Tenant Improvement Allowance. Subject to the terms of this Section 38 set forth below, there shall be paid by the Landlord as the Landlord’s contribution toward Tenant’s Initial Alterations, the sum (“Allowance”) of $7,191,555.84, based upon a contribution of $68.04 per rentable square foot for 105,696 rentable square feet in the Initial Premises. Tenant shall submit to Landlord Tenant’s good faith estimate (“Qualified Cost Estimate”) of the Qualified Costs (hereinafter defined) to be incurred by Tenant in connection with its move to and the construction of Initial Alterations in the Premises. Installments of the Allowance shall be payable in accordance with the procedures set forth below. Installments of the Allowance, which shall in no event exceed in the aggregate the amount of the Allowance, shall be paid to Tenant (or, at Landlord’s option if Landlord reasonably determines that Tenant is not paying its contractors and such failure to pay may give rise to a lien against the Building, to the order of the contractor that performed the work set forth in the respective invoices) or, at Tenant’s option to Tenant’s contractors, with respect to Qualified Costs theretofore incurred by Tenant (and not theretofore paid to Tenant or which were Tenant’s responsibility as set forth in this Article 38) for which Tenant has submitted a requisition consisting of, (i) in the case of other than costs incurred under architectural and engineering contracts (collectively “Professional Services Contracts”) or under construction contracts, such as furniture or moving or professional fees that are contracted for by Tenant separate from construction and Professional Services Contracts, paid invoices, (ii) in the case of Professional Services Contracts, invoices, and (iii) in the case of construction costs (a) an application for payment and sworn statement of a contractor performing general contracting work in the Premises substantially in the form of AIA Document G-702 covering all work for which disbursement is to be made to a date specified therein which is part of the construction contract; (b) a certification from an AIA architect substantially in the form of the Architect’s Certificate for Payment which is located on AIA Document G702, Application and Certificate of Payment; (c) contractor’s, project managers and subcontractor’s waivers of liens which shall cover all applicable items of Qualified Costs under such construction contracts for which disbursement is being requested and any other statements...
Tenant Improvement Allowance. Landlord shall contribute an improvement allowance not to exceed the product of the Rentable Area of the Premises (21,622 rentable square feet of Rentable Area) and $25.00 (i.e. $540,550.00) (the “Tenant Allowance”) toward payment for the “hard costs” of the Tenant Improvements, Consultant Fee, and FF&E Costs, subject to the conditions and limitations set forth herein. If the Tenant Allowance is inadequate to pay for the sum total of the “hard costs” for the Tenant Improvements, Consultant Fee, and FF&E Costs, then within five (5) days after the date of the Final Space Plan, Tenant may elect upon delivery of written notice to Landlord to request that Landlord increase the Tenant Allowance by the lesser of (i) the difference between the amount of the Tenant Allowance and the sum total amount of the “hard costs” of the Tenant Improvements, Consultant Fee, and FF&E Costs; or (ii) $5.00 per square foot of Rentable Area in the Premises (the “Additional Tenant Allowance”). In no event shall the Additional Tenant Allowance exceed $108,110.00. Each Monthly Installment of Base Rent for the Premises over the Initial Term shall be increased by an amount calculated based upon the amortized Additional Tenant Allowance4 over a period of 102 months, together with eight percent (8%) interest per annum. Landlord shall update Section 5 of the Basic Lease Provisions prior to the Commencement Date to account for the Additional Tenant Allowance (if applicable). The Tenant Allowance plus the Additional Tenant Allowance, if any, shall be collectively referred to as the “Maximum Tenant Allowance” which shall not exceed $648,660.00s. As used herein, the phrase “hard costs” means all costs and expenses incurred by Landlord in connection with the construction and design of the Tenant Improvements, including, without limitation, amounts paid to the Architect (including, permitting expeditor fees incurred by Landlord in connection with the Tenant Improvements), engineers, contractors, subcontractors and material suppliers. Except as otherwise provided below, the Maximum Tenant Allowance may not be applied to any other costs such as, but not limited to, the cost of Tenant’s trade fixtures, equipment, moving expenses, low voltage wiring, card readers and cabling. Tenant hereby acknowledges that all Tenant Improvements paid for using any portion of the Maximum Tenant Allowance shall be the sole property of Landlord from the date of construction or installation in the Premises and shall r...
