Subtenant Improvements. (a) Subject to Sublandlord’s prior written approval, which shall not be unreasonably withheld, conditioned or delayed, and Master Landlord’s prior written approval if required in accordance with the terms of the Master Lease, Subtenant shall have the right to construct, at Subtenant’s sole cost and expense, improvements to the Subleased Premises to accommodate Subtenant’s occupancy thereof (“Improvements”). Such Improvements, if approved as provided above, may include supplemental HVAC units. All Improvements shall be performed (i) by Subtenant’s selected contractor and (ii) in accordance with Subtenant’s plans for such work, each subject to the foregoing required approvals from Sublandlord (not to be unreasonably withheld, conditioned or delayed) and Master Landlord in accordance with the terms of the Master Lease. Sublandlord shall approve or disapprove of any such proposed Improvements within (i) ten (10) business days of Sublandlord’s receipt of Subtenant’s written request or (ii) three (3) business days of Sublandlord’s receipt of Master Landlord’s written response to Subtenant’s written request, whichever is later. Subtenant’s written request for consent to any proposed Improvements shall include any documentation required to be provided to Master Landlord in accordance with the terms of the Master Lease, and to the extent required by applicable Laws, copies of all drawings prepared by registered architects/engineers in connection with the Improvements. In the event Sublandlord fails to notify Subtenant within the aforementioned applicable time period of its approval or disapproval of such proposed Improvements, such Improvements shall be deemed consented to by Sublandlord only. All work shall be performed in accordance with the terms of Section 6 of the Master Lease and any other Master Lease terms applicable to tenant improvements in the Building. Subtenant shall be solely responsible for removing any Improvements installed by or on behalf of Subtenant prior to the Sublease Expiration Date or earlier termination of this Sublease unless, in accordance with the terms of Section 6.2 of the Master Lease, the Master Landlord shall have determined that such removal is not required by the Master Lease, and such determination shall have been provided to Sublandlord in writing, to include with specificity that Master Landlord waives such removal requirement for the benefit of Sublandlord (each, a “Removal Waiver”). Subtenant shall make all payments for Impr...
Subtenant Improvements. Subtenant shall be entitled to construct tenant improvements in the Premises (the “Subtenant Improvements”), including reasonable security measures for the Premises, subject to and in accordance with the terms of that certain Subtenant Work Letter to be attached to the Consent (which is expressly incorporated herein by this reference) (the “Subtenant Work Letter”) and the terms of the Master Lease and this Sublease. All Subtenant Improvements are subject to the review and approval by Sublandlord and Master Landlord and such processes and procedures as may be required by Master Landlord and will be constructed using Subtenant’s own architects and contractors. In no event will Subtenant proceed with any Subtenant Improvements without first obtaining Sublandlord’s consent (which shall not be unreasonably withheld, conditioned or delayed), as well as Master Landlord’s consent to such Subtenant Improvements pursuant to the terms of the Subtenant Work Letter. As provided in such Subtenant Work Letter, (i) Subtenant shall construct the Subtenant Improvements only after necessary permits, licenses and approvals have been obtained from appropriate governmental agencies; (ii) Subtenant shall construct all Subtenant Improvements in compliance with all relevant codes, laws, rules, regulations, and ordinances and the terms and conditions set forth in the Subtenant Work Letter; (iii) subject to Subtenant’s right to receive the Subtenant Improvement Allowance (as defined and set forth in Section 10.4.2 below), all Subtenant Improvements shall be made at Subtenant’s sole cost and shall be diligently prosecuted to completion; and (iv) Subtenant shall be solely responsible for obtaining a certificate of occupancy or other legal certification such that the Premises can be legally occupied.
Subtenant Improvements. After delivery of the Premises to Subtenant, Subtenant may perform its alterations, subject to Sublandlord’s consent, which consent may be withheld in Sublandlord’s reasonable discretion, and the alterations may be performed only by contractors or mechanics approved by Sublandlord in writing and upon the approval by Sublandlord in writing of fully detailed and dimensioned plans and specifications pertaining to the alterations, to be prepared and submitted by Subtenant* at its sole cost and expense. Sublandlord shall cooperate with Subtenant and make commercially reasonable efforts to assist Subtenant in obtaining the necessary governmental permits for construction of the improvements to the
Subtenant Improvements. Additionally, Sublandlord and Master Landlord (by reason of its consent to this Sublease) conceptually approve Subtenant’s construction of the following improvements to the Subleased Premises (such “Subtenant Improvements” as more particularly described on the floor plan attached as Exhibit B and made a part hereof), provided that such improvements are constructed in accordance with Section 8.3 of the Master Lease and at the sole cost of Subtenant:
1) Install security/alarm system.
2) Mount TV screens on walls (locations TBD).
3) Possibly add additional lighting in Legal area (cubes T25/T26/T27).
4) If needed, upgrade power in kitchen to support all new appliances.
5) Install carpeting in 3 rooms identified as R310/R315/R317 on attached floor plan.
6) Install cubicles and work tables as per layout in the attached floor plan.
7) Install power and data/voice for all work spaces, offices, conference rooms, and copier/fax equipment.
