INITIAL LEASEHOLD IMPROVEMENTS Sample Clauses

INITIAL LEASEHOLD IMPROVEMENTS. Landlord and Tenant each shall comply with the provisions of the Tenant Improvements Work Schedule attached hereto as Exhibit C-1. -----------

INITIAL LEASEHOLD IMPROVEMENTS. Tenant shall have the right to perform some initial work to the Premises prior to occupancy (the “Initial Leasehold Improvements”). The construction of the Initial Leasehold Improvements shall be done in accordance with the terms of this Section 4 and the work letter attached hereto as Exhibit E-1 (the “Work Letter”). Additionally, and subject to the terms set forth herein and in the Work Letter, Tenant may hire its own architect and engineer for the construction of the Initial Leasehold Improvements, subject to the approval of the Landlord, which shall not be unreasonably withheld. There shall be no construction oversight fee paid to Landlord. However, Landlord shall be reimbursed for any third party out of pocket costs incurred by Landlord in the review and approval of Tenant’s plans, specifications, improvements and construction. Tenant agrees to use The Richmond Group (the “Contractor”) as its general contractor for the Initial Leasehold Improvements. As construction of the Landlord’s Work and the Initial Leasehold Improvements will be ongoing simultaneously, both Landlord and Tenant agree to use good faith efforts to cooperate with each other to ensure the various construction activities occur without unreasonable conflict.

INITIAL LEASEHOLD IMPROVEMENTS. Tenant shall cause the design and construction of the following improvements at Tenant's sole cost and expense: (a) a on the Property; and (b) all other improvements and infrastructure, whether located on or off the Property, necessary to support the development of the Property, including, but not limited to, electrical systems, sewage, wastewater disposal, landscaping, lighting, signage, parking, roadways and driveways necessary for ingress, egress and circulation, stormwater control systems, lighting and security measures, as required (the “Initial Leasehold Improvements”) at its sole cost and expense. Construction of the Initial Leasehold Improvements shall be completed no later than twenty four (24) months following the Effective Date, unless otherwise approved by the Department in writing, which approval shall not be unreasonably withheld, conditioned or delayed for reasons beyond the reasonable control of Tenant. Substantial completion of the Initial Leasehold Improvements will occur when the applicable governmental authority issues a temporary or permanent certificate of occupancy for the Property, as improved by the Initial Leasehold Improvements. Tenant shall promptly notify County in writing of the issuance of a certificate of occupancy for the Initial Leasehold Improvements.

INITIAL LEASEHOLD IMPROVEMENTS. 8.1 The Premises shall include the standard leasehold improvements described in Exhibit 3 ("Standard Leasehold Improvements"). The Standard Leasehold Improvements shall be provided at Landlord's cost. The design and construction of all initial leasehold improvements to the Premises beyond those described in Exhibit 3 shall be at Tenant's sole cost and expense. 8.2 Tenant shall deliver to Landlord, no later than February 15, 1985 ("Plan Submittal Date"), a detailed floor plan layout, together with final plans, specifications and working drawings for initial leasehold improvements to the Premises desired by Tenant, and the name of Tenant's proposed contractor ("Tenant's Plans"). Tenant shall provide Landlord with a certificate of public liability and property damage insurance carried by Tenant's purposed contractor naming Landlord as an additional insured. Landlord shall, within 15 days after receipt thereof, notify Tenant in writing of Landlord's approval of Tenant's Plans or Landlord's disapproval together with the reasons for disapproval. If Landlord disapproves Tenant's Plans, Tenant shall revise and resubmit Tenant's Plans for Landlord's approval within fifteen (15) days after notice of disapproval; and this process shall continue until Tenant's plans are approved by Landlord. If Tenant's Plans are not submitted by the Plan Submittal Date, or if Tenant's Plans are not approved by the fortieth (40th) Business Day (a "Business Day" begin a day other than a Saturday, Sunday or public holiday) after the Plan Submittal Date, Landlord may, at its option, terminate this Lease. 8.3 After approval of Tenant's Plans by Landlord, Tenant shall be responsible for completing the initial leasehold improvements in accordance with said Plans and in compliance with all of the terms and conditions set forth in Sections 9 and 10 of this Lease (except that the time for Tenant to submit Tenant's Plans to Landlord and the time for Landlord to approve or disapprove said Plans shall be as provided in Section 7.2).

INITIAL LEASEHOLD IMPROVEMENTS. The Leased Premises shall be delivered to Tenant at the Commencement Date in its then current condition with only the additional leasehold improvements and tenant finish, if any, set forth and described on Exhibit "C" attached hereto.

