{"component": "clause", "props": {"groups": [{"samples": [{"hash": "kbZmnzyCizN", "uri": "/contracts/kbZmnzyCizN#building-shell", "label": "Lease (Vignette Corp)", "score": 16.0, "published": true}], "snippet": "Landlord shall perform the following Building shell work -------------- at Landlord's sole cost and expense:\n(a) Building standard VAV system, rigid duct work, perimeter slot diffusers (excluding internal zone flex duct and supply grills).\n(b) Building standard window treatments.\n(c) Building standard ceiling grid installed with 2 x 4 ceiling tile stacked on the floor and 2 x 4 parabolic light fixtures at a ratio of 1 per 90 usable square feet stacked on the floor.\n(d) Sprinkler heads installed at 1 per 225 usable square feet.\n(e) All Building common areas installed.", "size": 4, "snippet_links": [{"key": "landlord-shall", "type": "clause", "offset": [0, 14]}, {"key": "shell-work", "type": "clause", "offset": [46, 56]}, {"key": "cost-and-expense", "type": "clause", "offset": [91, 107]}, {"key": "building-standard", "type": "definition", "offset": [113, 130]}, {"key": "duct-work", "type": "clause", "offset": [149, 158]}, {"key": "window-treatments", "type": "clause", "offset": [262, 279]}, {"key": "ceiling-grid", "type": "clause", "offset": [303, 315]}, {"key": "light-fixtures", "type": "definition", "offset": [391, 405]}, {"key": "ratio-of", "type": "clause", "offset": [411, 419]}, {"key": "usable-square-feet", "type": "definition", "offset": [429, 447]}, {"key": "sprinkler-heads", "type": "clause", "offset": [474, 489]}, {"key": "building-common-areas", "type": "clause", "offset": [541, 562]}], "hash": "5ef946dcecd8fb30202d3768be29666c", "id": 4}, {"samples": [{"hash": "4j74RSp3FJd", "uri": "/contracts/4j74RSp3FJd#building-shell", "label": "Sublease Agreement (ShoreTel Inc)", "score": 21.0, "published": true}], "snippet": "As of the date hereof, Subtenant has received and approved final drawings, plans and specifications (the \u201cShell Final Plans\u201d) for the Building and the improvements described in 3.A.(1) below (the \u201cShell Upgrade Plans\u201d).", "size": 3, "snippet_links": [{"key": "date-hereof", "type": "clause", "offset": [10, 21]}, {"key": "final-drawings", "type": "definition", "offset": [59, 73]}, {"key": "plans-and-specifications", "type": "clause", "offset": [75, 99]}, {"key": "final-plans", "type": "definition", "offset": [112, 123]}, {"key": "for-the-building", "type": "clause", "offset": [126, 142]}, {"key": "the-improvements", "type": "clause", "offset": [147, 163]}], "hash": "dab400e6efb8fcf53af0dc2a55877c90", "id": 6}, {"samples": [{"hash": "coRxjCJFrIP", "uri": "/contracts/coRxjCJFrIP#building-shell", "label": "Lease Agreement (Pharmaceutical Product Development Inc)", "score": 21.0, "published": true}], "snippet": "The Building, other than those portions occupied by other tenants, is in shell condition and Landlord represents that it has been constructed substantially in accordance with the plans and specifications described in Schedule 1 attached to this Exhibit D (the \u201cShell Plans\u201d), except as expressly provided in paragraph 2(m) and 2(n) below. Except as expressly provided in paragraph 2(m) and 2(n) below, the cost of any and all work not specifically delineated in such Shell Plans, or any increase in cost resulting from subsequent changes required to complete the Tenant Improvements (as defined below), shall be the responsibility of, and paid for by Tenant, subject to reimbursement from the Tenant Improvement Allowance as part of the Tenant Improvements Construction Costs as provided below. Tenant shall have access to the Property and the Building as necessary to timely complete the Tenant Improvements subject to the provisions of Section 2.2 of the Lease.", "size": 3, "snippet_links": [{"key": "the-building", "type": "definition", "offset": [0, 12]}, {"key": "other-tenants", "type": "definition", "offset": [52, 65]}, {"key": "shell-condition", "type": "definition", "offset": [73, 88]}, {"key": "represents-that", "type": "clause", "offset": [102, 117]}, {"key": "in-accordance-with", "type": "definition", "offset": [156, 174]}, {"key": "plans-and-specifications", "type": "clause", "offset": [179, 203]}, {"key": "schedule-1", "type": "definition", "offset": [217, 227]}, {"key": "exhibit-d", "type": "definition", "offset": [245, 254]}, {"key": "except-as-expressly-provided", "type": "clause", "offset": [276, 304]}, {"key": "cost-of", "type": "definition", "offset": [406, 413]}, {"key": "all-work", "type": "clause", "offset": [422, 430]}, {"key": "increase-in-cost", "type": "clause", "offset": [487, 503]}, {"key": "resulting-from", "type": "definition", "offset": [504, 518]}, {"key": "subsequent-changes", "type": "definition", "offset": [519, 