Landlord’s Work Clause Samples
The 'Landlord’s Work' clause defines the specific construction, repairs, or improvements that the landlord is obligated to complete within the leased premises, typically before the tenant moves in or begins operations. This may include tasks such as installing fixtures, making structural modifications, or ensuring compliance with building codes, and often outlines timelines and standards for completion. Its core practical function is to clearly allocate responsibility for preparing the space, thereby preventing disputes over the condition of the premises at the start of the lease and ensuring the tenant receives a space fit for its intended use.
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Landlord’s Work. Landlord shall perform improvements (the “Landlord’s Work”) in the Premises in accordance with the attached Work Letter and all such improvements shall be in compliance with all applicable laws, codes and regulations. Landlord shall engage The Richmond Group as the general contractor for the performance of the tenant improvements in the Work Letter that are identified with an “X” in the column labeled “Tenant” (the ‘‘Tenant Items”). The items on the Work Letter that are identified with an “X” in the column labeled “Landlord” shall be performed by Landlord at Landlord’s sole cost and expense with contractors chosen at Landlord’s sole and absolute discretion. All costs for the Tenant Items in the Work Letter shall be paid solely with funds from the TI Allowance (defined below). Notwithstanding anything herein to the contrary, Landlord shall not be required to spend more than the TI Allowance (defined below) for the Tenant Items and any cost of the portions of Landlord’s Work that are Tenant Items which are in excess of the TI Allowance shall be paid by Tenant. For purposes of this Lease, “substantial completion” of Landlord’s Work shall be deemed to occur when the Premises are ready for Tenant’ occupancy except for minor items which do not cause material interference with Tenant’s use and occupancy of the Premises with Landlord having obtained a certificate of occupancy for the Premises. If substantial completion of Landlord’s Work is delayed by a Tenant Delay, then substantial completion shall be deemed to occur on the date on which the Landlord’s Work in the Premises would have been substantially completed but for the occurrence of any Tenant Delay. As used herein, a “Tenant Delay” shall mean each day of delay in the performance of the Landlord’s Work that occurs (a) because of Tenant’s failure to timely deliver or approve any required documentation such as any design or space plans (it being agreed that Tenant shall have a reasonable time to review and comment on any such design or space plan, which reasonable time shall be no less than five (5) business days), (b) because of any change by Tenant to any design or space plans after the same have been approved as final by Tenant in writing, or (c) because Tenant or its employees, agents, or contractors otherwise delay completion of the Landlord’s Work. On or before October 15 2018, Tenant’s architect shall deliver all plans, drawings, narratives and other materials required for submission of a TAA to Masspo...
Landlord’s Work. Commencing with the Expansion Premises in its “as is” condition as of the date hereof, Landlord or its designated contractor shall install in the Expansion Premises those initial improvements specified in final space plans and construction and engineering drawings approved by Landlord (the “Landlord’s Work”). Landlord shall not be obligated to provide any improvements other than the Landlord’s Work. Landlord or its contractor shall be available as reasonably required by Tenant throughout the design construction process to provide Tenant with budgeting and value engineering assistance. Tenant shall pay all costs and expenses (including a fee equal to 2% of the cost of Landlord’s Work for Landlord’s construction management services) incurred in connection with the Landlord’s Work to the extent such costs and expenses exceed an allowance (the “Construction Allowance”) equal to the product of (a) Nine and 00/100 dollars ($9.00), multiplied by (b) the number of square feet of rentable area in the Expansion Premises. Notwithstanding anything herein to the contrary, the Construction Allowance shall be used to fund the installation of permanent leasehold improvements included in the Landlord’s Work, as well as certain “permissible soft costs” directly associated with the preparation and installation of the Landlord’s Work (which “soft costs” shall be limited to the preparation of architectural drawings, permitting fees, engineering fees, supervision and labor charges (if shown as a component of the general conditions on the general contractor invoice) and temporary utilities consumed during construction); provided, however, that in no event shall Tenant be permitted to apply an amount in excess of 10% of the total Construction Allowance towards such permissible soft costs. Tenant shall not receive any credit, cash or otherwise, for any unused portion of the Construction Allowance. After plans have been produced as set forth below, Landlord shall (a) solicit bids from not less than two (2) qualified general contractors for the completion of the Landlord’s Work, (b) share the bids with Tenant’s Authorized Representative and solicit his or her input on the same, and (c) shall make the selection of such contractor (the “Contractor”) based upon price, schedule and expected value, and the selected bid price shall be referred to herein as the “Budget.” The Budget, together with the price estimates from the Approved Architect (as defined below), together with any other co...
