31, 2004, to pay architectural, engineering, and construction costs incurred by Tenant with respect to leasehold improvements in and to the Premises. Tenant shall furnish a written requisition, in order to obtain release of any portion of the Improvement Allowance, which requisition shall be accompanied by appropriate invoices and lien releases and other documentation reasonably requested by Landlord, from the architect, engineer, general contractor, all subcontractors, and all suppliers of materials, as applicable, for whom payment is sought in said requisition. To the extent that Tenant’s employees perform the Tenant’s Work, Tenant may be reimbursed for the reasonable costs of such work up to a maximum of $10,000 of the Improvement Allowance; provided that, Landlord is able to, and does, verify that such work has been completed. Landlord shall pay to Tenant the amount of such requisition(s) (up to the amount of the Improvement Allowance) within thirty (30) days of receipt and approval of Tenant’s written requisition. Tenant’s requisitions shall be accompanied by final lien waivers from the contractor, and all subcontractors and suppliers of materials, and shall include a copy of Certificate of Occupancy if required relative to such Tenant’s Work. Tenant acknowledges that the Improvement Allowance (or portions thereof) may be financed by Landlord, and Tenant shall comply with the reasonable requirements imposed by Landlord’s lender in connection with the design and construction of, and payment for, leasehold improvements to the Premises; provided that, if the Improvement Allowance is financed by Landlord such financing shall not result in any additional costs to Tenant.
Improvements Allowance. Landlord shall pay to Tenant the Improvements Allowance in an amount up to that specified in Section 1.7 of the Lease. The aggregate amount of the Improvements Allowance paid by Landlord shall not exceed Tenant’s actual expenses for work performed and materials furnished in connection with Tenant’s Work, including expenses incurred in connection with the design and preparation of Construction Drawings for Tenant’s Work (including associated architectural and engineering fees and permits) and costs of installation of data and telephone cabling and other improvements included in Tenant’s Work and, to the extent provided below, for Tenant’s security system and signage. In no event shall the Improvements Allowance be payable in respect of Tenant’s costs for furniture, trade fixtures, business equipment or other personal property, for interest or financing costs, or for Tenant’s own administrative or overhead expenses (except for Tenant’s project manager’s fee). Tenant may use a portion of the Improvements Allowance, in no event to exceed an aggregate of one-sixth (1/6th) of the amount specified in Section 1.7 of the Lease, for Tenant’s expenses for a security system and signage installed in accordance with the provisions of this Lease. Landlord shall pay the Improvements Allowance to Tenant as follows:
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. Landlord shall provide to Tenant a tenant improvement allowance (collectively, the “Improvements Allowance”) as follows:
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. 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. (a) Landlord hereby agrees to grant Tenant an allowance (the "IMPROVEMENTS ALLOWANCE") in an amount equal to the product of (i) Thirty Dollars ($30.00) and (ii) the number of rentable square feet in the Premises, to be applied toward the Leasehold Cost and the actual costs and expenses incurred by Tenant in connection with moving into the Premises.
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. 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. 36. 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 sh...