537]}, {"key": "tenant-improvements", "type": "definition", "offset": [563, 582]}, {"key": "responsibility-of", "type": "clause", "offset": [616, 633]}, {"key": "by-tenant", "type": "clause", "offset": [648, 657]}, {"key": "tenant-improvement-allowance", "type": "definition", "offset": [693, 721]}, {"key": "construction-costs", "type": "definition", "offset": [757, 775]}, {"key": "tenant-shall", "type": "clause", "offset": [795, 807]}, {"key": "access-to-the-property", "type": "clause", "offset": [813, 835]}, {"key": "section-22", "type": "clause", "offset": [938, 949]}, {"key": "the-lease", "type": "clause", "offset": [953, 962]}], "hash": "4a40dc03f7b7c44265537696e564fa2f", "id": 7}, {"samples": [{"hash": "4tVRYBEM22m", "uri": "/contracts/4tVRYBEM22m#building-shell", "label": "Lease Agreement (Ariosa Diagnostics, Inc.)", "score": 24.2245037645, "published": true}, {"hash": "lLDCaW5BgB", "uri": "/contracts/lLDCaW5BgB#building-shell", "label": "Lease Agreement (Ariosa Diagnostics, Inc.)", "score": 23.9644079398, "published": true}], "snippet": "The \u201cBuilding Shell\u201d is a cold shell that has walls, roof, glass & exterior doors only, with no improvements, which has been constructed at Lessor\u2019s sole cost and expense by independent contractors employed by and under the supervision of Lessor in accordance with the site plan, elevations, plans, specifications, and working drawings prepared by Lessor, and attached hereto as Exhibit C (collectively the \u201cShell Plans\u201d). Lessor shall be responsible for ensuring that the Building Shell conform to the approved plans and all applicable statutes, rules, regulations, ordinances, and City of San \u2587\u2587\u2587\u2587 Building Department interpretations necessary for occupancy. Base Building Shell rent is $0.70 per sq. ft, which sum is already included in Base Rent set forth above.", "size": 2, "snippet_links": [{"key": "cold-shell", "type": "definition", "offset": [26, 36]}, {"key": "exterior-doors", "type": "clause", "offset": [67, 81]}, {"key": "no-improvements", "type": "clause", "offset": [93, 108]}, {"key": "cost-and-expense", "type": "clause", "offset": [154, 170]}, {"key": "independent-contractors", "type": "definition", "offset": [174, 197]}, {"key": "employed-by", "type": "definition", "offset": [198, 209]}, {"key": "under-the-supervision-of", "type": "definition", "offset": [214, 238]}, {"key": "in-accordance-with", "type": "definition", "offset": [246, 264]}, {"key": "site-plan", "type": "definition", "offset": [269, 278]}, {"key": "working-drawings", "type": "definition", "offset": [319, 335]}, {"key": "by-lessor", "type": "definition", "offset": [345, 354]}, {"key": "exhibit-c", "type": "definition", "offset": [379, 388]}, {"key": "responsible-for", "type": "clause", "offset": [439, 454]}, {"key": "the-building", "type": "definition", "offset": [469, 481]}, {"key": "plans-and", "type": "definition", "offset": [512, 521]}, {"key": "applicable-statutes", "type": "clause", "offset": [526, 545]}, {"key": "city-of", "type": "clause", "offset": [583, 590]}, {"key": "building-department", "type": "definition", "offset": [600, 619]}, {"key": "necessary-for", "type": "definition", "offset": [636, 649]}, {"key": "base-building", "type": "definition", "offset": [661, 674]}, {"key": "base-rent", "type": "clause", "offset": [740, 749]}], "hash": "0be5c9b388dc0fb575d8e35bc8d2895a", "id": 9}, {"samples": [{"hash": "ixgw5w37Vp7", "uri": "/contracts/ixgw5w37Vp7#building-shell", "label": "Build to Suit Lease (Pharmacopeia Inc)", "score": 18.0, "published": true}, {"hash": "6JVjHZQnPvA", "uri": "/contracts/6JVjHZQnPvA#building-shell", "label": "Build to Suit Lease (Pharmacopeia Inc)", "score": 16.0, "published": true}, {"hash": "4YHxSYwFXQR", "uri": "/contracts/4YHxSYwFXQR#building-shell", "label": "Build to Suit Lease (Pharmacopeia Inc)", "score": 16.0, "published": true}], "snippet": "The shell of the Building, as more fully defined in SCHEDULE C-1 attached to this Workletter.", "size": 3, "snippet_links": [{"key": "the-building", "type": "definition", "offset": [13, 25]}, {"key": "schedule-c-1", "type": "definition", "offset": [52, 64]}], "hash": "a0e4e9f6beb7d546dccbc1a808fd82d2", "id": 5}, {"samples": [{"hash": "gcI40qgDbQC", "uri": "/contracts/gcI40qgDbQC#building-shell", "label": "Guaranty of Lease (Basic Us Reit Inc)", "score": 18.0, "published": true}, {"hash": "8niYpfst3Ad", "uri": "/contracts/8niYpfst3Ad#building-shell", "label": "Guaranty of Lease (Basic Us Reit Inc)", "score": 18.0, "published": true}], "snippet": "The Building and Demised Premises shall include: 1. Complete roofing system, including roofing membrane, roof deck, and structure. Provided Tenant's store front (to be provided as part of Tenant's Work) is glass store front system with shading coefficient of 5.7 or less, Landlord's work shall