Landlord’s Work. (a) Landlord shall, at its cost and expense, prepare a full set of construction documents, including specifications and signed and sealed plans (the “Plans and Specifications”), for the work to be performed substantially in accordance with the space plans prepared by Landlord’s architect dated August 20, 2009, in order to render the Premises ready for Tenant’s occupancy thereof.
(b) Landlord shall, at its sole cost and expense, perform the work (“Landlord’s Work”) shown on the Plans and Specifications, as follows:
(i) Construct new 5/8” sheetrock walls as indicated on the Plans and Specifications.
(ii) New sheetrock walls shall be painted with one (1) coat of primer and two (2) coats of latex paint to match existing walls.
(iii) Furnish and install building standard laminate countertop, with upper and lower cabinets, and sink in kitchen.
(iv) Furnish and install building standard dishwasher and associated plumbing, and microwave in kitchen.
(v) Furnish and install electrical outlets in kitchen as required by code and to support appliances. Furnish and install new and/or relocate electrical outlets and light switches as required by alterations.
(vi) Furnish and install VCT with vinyl base in kitchen.
(vii) Repair carpet and vinyl base or install new in altered areas as required.
(viii) Furnish and install building standard 7’ 0” stain grade solid core birch doors, bucks and hardware in conference room, hallway, and three offices.
(ix) Furnish and install and/or relocate exit lights pursuant to applicable code.
(x) Furnish and install and/or relocate fire alarm horn strobes pursuant to applicable code.
(xi) Furnish and install and/or repair ceiling grid in altered areas as required.
(xii) Furnish and install new 2’ x 4’ “second look” ceiling tiles in altered areas as required.
(xiii) Relocate existing flourescent light fixtures in altered areas as required.
(xiv) Relocate fire sprinkler drops and heads as required by code. ICM: 09/18/02 FORM: AmberJc2.meb Rev. 09/18/02 MTNT-Msty-Office G+TE – AJ Lease F:\wpdata\meb2\Leases\ValeritasLse3.doc 10/16/09 5:30p.m. 31
(xv) Furnish and install blinds on the Premises windows, both perimeter and overlooking the Building lobby.
(c) Any work with respect to the installation of computer wiring, security system(s), telephone systems, furniture and/or furniture systems including connection of data cabling, panels, conduits, power poles, electrical connection(s), etc., interior signage, trade fixtures, and fire extinguisher...
Landlord’s Work. (a) Landlord shall repair and maintain or cause to be repaired and maintained the driveways, parking areas, landscaping and other Common Areas of the Center and the structural roof, roof membrane, exterior walls, foundation and other structural portions of the buildings in which the Premises are located. The cost of all work performed by Landlord under this Section 10.1 shall be an Operating Expense hereunder, except to the extent such work (i) is required due to the negligence of Landlord, (ii) is a capital expenditure not includible as an Operating Expense under Section 7.2 hereof, (iii) is required due to the negligence or willful misconduct of Tenant or its agents, employees or invitees (in which event Tenant shall bear the full cost of such work pursuant to the indemnification provided in Section 12.6 hereof, subject to the release set forth in Section 12.4 hereof), or (iv) involves repair or maintenance of the roof membrane on any of the applicable buildings (in which event there shall be charged back directly to Tenant, as additional rent and not as an Operating Expense, but subject to the same limitations set forth for Operating Expenses in Section 7.2 for purposes of determining what are capital items and what portion, if any, of capital items can properly be allocated to a particular year or other applicable period, a prorata share of the cost of such repair or maintenance calculated on the basis of the percentage of the applicable building that is occupied by Tenant). Tenant knowingly and voluntarily waives the right to make repairs at Landlord's expense, except to the extent permitted by Section 10.1 (b) below, or to offset the cost thereof against rent, under any law, statute, regulation or ordinance now or hereafter in effect.