Tenant Improvement Allowance. Provided that Lessee is not in default of its obligations under the Sublease (and no event exists which with the giving of notice or passage of time would constitute a default by Lessee under the Sublease), Lessor will provide Lessee with a tenant improvement allowance (“Tenant Improvement Allowance”) of (i) up to Two Hundred Thirty-Seven Thousand One Hundred Ninety-Eight dollars ($237,198) for Buildings 63, 64, 65 ($3.00 per rentable square foot), and (ii) up to One Hundred Twenty Thousand Five Hundred Sixty-five dollars ($120,565) for Building 66 ($5.00 per rentable square foot). During the period beginning on September 1, 2010 and ending on August 31, 2013, Lessee may elect, in its sole discretion, to allocate the combined Tenant Improvement Allowance, up to Three Hundred Fifty-Seven Thousand Seven Hundred Sixty-Three Dollars ($357,763) in the aggregate, as needed between Buildings 63, 64, 65, and 66, for any Utility Installations or Alterations Lessee deems appropriate, subject to the provisions of Article 7 of the Sublease (“Allowance Improvements”). Lessee will provide Lessor’s Facilities Department sufficient backup information showing verification of payment of costs for design and construction of the Allowance Improvements, including supporting information consisting of a line item summary of the cost to complete the Allowance Improvements and verification of payment of the costs thereof by Lessee, accompanied by statutorily sufficient conditional (i.e. conditioned only upon receipt of payment) or unconditional mechanics lien releases (such lien waivers and releases to be submitted for any progress payments and for final payment) executed by the performing contractor(s), supplier(s) and materialmen. In the event that the costs of the Allowance Improvements exceed the Tenant Improvement Allowance, all such costs shall be borne solely by Lessee, however, such excess costs may be paid out of TI Advances (as defined below), subject to all the provisions applicable to such TI Advances set forth below. The terms and provisions of Article 7 of the Sublease, as amended by this Amendment, shall be applicable to the Allowance Improvements and to any other Alterations made by Lessee, which terms and provisions provide that, among other things, (i) Lessee shall be required to obtain the consent or approval of Lessor to the Allowance Improvements and to any other Alterations made by Lessee, and (ii) Lessor may, as a condition of or to its consent, require that...
Tenant Improvement Allowance. Tenant shall be entitled to the one-time Tenant Improvement Allowance (as defined in Section 12 of the Summary) for the costs relating to the initial design and construction of Tenant’s improvements, which are permanently affixed to the Premises (the ‘Tenant Improvements”). In no event shall Landlord be obligated to make disbursements pursuant to this Tenant Work Letter in a total amount which exceeds the Tenant Improvement Allowance, except to the extent specifically required by the terms of the Lease and this Tenant Work Letter. All Tenant Improvements for which the Tenant Improvement Allowance has been utilized shall be deemed Landlord’s property under the terms of the Lease. In the event that Tenant shall fail to use the entire Tenant Improvement Allowance within one (1) year following the Delivery Date, such unused amounts shall be the sole property of Landlord and Tenant shall have no claim to any such unused amounts. Tenant acknowledges that the Tenant Improvement Allowance is to be applied to Tenant Improvements covering the entirety of the Premises such that, following the completion of the Tenant Improvements, the entire Premises has been built out by Tenant. 2.2
Tenant Improvement Allowance. If, in determining the Market Rent for an Option Term, Tenant is entitled to a tenant improvement or comparable allowance for the improvement of the Option Space (the “Option Term TI Allowance”), Landlord may, at Landlord’s sole option, elect to grant all or a portion of the Option Term TI Allowance in accordance with the following: (A) to grant some or all of the Option Term TI Allowance to Tenant in the form as described above (i.e., as an improvement allowance), and/or (B) to offset against the rental rate component of the Market Rent all or a portion of the Option Term TI Allowance (in which case such portion of the Option Term TI Allowance provided in the form of a rental offset shall not be granted to Tenant). To the extent Landlord elects not to grant the entire Option Term TI Allowance to Tenant as a tenant improvement allowance, the offset under item (B), above, shall equal the amount of the tenant improvement allowance not granted to Tenant as a tenant improvement allowance pursuant to the preceding sentence.