8) Install projection screens and white boards in conference rooms.
9) Install MobileIron logo on street monument.
10) Petition the City for a crosswalk.
Subtenant Improvements. Described in the Work Letter.
Subtenant Improvements. All alterations or improvements made to the Sublease Premises shall be made in accordance with the terms of the Master Lease as incorporated herein, and in compliance with all laws. Prior to the Commencement Date, Subtenant shall cause the Sublease Premises to be separately demised (with utilities separately sub-metered, if possible) from the Master Premises (which, together with the other initial alterations or improvements to be made by Subtenant are referred to herein as the "Subtenant Improvements"), and subject to possible reimbursement as set forth below, shall pay all costs and expenses relating thereto. Such costs shall include, without limitation, (i) all costs of compliance with laws relating to such demising, (ii) any additional taxes relating to such demising, and (iii) all costs to reprogram or modify the existing security system so that the Sublease Premises and the remaining portion of the Master Premises have distinct access and security systems. Within thirty (30) days following Subtenant's written request to Sublandlord and subject to the provisions of Paragraph 18 of the Master Lease, Wind River shall assign its rights to receive reimbursement from Master Landlord for costs incurred prior to June 30, 2001 for making alterations and improvements within the Sublease Premises, in an amount up to $440,000. Subtenant shall indemnify, defend and hold Wind River harmless from and against all actions, claims, demands, costs liabilities, losses, reasonable attorney's fees, damages, penalties, and expenses which may be brought or made against Wind River or which Wind River may pay or incur to the extent caused by any act or omission by Subtenant or its employees, agents, contractors or invitees ("Agents") in connection with any alterations or improvements (including without limitation the installation of its CAT 5 cabling) or the negligence or willful misconduct of Subtenant or its Agents.
Subtenant Improvements. Subtenant shall pay to Sublandlord, upon demand, as Additional Charges, the portion of all real estate taxes levied or assessed against Sublandlord with respect to improvements, property or equipment installed in the Premises, to the extent such levy or assessment is based upon a value determined to be in excess of Thirty-Five Dollars ($35.00) per square foot of Rentable Area of the Premises. For the purposes of calculating the amount payable by Subtenant pursuant to this Section 9.5(b), the assessed value of improvements and equipment installed in the Premises shall be deemed to be equal to the cost of such improvements and equipment, including any fees paid to Sublandlord in connection therewith, and including the cost of any Alterations performed pursuant to Section 8.1.
Subtenant Improvements. Subject to the penultimate sentence of Paragraph 13, Subtenant shall be responsible for all Subtenant’s Work and Sublessor shall not be responsible for any improvements not performed by or for Sublessor. Sublessor shall have no liability in connection with Subtenant’s Work and Subtenant releases Sublessor from any claim in connection with, relating to or resulting from the Subtenant’s Work. Sublessor recognizes that Subtenant will be working directly with Overlandlord with regard to the construction of such improvements and to the extent that Overlandlord has approved such improvements, Sublessor shall have no right to object to same.
Subtenant Improvements. A. Subtenant shall be responsible for and bear all expenses for performing all interior alterations to the Subleased Premises in excess of $30,000.00. When said amount has been exceeded, Sublandlord has met its obligation pursuant to this lease and may at its discretion wait on additional funds without violating any terms of this agreement. Furthermore, after 6 m months if the build out is not complete due to lack of funding beyond the documented $30,000.00 spent by Sublandlord for the build out, the Sublandlord has the right to give a 30-day notice to Subtenant to leave Sublandlord’s adjacent leasehold. This lease is in no way a sublease to the adjacent leasehold.
B. Any and all alterations, additions and fixtures, other than trade fixtures and equipment, which as a matter of law have become a part of the realty and which in any manner are attached to the floors, walls or ceilings shall, upon the expiration or termination of this Agreement become the property of Sublandlord without any payment by Landlord therefor, provided that Sublandlord may at its option require Subtenant to remove from the Premises at Subtenant's expense all or any portion hereto specified at the expiration of this Agreement.
Subtenant Improvements. Sublessor shall deliver the Sublet Premises to ---------------------- Subtenant with the base building improvements as set forth in Exhibit B ("Base - Building Improvements"). In addition to the Base Building Improvements, Sublessor and Subtenant shall cooperate in preparing a space plan ("Plan") for the Sublet Premises outlining the construction of improvements to the Sublet Premises other than the Base Building Work (as more particularly described and attached hereto as Exhibit C, the "Subtenant Improvements"). Sublessor shall - contribute a maximum amount of Ten Dollars and no/100 ($10.00) per square foot of rentable area of the Sublet Premises for the completion of the Subtenant Improvements ("Allowance"). The Plan shall be subject to Sublessor's approval. If Sublessor does not approve of the Plans, or if such Plans require build out costs in excess of the Allowance, Subtenant and Sublessor hereby agree to (1) revise the Plan to incorporate those revisions necessary to reduce the cost of the Subtenant Improvements to within the Allowance, or (2) Subtenant shall pay to Sublessor any excess over the Allowance necessary to complete the Subtenant Improvements.
