Lessor Work. 11.1. Lessor shall provide Lessee with advance notice of any repair, alteration or remodeling of the Leased Buildings by Lessor in accordance with this Agreement (“Lessor Work”) as soon as reasonably practicable but in any event Lessor shall provide Lessee with no less than fifteen (15) days advance notice of any such Lessor Work, except to the extent an emergency requires earlier performance of such Lessor Work, and then with such advance notice as is commercially reasonable. If as a result of the Lessor Work, the Lessee’s Business at the Leased Premises at any time cannot be conducted in all material respects equivalent to the conduct of such Business prior to such Lessor Work, then in any of such event, (a) Rent for the applicable Leased Premises shall be abated based on the square meters of the Leased Premises which cannot be leased and occupied, (b) to the extent that Substitute Premises are in the possession of Lessor, Lessor shall immediately provide Substitute Premises, or to the extent that Substitute Premises are not in the possession of Lessor, Lessor shall use commercially reasonable efforts to locate Alternate Space, and (c) Lessor shall pay for all of the Lessee’s expenses in demobilization from and remobilization to the Substitute Premises. Lessee shall pay Rent attributable to the square meters provided in any Substitute Premises based on the formula in Exhibit C or shall pay rent charged by the landlord for the Alternate Space to the extent such Alternate Space is provided by third parties. Lessor shall not be responsible for the interruption or shortage of any services or suspension of the use of any common facilities that were caused by the Lessor Work. Upon the earlier to occur of the completion of the Lessor Work or the end of the interference with the Business of Lessee, (i) Lessee is obligated to resume occupancy of the Leased Premises, and (ii) Lessee shall resume the payments of the next regularly scheduled Rent, Lessor Maintenance Fee, Other Costs and related VAT in accordance with the terms of this Agreement, pro rated, as applicable, for the number of days of any partial month of Rent.
11.2. If any Lessor Work would likely materially affect the Business or materially reduce the size of the Leased Premises, Lessor shall obtain Lessee’s consent prior to the commencement of any such Lessor Work, such consent not to be unreasonably withheld.
Lessor Work. Lessor will demise the Premises from the floor beneath by closing the existing stairwell and constructing a floor over the existing stairwell opening. With respect to any work required to be performed by Lessor hereunder, Lessor warrants that; (i) all materials and equipment used for or incorporated into such work by Lessor, will be of first quality and new; (ii) such work will be free from material defects not inherent in the quality so required or permitted. Work not so conforming with these requirements shall be considered defective and Lessor shall remedy any defects promptly and within a reasonable time. Except as provided in Section 12.03, Lessee shall have no further rights or remedies and Lessor shall have no other obligation or liability with respect to such defective work. Lessee acknowledges that the above-described work will be performed by Lessor during Lessor's buildout period, i.e., months one through five of the Lease Term.
Lessor Work. Lessor shall perform the work described on Exhibit A attached hereto and made a part hereof at Lessor’s sole cost and expense (and without reimbursement through Operating Expenses).
Lessor Work. Lessor, at Lessor's expense, shall construct or cause the construction of the improvements described in Exhibit C attached hereto and incorporated herein by this reference (the "Lessor Work").
Lessor Work. Lessor Work shall consist of certain work at the Ground Lease Premises more particularly described in Attachment WL-I to this Exhibit “C” (“Lessor Work”). Lessor Work will be performed at Lessor’s expense and in a good and workmanlike manner.
Lessor Work. Lessor, at Lessor's sole cost and expense, shall complete the following work prior to January 15, 2012:
(i) Seal balconies and replace recessed lights and ceiling below balconies, if damaged;
(ii) Install decorative iron fence on the cul de sac entry from Xxxxxxxx Road and a chain link
(iii) Replace office HVAC units that have exceeded useful life.
Lessor Work. Lessor, at Lessor’s sole cost and expense, shall complete the following work prior to October 31, 2017:
(i) Remove or prune trees surrounding the surface parking lot on the Premises to address root intrusions;
(ii) Repair damage to the parking lot caused by root intrusions; and
(iii) Apply new topcoat to surface parking lot and restripe of parking stalls. Lessee acknowledges and agrees that: (a) Lessor has completed Lessor’s work set forth in Paragraph 4 of the First Amendment, except for Paragraph 4(iii) of the First Amendment which is hereby deleted and no longer a part of Lessor’s work, and (ii) Landlord has increased the Tenant Improvement Allowance (defined in Paragraph 5 below) for Lessee’s replacement of the heating, ventilation, and air conditioning (“HVAC”) units, among other things, as provided in Section 5 below.