include insuring that the building \"shell\" complies with the current Title 24 energy requirements. To the extent Tenant's Work (as hereinafter defined) including store fronts and ceiling system, are required to meet energy code requirements, Landlord shall not be required to make said improvements.", "size": 2, "snippet_links": [{"key": "building-and-demised-premises", "type": "clause", "offset": [4, 33]}, {"key": "roofing-system", "type": "definition", "offset": [61, 75]}, {"key": "roof-deck", "type": "clause", "offset": [105, 114]}, {"key": "provided-tenant", "type": "definition", "offset": [131, 146]}, {"key": "store-front", "type": "clause", "offset": [149, 160]}, {"key": "of-tenant", "type": "clause", "offset": [185, 194]}, {"key": "title-24", "type": "definition", "offset": [363, 371]}, {"key": "energy-requirements", "type": "clause", "offset": [372, 391]}, {"key": "to-the-extent", "type": "clause", "offset": [393, 406]}, {"key": "ceiling-system", "type": "clause", "offset": [473, 487]}, {"key": "code-requirements", "type": "clause", "offset": [517, 534]}, {"key": "landlord-shall", "type": "clause", "offset": [536, 550]}], "hash": "af58465564dd8d3a2b2ba7dc788dc72f", "id": 10}, {"samples": [{"hash": "adqEt1Txijg", "uri": "/contracts/adqEt1Txijg#building-shell", "label": "Office Lease Agreement (Vignette Corp)", "score": 18.0, "published": true}, {"hash": "8XNFoHxPDF", "uri": "/contracts/8XNFoHxPDF#building-shell", "label": "Office Lease Agreement (Vignette Corp)", "score": 18.0, "published": true}], "snippet": "Landlord shall perform the following Building shell work at -------------- Landlord's sole cost and expense:\n(a) Building standard VAV system, rigid duct work, perimeter slot diffusers (excluding internal zone flex duct and supply grills).\n(b) Building standard window treatments.\n(c) Building standard ceiling grid installed with 2 x 4 ceiling tile stacked on the floor and 2 x 4 parabolic light fixtures at a ratio of 1 per 90 usable square feet stacked on the floor.\n(d) Sprinkler heads installed at 1 per 225 usable square feet.\n(e) All Building common areas installed. EXHIBIT E ACCEPTANCE OF PREMISES MEMORANDUM This Acceptance of Premises Memorandum is being executed pursuant to that certain Lease Agreement (the \"Lease\") dated the 4th day of August, 1998, between B. O. III, Ltd., a Texas limited partnership (\"Landlord\"), and VIGNETTE, INC., a Delaware corporation (\"Tenant\"), pursuant to which Landlord leased to Tenant and Tenant leased from Landlord certain space in the office building located at 901 S. Mopac Expressway, Building III, in Austin, Texas (the \"Building\"). Landlord and Tenant hereby agree that:\n1. Except for the Punch List Items (as shown on the attached Punch List), Landlord has fully completed the construction work required under the terms of the Lease and the Work Letter attached thereto.\n2. The Premises are tenantable, Landlord has no further obligation for construction (except with respect to Punch List Items) and Tenant acknowledges that the Building, the Premises and Tenant's Improvements are satisfactory in all respects, except for the Punch List Items and are suitable for the Permitted Use.\n3. The Commencement Date of the Lease is _______________________, _____.If the date set forth in Item 6 of the Basic Lease Provisions is different than the date set forth in the preceding sentence, then Item 6 of the Basic Lease Provisions is hereby amended to be the Commencement Date set forth in the preceding sentence.\n4. The Expiration Date of the Lease is _______________, ____. If the date set forth in Item 7 of the Basic Lease Provisions is different than the date set forth in the preceding sentence, then Item 7 of the Basic Lease Provisions is hereby amended to be the Expiration Date set forth in the preceding sentence.\n5. Tenant acknowledges receipt of the current Rules and Regulations for the Building.\n6. Tenant represents to Landlord that Tenant has obtained a Certificate of Occupancy covering the Premises.\n7. Tenant's telephone number at the Premises is ________________________. Tenant's facsimile number at the Premises is ___________________________.