INITIAL LEASEHOLD IMPROVEMENTS. 3- 2.4 SURVIVAL................................................. -3- 2.5 RELOCATION RIGHT......................................... -4-

INITIAL LEASEHOLD IMPROVEMENTS. Landlord shall, at its sole cost and expense, promptly following execution of this Lease, prepare the Premises for Tenant's occupancy in accordance with Plan SP1-3 created by dbi (the "dbi Plan") attached hereto as Exhibit F (the "Work"). Landlord shall pay all costs and expenses of dbi for space planning and shall obtain, at Landlord's cost, any building permits necessary for the Work. The Work shall not include the installation of Tenant's furniture, including Tenant's systems furniture, fixtures, equipment and telephone and data cabling, all of which shall be installed by Tenant at Tenant's sole cost and expense. Except for the Work, it is expressly understood and agreed to by and between the parties hereto that the Premises are being leased by Landlord to Tenant, and shall be delivered to Tenant in its present condition "as is", and Landlord shall not be obligated to perform any additional work of any type or nature whatsoever in connection with this Lease.

INITIAL LEASEHOLD IMPROVEMENTS. Lessor agrees that prior to the commencement of the term hereof, Lessor will do any and all work shown on the plans and specifications attached hereto as Exhibit C irrespective of the party responsible for payment thereof. Lessor will pay the first $31,010 (the "Work Allowance") of the cost of such work. Any amounts due which relate to work at the Demised Premises in excess of the Work Allowance shall be paid by Lessee within ten (10) days of demand therefor, provided that Lessor shall have received Lessee's written consent to incur the additional expense prior to commencing Lessor's work. At such time that Lessee's space is Substantially Completed, same shall be measured by Lessor's and Lessee's architect from inside of glass to inside of glass, or mid-point of demising walls. In the event that the usable square footage increases or decreases by 66 square feet plus or minus, the basic rent and Lessee's Proportionate Share shall be appropriately adjusted and this Lease shall be deemed amended by the writing, which shall be signed by both Lessor and Lessee, reflecting such adjustment provided in no event shall Lessee be responsible for more than one hundred (100) square feet of increased space as a result of such measurements.

INITIAL LEASEHOLD IMPROVEMENTS. EARLY ACCESS 8 4. TERM 8 5. USE AND OPERATION 11 6. RENT 12 7. OPERATING COST AND TAXES 13 8. RECONCILIATION OF OPERATING COST AND TAXES 17 9. UTILITIES AND SERVICES 19 10. CARE AND MAINTENANCE; REPAIRS 23 12. ALTERATIONS, IMPROVEMENTS AND TENANT’S PERSONAL PROPERTY 27 14. COMPLIANCE WITH LAWS; ADA 30 15. LANDLORD’S ENTRY; LANDLORD’S RESERVATION 30 16. MORTGAGE; SUBORDINATION 31 17. ESTOPPEL CERTIFICATE 00 00. XXXXXXXXXX XX XXXXXXXXX 00 00. LIEN FOR RENT 33 20. SURRENDER; HOLDING OVER 33 21. CASUALTY 34 22. CONDEMNATION 35 23. ATTORNEYS’ FEES 36 25. DEFAULT BY TENANT 36 26. REMEDIES 37 27. NON-WAIVER 39 28. DEFAULT BY LANDLORD 39 29. INSURANCE 40 30. WAIVER OF CLAIMS AND SUBROGATION 41 31. HOLD HARMLESS; INDEMNITY 42 32. RESERVED 42 33. SEVERABILITY 42 34. NOTICES 42 35. SUCCESSORS 43 36. ENTIRETY 43 37. BROKERS 43 38. FITNESS CENTER 43 39. PARKING 44 40. QUIET ENJOYMENT 46 41. FINANCIAL STATEMENTS 46 42. HAZARDOUS MATERIALS 46 43. ROOFTOP COMMUNICATIONS EQUIPMENT 47 44. MISCELLANEOUS 48 45. COMMON FACILITIES 50 46. LEED CERTIFICATION 51 47. TENANT’S SIGNAGE 51 48. BUILDING GENERATOR 54

INITIAL LEASEHOLD IMPROVEMENTS. Tenant shall have the right to perform some initial work to the Premises prior to occupancy (the “Initial Leasehold Improvements”). The construction of the Initial Leasehold Improvements shall be done in accordance with the terms of this Section 4, and pursuant to plans prepared by Tenant which shall have been approved by Landlord, which approval will not unreasonably be withheld. Additionally, and subject to the terms set forth herein and in the Scope of Work, Tenant may hire its own contractor, architect and engineer for the construction of the Initial Leasehold Improvements, subject to the approval of the Landlord, which shall not be unreasonably withheld. There shall be no construction oversight fee paid to Landlord. However, Landlord shall be reimbursed up to Five Thousand and 00/100 Dollars ($5,000.00) for any third party out of pocket costs incurred by Landlord in the review and approval of Tenant’s plans, specifications, improvements and construction.