Lessor Work. Lessor shall perform the following Lessor Work, at Lessor's sole cost and expense, prior to the Commencement Date:
1. Patch and re-paint office walls as indicated on the floor plan, Exhibit B
2. Strip and re-wax all VCT flooring in the lab area, restrooms, break room. Replace missing floor tiles.
3. Shampoo all office area carpeting.
4. Install overhead door as indicated on the floor plan, Exhibit B.
5. Demise the building into 12,000 sq. ft. south area and 8,000 sq. ft. north area. Existing double doors at two locations shall have angle iron bolted to the masonry walls securing the areas on both sides.
6. The south 12,000 sq. ft. area shall have one (1) 600 amp-metered service and one (1) 400 amp-metered service. Separate electrical metering and distribution service shall be installed in the north 8,000 sq. ft. area.
7. Trim existing landscaping.
Lessor Work. Notwithstanding Paragraph 50 above, Lessor shall, at its expense, on a one-time basis only, and using Lessor-approved materials, guidelines, specifications and procedures (except to the extent otherwise designated by Lessor in its reasonable discretion), perform the work specifically set forth and described on the floor plan attached hereto as Exhibit B (the "Lessor Work"). Lessee acknowledges that there are specific exclusions from the Lessor Work which are set forth on such Exhibit B (all of which items shall be paid for solely by Lessee). Lessee shall not (and Lessee shall ensure that its agents, employees, contractors, licensees and invitees do not) interfere with the performance of the Lessor Work and shall cooperate with Lessor in connection with the performance of the Lessor Work. Lessee shall be responsible for any increase in the costs or expenses incurred by Lessor in connection with the Lessor Work resulting from any act or omission of Lessee or any agents, employees, contractors, licensees or invitees of Lessee (including, without limitation, any delays resulting from any act or omission of any such party), and Lessee shall pay any such increase in such costs or expenses to Lessor upon demand. Should Lessee request any change in the scope of the Lessor Work beyond what is set forth in Exhibit B, then Lessee shall be solely responsible for all costs and expenses incurred by Lessor in connection therewith (payable upon demand); provided, however, Lessor shall have no obligation to change the scope of the Lessor Work (and any election to do so shall be in Lessor's sole and absolute discretion).
Lessor Work. Before the Completion of the Work, LESSOR shall complete an inspection and evaluation of the existing HVAC system based on the configuration of the Premises and the furniture, fixtures and equipment located therein as of the date of the Fourth Amendment, and balance the system or add capacity or VAV boxes if required per the results of such audit. Additionally, on or before August 31, 2020], LESSOR shall replace the fire sprinkler system. Such replacement shall be completed in phases to minimize disruption of on-going COUNTY operations. JANITORIAL SPECIFICATIONS (10.4 S) It is the intent of this Exhibit to provide general guidelines for minimum janitorial service. Any absence of a specific janitorial service from this Exhibit does not relieve COUNTY of the obligation to provide such service should it become necessary. Minimum janitorial services are intended to be at standards comparable to other Class A buildings in the Central Orange County area. “Five-day-per-week” janitorial service as required in Clause (REPAIR, MAINTENANCE AND JANITORIAL SERVICE), of the Lease, shall be inclusive of, but not limited to, the services as detailed below: NIGHTLY: Monday through Friday, inclusive. (Holidays of the County of Orange excepted). Empty and clean all waste receptacles, supply liners for waste receptacles, replace light bulbs and fluorescent tubes, remove waste materials from the Premises and wash receptacles as necessary; Mop all uncarpeted areas; Vacuum all carpeted areas in offices, lobby and corridors; Hand-dust all office furniture, fixtures and all other horizontal surfaces; Remove all finger marks and smudges from doors, door frames, around light switches, private entry glass and partitions; Wash, clean and polish water fountain; Spot clean carpet as necessary; Clean sink and wipe down tables and counter areas in all break areas and coffee bars.