\n8. All capitalized terms not defined herein shall have the meaning assigned to them in the Lease. Agreed and Executed this ________ day of ___________________, _______. LANDLORD", "size": 5, "snippet_links": [{"key": "landlord-shall", "type": "clause", "offset": [0, 14]}, {"key": "shell-work", "type": "clause", "offset": [46, 56]}, {"key": "cost-and-expense", "type": "clause", "offset": [91, 107]}, {"key": "building-standard", "type": "definition", "offset": [113, 130]}, {"key": "duct-work", "type": "clause", "offset": [149, 158]}, {"key": "window-treatments", "type": "clause", "offset": [262, 279]}, {"key": "ceiling-grid", "type": "clause", "offset": [303, 315]}, {"key": "light-fixtures", "type": "definition", "offset": [391, 405]}, {"key": "ratio-of", "type": "clause", "offset": [411, 419]}, {"key": "usable-square-feet", "type": "definition", "offset": [429, 447]}, {"key": "sprinkler-heads", "type": "clause", "offset": [474, 489]}, {"key": "building-common-areas", "type": "clause", "offset": [541, 562]}, {"key": "exhibit-e", "type": "definition", "offset": [574, 583]}, {"key": "acceptance-of-premises-memorandum", "type": "clause", "offset": [584, 617]}, {"key": "pursuant-to", "type": "definition", "offset": [675, 686]}, {"key": "lease-agreement", "type": "clause", "offset": [700, 715]}, {"key": "day-of", "type": "clause", "offset": [744, 750]}, {"key": "limited-partnership", "type": "definition", "offset": [798, 817]}, {"key": "delaware-corporation", "type": "clause", "offset": [854, 874]}, {"key": "tenant-and-tenant", "type": "clause", "offset": [924, 941]}, {"key": "from-landlord", "type": "clause", "offset": [949, 962]}, {"key": "office-building", "type": "definition", "offset": [984, 999]}, {"key": "landlord-and-tenant-hereby", "type": "clause", "offset": [1085, 1111]}, {"key": "punch-list-items", "type": "definition", "offset": [1142, 1158]}, {"key": "as-shown", "type": "definition", "offset": [1160, 1168]}, {"key": "work-required", "type": "clause", "offset": [1244, 1257]}, {"key": "terms-of-the-lease", "type": "clause", "offset": [1268, 1286]}, {"key": "work-letter", "type": "definition", "offset": [1295, 1306]}, {"key": "the-premises", "type": "clause", "offset": [1328, 1340]}, {"key": "no-further-obligation", "type": "clause", "offset": [1370, 1391]}, {"key": "for-construction", "type": "clause", "offset": [1392, 1408]}, {"key": "with-respect-to", "type": "clause", "offset": [1417, 1432]}, {"key": "in-all-respects", "type": "clause", "offset": [1550, 1565]}, {"key": "the-permitted-use", "type": "clause", "offset": [1620, 1637]}, {"key": "date-of", "type": "clause", "offset": [1659, 1666]}, {"key": "item-6", "type": "definition", "offset": [1736, 1742]}, {"key": "basic-lease-provisions", "type": "definition", "offset": [1750, 1772]}, {"key": "expiration-date", "type": "clause", "offset": [1969, 1984]}, {"key": "item-7", "type": "clause", "offset": [2049, 2055]}, {"key": "receipt-of", "type": "clause", "offset": [2296, 2306]}, {"key": "the-current", "type": "clause", "offset": [2307, 2318]}, {"key": "regulations-for-the-building", "type": "clause", "offset": [2329, 2357]}, {"key": "to-landlord", "type": "clause", "offset": [2380, 2391]}, {"key": "certificate-of-occupancy", "type": "definition", "offset": [2419, 2443]}, {"key": "telephone-number", "type": "clause", "offset": [2479, 2495]}, {"key": "facsimile-number", "type": "clause", "offset": [2550, 2566]}, {"key": "capitalized-terms-not-defined-herein", "type": "clause", "offset": [2622, 2658]}, {"key": "agreed-and", "type": "definition", "offset": [2713, 2723]}], "hash": "95f09fd769395884c134582ca3f1cfc4", "id": 2}, {"samples": [{"hash": "aBDr0ZZSiq2", "uri": "/contracts/aBDr0ZZSiq2#building-shell", "label": "Office Lease (DiaMedica Therapeutics Inc.)", "score": 31.4900752909, "published": true}, {"hash": "75dkrmNKC2U", "uri": "/contracts/75dkrmNKC2U#building-shell", "label": "Office Lease (DiaMedica Therapeutics Inc.)", "score": 29.8323066393, "published": true}, {"hash": "j5k364RQENr", "uri": "/contracts/j5k364RQENr#building-shell", "label": "Office Lease (DiaMedica Therapeutics Inc.)", "score": 29.6516084873, "published": true}], "snippet": "Landlord shall provide the building shell in accordance with the following specifications:\n(a) Frame. Structural steel, pre-cast concrete and masonry.", "size": 4, "snippet_links": [{"key": "landlord-shall", "type": "clause", "offset": [0, 14]}, {"key": "the-building", "type": "definition", "offset": [23, 35]}, {"key": "in-accordance-with", "type": "definition", "offset": [42, 60]}, {"key": "the-following-specifications", "type": "clause", "offset": [61, 89]}, {"key": "structural-steel", "type": "clause", "offset": [102, 118]}, {"key": "concrete-and-masonry", "type": "clause", "offset": [129, 149]}], "hash": "3d184dc5f804d3ba3309f3f1eafa4f0f", "id": 3}, {"samples": [{"hash": "en8yWt7um7G", "uri": "/contracts/en8yWt7um7G#building-shell", "label": "Sublease (Macrogenics Inc)", "score": 24.6741957563, "published": true}, {"hash": "5oBcJxuUO4q", "uri": "/contracts/5oBcJxuUO4q#building-shell", "label": "Sublease (Five Prime Therapeutics Inc)", "score": 22.5646817248, "published": true}, {"hash": "9Ml7HojepwU", "uri": "/contracts/9Ml7HojepwU#building-shell", "label": "Sublease (Five Prime Therapeutics Inc)", "score": 22.4496919918, "published": true}], "snippet": "The shell of the Initial Building, as more fully defined on Schedule 1 attached to this Workletter.", "size": 5, "snippet_links": [{"key": "schedule-1", "type": "definition", "offset": [60, 70]}], "hash": "c7c9b1ab2eb679525c2c8740a5a45f26", "id": 1}, {"samples": [{"hash": "ks0oUCp62bh", "uri": "/contracts/ks0oUCp62bh#building-shell", "label": "Lease Agreement (Bazaarvoice Inc)", "score": 20.6481861739, "published": true}], "snippet": "Notwithstanding anything to the contrary contained herein, Landlord shall be solely responsible (and no part of such work shall be charged as part of the Finish Allowance) and Tenant shall not be obligated to pay for the costs associated with providing the Building shell, which shall include, but not be limited to, the following work:\n(a) Building standard ceiling grid and tiles stocked on the floor.\n(b) Fire sprinklers, configured to a minimum standard layout of one sprinkler head per 225 useable square feet, or other configuration to be compliant with building code at that time.\n(c) HVAC systems, configured to minimum Building standard requirements which are existing and operational, including high and medium pressure ducts. Perimeter VAV boxes only will be installed with thermostats.\n(d) Electrical panels both high and low voltage, with available circuit space in a ratio commensurate with the area of the floor (full) to be occupied by the Tenant, are existing and operational. Electrical capacity shall be 4 \u2587\u2587\u2587\u2587\u2587 per usable square foot on each floor net of all Building systems with an additional 3 \u2587\u2587\u2587\u2587\u2587 per useable square foot available for Tenant\u2019s use.\n(e) Window treatments are installed throughout.\n(f) Common areas (elevator lobbies and restrooms) are finished and clean. In addition, notwithstanding anything to the contrary contained herein, Landlord shall be solely responsible (and no part of such work shall be charged as part of the Finish Allowance) for and Tenant shall not be obligation to pay for the following: (a) costs for improvements which are not shown on or described in the Construction Plans unless otherwise approved by Tenant; (b) costs incurred due to the presence of Hazardous Materials in the 260 Expansion Premises or the surrounding area; (c) attorneys\u2019 fees incurred in connection with negotiation of construction contracts, and attorneys\u2019 fees, experts\u2019 fees and other costs in connection with disputes with third parties; (d) interest and other costs of financing construction costs and any costs for construction bonds or similar surety instruments; (e) penalties and late charges attributable to Landlord\u2019s failure to pay construction costs; (f) offsite management or other general overhead costs incurred by Landlord; or (g) construction management, profit and overhead charges of Landlord in excess of Construction Management Fee.\n1. If, and only if, on the 260 Expiration Date and the date Tenant notifies Landlord of its intention to renew the term of the Lease for the 260 Expansion Space (as provided below), (i) Tenant is not in default under the Lease, as amended hereby (beyond the expiration of any applicable notice and cure period), (ii) Tenant then occupies and the 260 Expansion Space then consist of at least all the original 260 Expansion Space and (iii) the Lease, as amended, is in full force and effect, then Tenant, but not any assignee or subtenant of Tenant (other than an assignee pursuant to a Permitted Transfer), shall have and may exercise an option to renew the Lease with respect to only the 260 Expansion Space for one (1) additional term of four (4) years (the \u201c260 Renewal Term\u201d) upon the same terms and conditions contained in the Lease, as amended hereby, with the exceptions that (x) the Lease shall not be further available for renewal with respect to the 260 Expansion Space after the 260 Renewal Term and (y) the rental for the 260 Expansion Space during the 260 Renewal Term shall be the \u201c260 Renewal Rental Rate\u201d. The 260 Renewal Rental Rate is hereby defined to mean the then prevailing rents (including, without limitation, those similar to the Basic Annual Rent and Additional Rent) payable by renewal tenants having a credit standing substantially similar to that of Tenant, for properties of equivalent quality, size, utility and location as the 260 Expansion Space, located within the area described below and leased for a term approximately equal to the 260 Renewal Term. The 260 Renewal Rental Rate will take into consideration the tenant inducements offered in the renewal transactions considered by Landlord in determining the 260 Renewal Rental Rate.\n2. If Tenant desires to renew the Lease with respect to the 260 Expansion Space, Tenant must notify Landlord in writing of its intention to renew on or before the date which is at least nine (9) months but no more than twelve (12) months prior to the 260 Expiration Date. Landlord shall, within the next thirty (30) days, notify Tenant in writing of Landlord\u2019s determination of the applicable 260 Renewal Rental Rate and Tenant shall, within the next thirty (30) days following receipt of Landlord\u2019s determination of the 260 Renewal Rental Rate, notify Landlord in writing of Tenant\u2019s acceptance or rejection of Landlord\u2019s determination of the applicable 260 Renewal Rental Rate. If Tenant timely notifies Landlord of Tenant\u2019s acceptance of Landlord\u2019s determination of the 260 Renewal Rental Rate, the Lease, as amended hereby, shall be extended as provided herein and Landlord and Tenant shall enter into an amendment to the Lease to reflect the extension of the term and changes in Rent in accordance with this Exhibit, provided however, Tenant\u2019s lease of the 260 Expansion Space on the terms set forth herein shall be effective notwithstanding the parties\u2019 failure to enter into such Lease amendment. If (x) Tenant timely notifies Landlord in writing of Tenant\u2019s rejection of Landlord\u2019s determination of the 260 Renewal Rental Rate or (y) Tenant does not notify Landlord in writing of Tenant\u2019s acceptance or rejection of Landlord\u2019s determination of the 260 Renewal Rental Rate within such thirty (30) day period, the term of the Lease with respect to the 260 Expansion Space shall end on the 260 Expiration Date, and Landlord shall have no further obligations or liability hereunder. Notwithstanding the foregoing, if Landlord and Tenant are unable to agree upon the 260 Renewal Rental Rate for the 260 Expansion Space within thirty (30) days after the date Tenant notifies Landlord of Tenant\u2019s rejection of Landlord\u2019s determination of the 260 Renewal Rental Rate, Tenant, by written notice to Landlord (the \u201c260 Arbitration Notice\u201d) within ten (10) days after the expiration of such thirty (30) day period, shall have the right to have the 260 Renewal Rental Rate determined in accordance with the arbitration procedures described in Section 3 below. If Landlord and Tenant are unable to agree upon the 260 Renewal Rental Rate for the 260 Expansion Space within the thirty (30) day period described and Tenant fails to timely exercise its right to arbitrate, Tenant\u2019s renewal option set forth in this Exhibit shall be deemed to be null and void and of no further force and effect.\n3. If Tenant provides Landlord with an 260 Arbitration Notice, Landlord and Tenant, within ten (10) days after the date of the 260 Arbitration Notice, shall each simultaneously submit to the other, in a sealed envelope, its good faith estimate of the 260 Renewal Rental Rate for the 260 Expansion Space during the 260 Renewal Term (collectively referred to as the \u201c260 Estimates\u201d) and shall each select a broker (hereinafter, a \u201cbroker\u201d) to determine which of the two 260 Estimates most closely reflects the 260 Renewal Rental Rate for the 260 Expansion Space during the 260 Renewal Term. Each broker so selected shall be (i) a licensed commercial real estate broker in the State of Texas and (ii) have not less than ten (10) years\u2019 experience in the field of commercial real estate brokerage for buildings similar to the Building. Upon selection, Landlord\u2019s and Tenant\u2019s brokers shall work together in good faith to agree upon which of the two 260 Estimates most closely reflects the 260 Renewal Rental Rate for the 260 Expansion Space. The 260 Estimate chosen by such brokers shall be binding on both Landlord and Tenant as the rental rate for the 260 Expansion Space during the 260 Renewal Term. If either Landlord or Tenant fails to appoint a broker within the ten (10) day period referred to above, the broker appointed by the other party shall be the sole broker for the purposes hereof. If the two brokers cannot agree upon which of the two 260 Estimates most closely reflects the 260 Renewal Rental Rate within thirty (30) days after their appointment, then, within ten (10) days after the expiration of such thirty (30) day period, the two brokers shall select a third broker meeting the aforementioned criteria. Once the third broker (i.e. arbitrator) has been selected as provided for above, then, as soon thereafter as practicable but in any case within fourteen (14) days, the arbitrator shall make his determination of which of the two 260 Estimates most closely reflects the 260 Renewal Rental Rate and such 260 Estimate shall be binding on both Landlord and Tenant as the rental rate for the 260 Expansion Space. The parties shall share equally in the costs of the arbitrator. Any fees of any appraiser, counsel or experts engaged directly by Landlord or Tenant shall be borne by the party retaining such appraiser, counsel or expert.\n4. If the 260 Renewal Rental Rate has not been determined by the commencement date of the 260 Renewal Term, Tenant shall pay Basic Rent for the 260 Expansion Space upon the terms and conditions in effect during the last month of the immediately preceding Term for the 260 Expansion Space until such time as the 260 Renewal Rental Rate has been determined. Upon such determination, the Basic Rent for the 260 Expansion Space shall be retroactively adjusted to the commencement of the 260 Renewal Term. If such adjustment results in an underpayment of Basic Rent by Tenant, Tenant shall pay Landlord the amount of such underpayment within thirty (30) days after the determination thereof. If such adjustment results in an overpayment of Basic Rent by Tenant, Landlord shall credit such overpayment against the next installment of Basic Rent due under the Lease for the 260 Expansion Space and, to the extent necessary, any subsequent installments, until the entire amount of such overpayment has been credited against Basic Rent for the 260 Expansion Space.\n5. If Tenant is entitled to and properly delivers the 260 Arbitration Notice, the Lease shall be extended with respect to the 260 Expansion Space as provided herein and Landlord and Tenant shall enter into an amendment to the Lease to reflect the extension of the Term and changes in Rent in accordance with this Exhibit, provided however, Tenant\u2019s lease of the 260 Expansion Space on the terms set forth herein shall be effective notwithstanding the parties\u2019 failure to enter into such amendment.\n6. The renewal rights of Tenant hereunder shall not be severable from the Lease, nor may such rights be assigned or otherwise conveyed in connection with any permitted assignment of the Lease, except in connection with a Permitted Transfer. Landlord\u2019s consent to any assignment of the Lease shall not be construed as allowing an assignment of such rights to any assignee. In the event an assignee pursuant to a Permitted Transfer exercises the renewal rights set forth herein, Tenant shall remain liable under the Lease for all of the obligations of the tenant hereunder during the 260 Renewal Term, whether or not Tenant has consented to or is notified of such renewal and Landlord shall have no obligation to obtain the consent of Tenant or to notify Tenant of such renewal.\n7. The market area with respect to which the 260 Renewal Rental Rate will be determined is the southwest Austin office submarket.\n1. If, and only if, on the Expiration Date (i.e. January 31, 2015) and the date Tenant notifies Landlord of its intention to renew the term of the Lease for both the Current Premises and the 260 Expansion Space (referred to herein as the \u201cExpanded Premises\u201d) as provided below, (i) Tenant is not in default under the Lease, as amended hereby (beyond the expiration of any applicable notice and cure period), (ii) Tenant then occupies and the Premises then consist of at least all the Expanded Premises and (iii) the Lease, as amended, is in full force and effect, then Tenant, but not any assignee or subtenant of Tenant (other than an assignee pursuant to a Permitted Transfer), shall have and may exercise an option to renew the Lease with respect to the entire Expanded Premises for a period of five (5) years, commencing on February 1, 2015 and expiring on January 31, 2020 (the \u201cExpanded Premises Renewal Term\u201d) upon the same terms and conditions contained in the Lease, as amended hereby, with the exceptions that (x) the Lease shall not be further available for renewal with respect to the Expanded Premises after the Expanded Premises Renewal Term and (y) the rental for the Expanded Premises during the Expanded Premises Renewal Term shall be the \u201cExpanded Premises Renewal Rental Rate\u201d. The Expanded Premises Renewal Rental Rate is hereby defined to mean the then prevailing rents (including, without limitation, those similar to the Basic Annual Rent and Additional Rent) payable by renewal tenants having a credit standing substantially similar to that of Tenant, for properties of equivalent quality, size, utility and location as the Expanded Premises, located within the area described below and leased for a term approximately equal to the Expanded Premises Renewal Term. The Expanded Premises Renewal Rental Rate will take into consideration the tenant inducements offered in the renewal transactions considered by Landlord in determining the Expanded Premises Renewal Rental Rate.\n2. If Tenant desires to renew the Lease with respect to the Expanded Premises, Tenant must notify Landlord in writing of its intention to renew on or before the date which is at least nine (9) months but no more than twelve (12) months prior to the Expiration Date (i.e. January 31, 2015), which notice must clearly state that Tenant desires to renew the Lease with respect to the entire Expanded Premises for the Expanded Premises Renewal Term. Landlord shall, within the next thirty (30) days, notify Tenant in writing of Landlord\u2019s determination of the applicable Expanded Premises Renewal Rental Rate and Tenant shall, within the next thirty (30) days following receipt of Landlord\u2019s determination of the Expanded Premises Renewal Rental Rate, notify Landlord in writing of Tenant\u2019s acceptance or rejection of Landlord\u2019s determination of the applicable Expanded Premises Renewal Rental Rate. If Tenant timely notifies Landlord of Tenant\u2019s acceptance of Landlord\u2019s determination of the Expanded Premises Renewal Rental Rate, the Lease, as amended hereby, shall be extended as provided herein and Landlord and Tenant shall enter into an amendment to the Lease to reflect the extension of the term and changes in Rent in accordance with this Exhibit, provided however, Tenant\u2019s lease of the Expanded Premises on the terms set forth herein shall be effective notwithstanding the parties\u2019 failure to enter into such Lease amendment. If (x) Tenant timely notifies Landlord in writing of Tenant\u2019s rejection of Landlord\u2019s determination of the Expanded Premises Renewal Rental Rate or\n(y) Tenant does not notify Landlord in writing of Tenant\u2019s acceptance or rejection of Landlord\u2019s determination of the Expanded Premises Renewal Rental Rate within such thirty (30) day period, the term of the Lease with respect to the Current Premises shall end on the Expiration Date, the term of the Lease with respect to the 260 Expansion Space shall end on the 260 Expiration Date, and Landlord shall have no further obligations or liability hereunder. Notwithstanding the foregoing, if Landlord and Tenant are unable to agree upon the Expanded Premises Renewal Rental Rate for the Expanded Premises within thirty (30) days after the date Tenant notifies Landlord of Tenant\u2019s rejection of Landlord\u2019s determination of the Expanded Premises Renewal Rental Rate, Tenant, by written notice to Landlord (the \u201cExpanded Premises Arbitration Notice\u201d) within ten (10) days after the expiration of such thirty (30) day period, shall have the right to have the Expanded Premises Renewal Rental Rate determined in accordance with the arbitration procedures described in Section 3 below. If Landlord and Tenant are unable to agree upon the Expanded Premises Renewal Rental Rate for the Expanded Premises within the thirty (30) day period described and Tenant f", "size": 3, "snippet_links": [{"key": "notwithstanding-anything-to-the-contrary-contained", "type": "clause", "offset": [0, 50]}, {"key": "landlord-shall", "type": "clause", "offset": [59, 73]}, {"key": "finish-allowance", "type": "clause", "offset": [154, 170]}, {"key": "tenant-shall", "type": "clause", "offset": [176, 188]}, {"key": "pay-for", "type": "clause", "offset": [209, 216]}, {"key": "associated-with", "type": "definition", "offset": [227, 242]}, {"key": "the-building", "type": "definition", "offset": [253, 265]}, {"key": "ceiling-grid", "type": "clause", "offset": [359, 371]}, {"key": "fire-sprinklers", "type": "clause", "offset": [408, 423]}, {"key": "minimum-standard", "type": "definition", "offset": [441, 457]}, {"key": "sprinkler-head", "type": "definition", "offset": [472, 486]}, {"key": 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Building Project and Common Areas", "Premises Building Project and Common Areas"], ["tenant-improvements", "Tenant Improvements", "Tenant Improvements"], ["landlord-improvements", "Landlord Improvements", "Landlord Improvements"], ["building-signage", "Building Signage", "Building Signage"], ["building-renovations", "Building Renovations", "Building Renovations"]], "related_snippets": [], "updated": "2025-07-07T12:37:48+00:00", "also_ask": [], "drafting_tip": "Specify the components included in the building shell to avoid ambiguity; define performance standards to ensure enforceability; clarify party responsibilities to prevent disputes.", "explanation": "The Building Shell clause defines the scope and condition of the structural framework and exterior envelope of a building, such as the walls, roof, windows, and doors, that are delivered by the landlord or developer. It typically specifies which elements are included as part of the shell, such as completed exterior walls and weatherproofing, and clarifies which interior improvements or systems are excluded and left for the tenant or buyer to complete. This clause ensures both parties understand their respective responsibilities for construction and finishing, thereby preventing disputes over what is included in the base building delivery."}, "json": true, "cursor": ""}}