(b) If Landlord fails to perform any repairs or maintenance required to be performed by Landlord on the buildings in which the Premises are located under Section 10.1(a) and such failure continues for thirty (30) days or more after Tenant gives Landlord written notice of such failure (or, if such repairs or maintenance cannot reasonably be performed within such 30-day period, then if Landlord fails to commence performance within such 30-day period and thereafter to pursue such performance diligently to completion), then Tenant shall have the right to perform such repairs or maintenance and Landlord shall reimburse Tenant for the reasonable cost thereof within fifteen (15) days after written notice from Tenant of the com...
Landlord’s Work. (a) Landlord shall furnish and install substantially in accordance with the Plans the materials and items described therein ("Landlord's Work"). The Plans, the costs of Tenant's space plan, Landlord's Work, and the installation of cable described in Section 1.01 (b)(4), shall be at Tenant's sole cost and expense, provided that Tenant shall be entitled to a credit against the cost of the Plans, the costs of Tenant's space plan, Landlord's Work, and the installation of cable described in Section 1.01(b)(4), in an amount up to the lesser of (a) $178,500, (i.e., $6.00, multiplied by the area of the Premises) or (b) the actual costs of the Plans and the Landlord's Work (the "Allowance").
(b) If Landlord determines that the cost of the Landlord's Work, will exceed the Allowance, then prior to commencement of the Landlord's Work, Landlord will submit to Tenant a cost estimate for the Landlord's Work ("Cost Estimate") which Tenant shall approve or reject within seven (7) days after receipt thereof. It is understood that the cost of Landlord's Work shall include Landlord's then applicable construction supervision fee which shall not exceed four percent (4%) of the total cost of the Landlord's Work, the cost of Tenant's space plan, the cost of the Plans, and the costs of the installation of the cable described in Section 1.01(b)(4). Tenant's failure to reject the Cost Estimate within said seven (7) day period shall be to be an acceptance thereof. If Tenant rejects the Cost Estimate, Tenant shall, together with such rejection, propose such changes to the Plans as will cause the Cost Estimate to be acceptable. If the accepted Cost exceeds the Allowance, then Tenant shall pay to Landlord the amount of such excess within ten (10) business days after receipt by Tenant of a bill ▇▇▇refor, but in no event later than the Commencement Date.
Landlord’s Work. Attached to this Lease as Exhibit B-2 are: (i) a Landlord and Tenant approved “Fit Plans” (the “Approved Fit Plans”), and (ii) a turnkey matrix also approved by Landlord and Tenant (the “Approved Turnkey Matrix”). The Approved Fit Plans and Approved Turnkey Matrix together show and describe the work to be performed by Landlord, at Landlord’s sole cost and expense, in order to prepare the Premises for Tenant’s occupancy (such work being hereinafter referred to as “Landlord’s Work”). Landlord shall prepare or cause to be prepared such construction plans as shall be necessary or required reflecting, in more detail, the Landlord’s Work as shown on and described in the Approved Fit Plans and Turnkey Matrix (the “Construction Plans”). For purposes of this Lease, the term “Landlord’s Work” shall mean all labor, materials and other work necessary for the construction of the improvements shown and described in the Approved Fit Plans, the Approved Turnkey Matrix and the Construction Plans. The Approved Fit Plans, the Approved Turnkey Matrix and such Construction Plans, if any, are herein sometimes collectively called the “Plans”. However, and notwithstanding anything contained in this Lease to the contrary, Landlord shall have no responsibility for the installation or connection of Tenant’s computer, telephone, other communication equipment, systems or wiring. Any items of work requested by Tenant and not shown on the Plans shall be deemed to be Change Proposal(s) (as defined below) and shall be subject to the terms and provisions of subsection (2) below.
Landlord’s Work. Landlord has constructed the following ---------------- elements of the Building which are referred to as "Landlord's Work": foundations, floor slabs, roofs, exterior walls and windows, core walls, columns, all central mechanical and electrical systems serving the Building generally, any other mechanical and electrical systems located within core walls, ground floor lobby and courtyard areas, and bathrooms on multi-tenant floors. Landlord's Work also includes the elevator lobby and the demising wall on the multi-tenant floor on which the Premises are located, which Landlord shall diligently pursue to completion. Tenant has inspected, and is satisfied with, the "as is" condition of the Premises and shall be deemed to have accepted all elements of Landlord's Work in "as is" condition on the date of this Lease (it being understood that the foregoing is not intended to derogate from Landlord's obligations under Sections 3.1.2 and 4.1.2). Landlord's Work does not include Finish Work under Section 3.2 and the provision of similar finish work to other occupants. Landlord makes no warranty or covenant, express or implied, concerning the construction of the Building except that Landlord shall be responsible for exterior Building and Building shell and core compliance with all applicable laws (and Tenant shall be responsible for interior Building compliance with all applicable laws) provided, however, to the extent any Tenant Work or Finish Work affect the shell and core of the Building or may affect compliance of the shell and core with now applicable laws, Landlord and Tenant shall cooperate in the submission of plans to authorities and with respect to compliance issues generally as they affect Building shell and core. Landlord and Tenant shall cooperate to avoid to the maximum extent reasonably possible the need to perform additional work on the Building shell and core in order to avoid issues with respect to shell and core compliance with applicable law.