Tenant Improvement Allowance. Lessor shall provide to Lessee semi- ---------------------------- improved "cold" shell facilities as described in Exhibit "D" attached and a Tenant Improvement Allowance of $25.00 per square foot to be used for the Tenant Improvements outlined in Exhibit "D," all as outlined in the Tenant Improvement Work Letter attached as Exhibit "C." Subcontracts for all Tenant Improvement Work shall be obtained by a sealed competitive bid process (involving at least two qualified bidders) wherever practical and as to work done without such process, Lessor or the General Contractor shall provide reasonable assurance to Lessee that the cost and expense of same is competitive in the industry for first-class workmanship and materials.
Tenant Improvement Allowance. Tenant shall be entitled to a one-time tenant improvement allowance (the "Tenant Improvement Allowance") in the amount of up to, but not exceeding $10.00 per rentable square foot of the Expansion Space (i.e., up to $122,040.00, based on 12,204 rentable square feet in the Expansion Space), for the costs relating to the design, permitting, installation and construction of Tenant's improvements which are permanently affixed to the Expansion Space (the "Tenant Improvements"); provided, however, that Landlord shall have no obligation to disburse all or any portion of the Tenant Improvement Allowance to Tenant unless Tenant makes a request for disbursement pursuant to the terms and conditions of Section 2.2 below prior to that date which is twelve (12) months after the Expansion Space Commencement Date. In no event shall Landlord be obligated to make disbursements pursuant to this Tenant Work Letter in a total amount which exceeds the Tenant Improvement Allowance. Tenant shall not be entitled to receive any cash payment or credit against Rent or otherwise for any unused portion of the Tenant Improvement Allowance which is not used to pay for the Tenant Improvement Allowance Items (as such term is defined below). In no event shall the Tenant Improvement Allowance be used for purposes of constructing improvements in the Expansion Space for purposes of offering space for sublease or for the benefit of a subtenant.
Tenant Improvement Allowance. (a) Lessor agrees to provide to Lessee a tenant improvement allowance of Two Million One Hundred Thousand Dollars ($2,100,000.00) (the “Tenant Improvement Allowance”). The Tenant Improvement Allowance shall be applied to the costs of the Tenant Improvements (including hard construction costs, soft costs and all architectural, space planning, engineering and consultant fees) and all charges for permits and governmental or quasi-governmental fees necessary or appropriate in connection with the Tenant Improvements (the “Tenant Improvement Expenses”). Lessee shall pay all Tenant Improvement Expenses in excess of the Tenant Improvement Allowance (“Lessee's Share”). Lessee shall provide Lessor with a copy of the signed construction contract for the Tenant Improvements. Lessee's Share shall include, without limitation, the increase in the Tenant Improvement Expenses as a result of any and all change orders, which shall be paid by Lessee. The Tenant Improvement Allowance shall not be payable by Lessor until Lessor has paid the full amount of Lessee's Share toward the Tenant Improvement Expenses. In the event of any change orders following Lessor's commencement of payment of the Tenant Improvement Allowance, Lessee shall pay the increase in the Tenant Improvement Expenses pursuant to such change orders prior to and as a condition to further payment of the Tenant Improvement Allowance.
Tenant Improvement Allowance. Following completion of Landlord’s Work and delivery of the Premises to Tenant, Landlord shall provide Tenant with an improvement allowance (the “Tenant Improvement Allowance”) of $30 per square foot of the building constructed under Landlord’s Work. The Tenant Improvement Allowance shall be payable to Tenant no earlier than the Commencement Date. EXHIBIT C-1 Building Plans and Drawings [See attached.]
Tenant Improvement Allowance. Landlord shall provide a tenant improvement allowance for Tenant’s expenses incurred in the construction of Tenant’s Improvements on the Leased Premises (the “Tenant Improvement Allowance”). The Tenant Improvement Allowance shall be an amount equal to the lesser of (i) the actual costs of Tenant’s Improvements on the Leased Premises, or (ii) $1,500,000.00. Landlord shall disburse the Tenant Improvement Allowance in two disbursements in accordance with the following requirements:
