Common use of BASE, SHELL AND CORE Clause in Contracts

BASE, SHELL AND CORE. The base, shell, and core of the Building, including the floor on which the Premises are located (the “Base, Shell, and Core”) have been constructed and consist of the Building shell and exterior, the core area, including the necessary mechanical, electrical, sprinkler, plumbing, life safety, heating, ventilation and air conditioning systems available within the Building core, finished core area men’s and women’s toilet rooms (including on the floor on which the Premises are located) including necessary plumbing fixtures, ceramic tile floors, accessories, ceilings and lighting, elevators with call buttons and a smooth concrete floor in accordance with industry standards. With respect to the Expansion Space, Landlord shall deliver the Base, Shell, and Core to Tenant on the Delivery Date for Tenant to proceed with the construction of Tenant Improvements therein in compliance with this Tenant Work Letter. Tenant hereby accepts the Base, Shell and Core and all improvements therein “AS IS” in their existing condition on the Delivery Date, without any modification or alteration by Landlord, except only for any such modification or alteration which is required in order for the Base, Shell and Core to comply with Applicable Laws (including the Americans with Disabilities Act of 1990, as amended (“ADA”)) in effect on the date hereof, as such laws are currently interpreted and enforced. Tenant shall be responsible for all costs incurred by Landlord (a) in complying with ADA, and (b) for the design, engineering and installation any life safety, life support systems and security systems caused necessitated by or arising out of Tenant’s Approved Working Drawings and/or Tenant’s improvements or alterations to or particular use of the Premises (including, without limitation, any required connection of any such systems to the main system of the Building); any such improvements or alterations referred to in this sentence shall constitute Tenant Improvements and shall be paid from the Tenant Improvement Allowance provided in Section 2 hereof. SECTION 2

BASE, SHELL AND CORE. The Landlord has constructed, through its contractor, the base, shell, shell and core of the BuildingExpansion Space and of the Building (collectively, including the floor on which the Premises are located (the “Base, Shell, Shell and Core”) have been constructed and consist of the Building shell and exterior), the core areaand, including the necessary mechanicalexcept as expressly set forth below, electrical, sprinkler, plumbing, life safety, heating, ventilation and air conditioning systems available within the Building core, finished core area men’s and women’s toilet rooms (including on the floor on which the Premises are located) including necessary plumbing fixtures, ceramic tile floors, accessories, ceilings and lighting, elevators with call buttons and a smooth concrete floor in accordance with industry standards. With respect to the Expansion Space, Landlord Tenant shall deliver the Base, Shell, and Core to Tenant on the Delivery Date for Tenant to proceed with the construction of Tenant Improvements therein in compliance with this Tenant Work Letter. Tenant hereby accepts accept the Base, Shell and Core in its current “As-Is” condition existing as of the Expansion Commencement Date. Landlord shall construct in the Expansion Space certain “Tenant Improvements” (as defined below) pursuant to the provisions of this Tenant Work Letter. Except for the Tenant Improvement work described in this Tenant Work Letter, and all except as expressly set forth elsewhere in this Work Letter Agreement and in the Lease, Landlord shall not be obligated to make or pay for any alterations or improvements therein “AS IS” to the Expansion Space, the Existing Premises or the Building; provided, however, that Landlord shall also add HVAC to that portion of the Expansion Space which is not currently serviced by HVAC; provided, further, however, that in their existing condition on the Delivery event that, as of the Expansion Space Commencement Date, without any modification or alteration by Landlordthe Common Areas, except only for any such modification or alteration which is required in order for the Base, Shell and Core to comply with Applicable Laws (including the Americans base building HVAC, plumbing, electrical, elevator and mechanical systems serving the Expansion Space), in its condition existing as of such date with Disabilities Act regard to the Tenant Improvements (but only with respect to a general office use of 1990space) and based solely on an unoccupied basis, as amended (“ADA”)A) does not comply with applicable laws in effect on as of the date hereofExpansion Space Commencement Date (including the ADA), as such laws are currently interpreted and enforced. Tenant or (B) contains latent defects (not caused by Tenant’s acts or omissions), then Landlord shall be responsible for all costs incurred by Landlord responsible, at Landlord’s sole cost and expense which shall not be included in Operating Expenses (aexcept as otherwise permitted in (and not excluded in) in complying with ADA, and (bSection 4 of the Original Lease) for the design, engineering and installation any life safety, life support systems and security systems caused necessitated by or arising out of Tenant’s Approved Working Drawings and/or Tenant’s improvements or alterations to or particular use of the Premises (including, without limitation, any required connection of correcting any such systems non-compliance to the main system of the Building); extent and as and when required by applicable laws, and/or correcting any such improvements latent defects as soon as reasonably possible after receiving notice thereof from Tenant or alterations referred to in this sentence shall constitute Tenant Improvements and shall be paid from the Tenant Improvement Allowance provided in Section 2 hereof. SECTION 2otherwise becoming aware of same.

BASE, SHELL AND CORE. The Landlord has previously constructed the base, shell, and core (i) of the Building, including Premises and (ii) of the floor floor(s) of the Building on which the Premises are located (collectively, the “Original Base, Shell, and Core”), and subject to correction of latent defects subsequently discovered, Tenant accepted the Base, Shell and Core in its current “As-Is” condition existing as of the date of the Lease and the Commencement Date except as otherwise provided in the Lease and this Tenant Work Letter. As used in this Tenant Work Letter, a “latent defect” is a construction defect in the Base, Shell and Core existing on the date of the Amendment that is not apparent upon a reasonably diligent inspection of the Premises. At Tenant’s direction, certain demolition and shell construction work was undertaken in the Premises prior to the execution and delivery of the Amendment (the “Preliminary Construction”) the cost of which was paid out of the Tenant Improvement Allowance provided in Exhibit C of the Lease (the “Preliminary Construction Costs”). The Preliminary Construction Costs are described in more detail in the March 20, 2019, correspondence from Harvest Properties to Tenant. The amount of the Preliminary Construction Costs was $564,170.72 (the “Preliminary Construction Costs Amount”). Any reference in this Tenant Work Letter to the “Base, Shell, and Core”) have been constructed and consist of ” shall mean the Building shell and exterior, the core area, including the necessary mechanical, electrical, sprinkler, plumbing, life safety, heating, ventilation and air conditioning systems available within the Building core, finished core area men’s and women’s toilet rooms (including on the floor on which the Premises are located) including necessary plumbing fixtures, ceramic tile floors, accessories, ceilings and lighting, elevators with call buttons and a smooth concrete floor in accordance with industry standards. With respect to the Expansion Space, Landlord shall deliver the Original Base, Shell, and Core as modified by the Preliminary Construction and in its current “As-Is” condition existing as of the date of the Amendment, subject to latent defects subsequently discovered. Except for the Tenant on the Delivery Date for Tenant Improvement Allowance set forth below, Landlord shall not be obligated to proceed with the construction of Tenant Improvements therein in compliance with this Tenant Work Letter. Tenant hereby accepts the Base, Shell and Core and all improvements therein “AS IS” in their existing condition on the Delivery Date, without any modification make or alteration by Landlord, except only pay for any such modification alterations or alteration which is required in order improvements to the Premises, the Building or the Project. Notwithstanding anything to the contrary contained herein, Landlord covenants to correct, at its sole cost and not as an Operating Expense payable by Tenant, any failure of the existing exterior path of travel for the Base, Shell and Core Premises to comply with Applicable Laws (current codes, including without limitation the Americans with Disabilities Act of 1990Act, as amended (“ADA”)) reasonably interpreted by Landlord’s architect as of the date of the Lease, to the extent such correction is reasonably necessary in effect order to obtain a building permit or a certificate of occupancy for the Tenant Improvements in the Premises; provided that nothing contained herein shall be deemed to prohibit Landlord from obtaining a variance or relying upon a grandfathered right in order to achieve compliance with those codes. Five existing doors on the date hereof, as such laws Premises are currently interpreted and enforcednon-ADA compliant. Tenant Landlord, at its cost, shall be responsible for all costs incurred by make such existing doors ADA code compliant. Notwithstanding the foregoing, Landlord shall have the right to contest any alleged violation in good faith (a) in complying with ADA, and (b) for the design, engineering and installation any life safety, life support systems and security systems caused necessitated by or arising out provided it does not materially delay completion of Tenant’s Approved Working Drawings and/or Tenant’s improvements or alterations to or particular use construction of the Premises (Tenant Improvements), including, without limitation, the right to apply for and obtain a waiver or deferment of compliance, the right to assert any required connection and all defenses allowed by law, and the right to appeal any decisions, judgments or rulings to the fullest extent permitted by law, and Landlord’s obligation to perform work or take such other action to cure a violation under this Section shall apply after the exhaustion of any such systems and all rights to the main system of the Building); any such improvements appeal or alterations referred to in this sentence shall constitute Tenant Improvements and shall be paid from the Tenant Improvement Allowance provided in Section 2 hereof. SECTION 2contest.

BASE, SHELL AND CORE. The Landlord has previously constructed the base, shell, and core (i) of the Building, including Expansion Space and (ii) of the floor floor(s) of the 1200 Building on which the Premises Expansion Space are located (collectively, the “"Base, Shell, and Core”) have been constructed "), and consist subject to correction of latent defects (as defined in Section 2.3 of the Building shell and exteriorLease) subsequently discovered, the core area, including the necessary mechanical, electrical, sprinkler, plumbing, life safety, heating, ventilation and air conditioning systems available within the Building core, finished core area men’s and women’s toilet rooms (including on the floor on which the Premises are located) including necessary plumbing fixtures, ceramic tile floors, accessories, ceilings and lighting, elevators with call buttons and a smooth concrete floor in accordance with industry standards. With respect to the Expansion Space, Landlord Tenant shall deliver the Base, Shell, and Core to Tenant on the Delivery Date for Tenant to proceed with the construction of Tenant Improvements therein in compliance with this Tenant Work Letter. Tenant hereby accepts accept the Base, Shell and Core and all improvements therein “AS IS” the Expansion Space in their current "As-Is" condition existing condition on as of the Delivery date of the Amendment and the Expansion Space Commencement Date, without any modification except as otherwise expressly provided in the Lease and this Tenant Work Letter. Tenant shall install in the Expansion Space certain "Tenant Improvements" (as defined below) pursuant to the provisions of this Tenant Work Letter. Except for Landlord's obligation to disburse the Tenant Improvement Allowance as described below, Landlord shall not be obligated to make or alteration by Landlord, except only pay for any such modification alterations or alteration which is required in order improvements to the Expansion Space, the 1200 Building or the Project. Notwithstanding anything to the contrary contained herein, Landlord covenants to correct, at its sole cost and not as an Operating Expense payable by Tenant, any failure of the existing exterior path of travel for the Base, Shell and Core Expansion Space to comply with Applicable Laws (current codes, including without limitation the Americans with Disabilities Act of 1990Act, as amended (“ADA”)) in effect on reasonably interpreted by Landlord's architect as of the date hereofof the Lease, as to the extent such laws are currently interpreted and enforced. correction is reasonably necessary in order to obtain a building permit or a certificate of occupancy for the Tenant Improvements in the Expansion Space; provided that nothing contained herein shall be responsible for all costs incurred by deemed to prohibit Landlord (a) from obtaining a variance or relying upon a grandfathered right in complying order to achieve compliance with ADA, and (b) for the design, engineering and installation any life safety, life support systems and security systems caused necessitated by or arising out of Tenant’s Approved Working Drawings and/or Tenant’s improvements or alterations to or particular use of the Premises (including, without limitation, any required connection of any such systems to the main system of the Building); any such improvements or alterations referred to in this sentence shall constitute Tenant Improvements and shall be paid from the Tenant Improvement Allowance provided in Section 2 hereof. SECTION 2those codes.

BASE, SHELL AND CORE. The Landlord has constructed, through its contractor, the base, shell, shell and core of the BuildingPremises and the Building (collectively, including the floor on which the Premises are located (the “Base, Shell, Shell and Core”) have been constructed and consist of the Building shell and exterior, the core area, including the necessary mechanical, electrical, sprinkler, plumbing, life safety, heating, ventilation and air conditioning systems available within the Building core, finished core area men’s and women’s toilet rooms (including on the floor on which the Premises are located) including necessary plumbing fixtures, ceramic tile floors, accessories, ceilings and lighting, elevators with call buttons and a smooth concrete floor in accordance with industry standards. With respect to the Expansion Space, Landlord shall deliver the Base, Shell), and Core Tenant, subject to Tenant on the Delivery Date for Tenant to proceed with the construction of Tenant Improvements therein in compliance with this Tenant Work Letter. Tenant hereby accepts Section 11.1, shall accept the Base, Shell and Core in its current “As-Is” condition existing as of the date of the Lease and all the Commencement Date. Landlord shall install in the Premises certain “Tenant Improvements” (as defined below) pursuant to the provisions of this Work Letter Agreement. Except for the Tenant Improvement work described in this Work Letter Agreement and except for the Allowances set forth below, Landlord shall not be obligated to make or pay for any alterations or improvements therein “AS IS” to the Premises, the Building or the Project; provided, however, that Landlord agrees to, at Landlord’s sole cost and expense and exclusive of Tenant Improvement Allowance (i) install Building-standard electric, gas and water meters serving the Premises, and (ii) finish the balcony and restrooms in their the Premises at Landlord’s expense (using Building-standard materials). In addition, Landlord also agrees to relocate the existing condition janitor’s closet located on the Delivery Datesecond (2nd) floor of Premises to another location in the Building outside of the Premises; provided, without any modification or alteration by however, that Tenant agrees to pay to Landlord, except only for any such modification or alteration which is required in order for within thirty (30) days after Landlord’s written request (together with invoices), one-half (1/2) of the Basetotal design, Shell construction and Core to comply with Applicable Laws (including the Americans with Disabilities Act of 1990, as amended (“ADA”)) in effect on the date hereof, as such laws are currently interpreted and enforced. Tenant shall be responsible for all permitting costs incurred by Landlord (a) in complying with ADAto relocate such janitor’s closet; provided further, and (b) for the designhowever, engineering and installation any life safety, life support systems and security systems caused necessitated by or arising out of that Tenant’s Approved Working Drawings and/or Tenant’s improvements or alterations to or particular use of the Premises contribution shall not exceed Seven Thousand Five Hundred Dollars (including, without limitation, any required connection of any such systems to the main system of the Building$7,500.00); any such improvements or alterations referred to in this sentence shall constitute Tenant Improvements and shall be paid from the Tenant Improvement Allowance provided in Section 2 hereof. SECTION 2).