Landlord’s Work. Landlord, at Landlord’s sole cost, shall perform the following (collectively, the “Landlord’s Work”):
(a) Install a new HVAC system for the portion of the Demised Premises located in Tower 1 in accordance with the performance standards and specifications that are described on Exhibit “N” that will allow Tenant to timely complete construction of the Tenant’s Work and achieve beneficial occupancy for the conduct of Tenant’s business by August 1, 2014.
(b) Substantially upgrade the existing HVAC system for the portion of the Demised Premises located in Tower 2 in accordance with the HVAC performance standards and specifications that are described on Exhibit “N”, and (b) achieve performance coordination with the new HVAC system being installed for the portion of the Demised Premises located in Tower 1 (i.e., eliminate issues of two systems in two buildings of a full floor occupied by Tenant), that will allow Tenant to timely complete construction of the Tenant’s Work and achieve beneficial occupancy for the conduct of Tenant’s business by August 1, 2014.
(c) Perform the renovations to the fitness facility and locker-rooms (or newly constructed elsewhere) that are described on Exhibit “P” by August 1, 2014.
(d) Perform the renovations to the restrooms on the floors comprising the Demised Premises that are described on Exhibit “Q” by August 1, 2014. Landlord’s general contractor completing such renovations shall prepare and submit to Tenant a budget for such renovations that provides in reasonable detail the cost of the permitting and construction of such renovations (the “Original Bathroom Renovations Pricing Letter”). In the event that Tenant desires that Landlord perform such bathroom renovations using a design selected by Tenant, which design shall be subject to Landlord’s reasonable approval, then provided such design is agreed to, in writing, on or before November 1, 2013, Landlord shall perform the bathroom renovations using Tenant’s design. Landlord’s general contractor completing such renovations shall prepare and submit to Tenant a budget for the renovations based on Tenant’s design that provides in reasonable detail the cost of the permitting and construction of such renovations (the “Tenant Design Bathroom Renovations Pricing Letter”). Tenant, with Landlord’s assistance, shall review the Tenant Design Bathroom Renovations Pricing Letter, and advise Landlord within ten (10) business days of changes, if any, Tenant reasonably requires be made to the pl...
Landlord’s Work. Except as otherwise expressly provided in this Workletter, in the Lease or by mutual written agreement of Landlord and Tenant, (i) the cost of design and construction of Landlord’s TI Work shall be at Tenant’s sole cost and expense, including any costs or cost increases incurred as a result of Unavoidable Delays, governmental requirements or unanticipated conditions, subject to application of the Tenant Improvement Allowance in accordance with this Workletter; and (ii) the cost of design and construction of Landlord’s Section 2.3 Work shall be at Landlord’s sole cost and expense, including any costs or cost increases incurred as a result of Unavoidable Delays, governmental requirements or unanticipated conditions. To the extent the estimated entire amount that Landlord is committed to pay (under contracts and obligations in effect from time to time) with respect to Landlord’s TI Work exceeds the net Tenant Improvement Allowance available pursuant to this Workletter, the excess Cost of Improvements for Landlord’s TI Work, over and above the Tenant Improvement Allowance, shall be payable by Tenant on a pro rata basis as illustrated in the diagram attached hereto as Schedule B-4 and incorporated herein by this reference (the “TI Allowance Disbursement Diagram”). To the extent the final net Cost of Improvement with respect to Landlord’s TI Work is not covered by the Tenant Improvement Allowance plus any payments made by Tenant from time to time during the course of construction, the remaining balance of the final net Cost of Improvement of Landlord’s TI Work shall be reimbursed by Tenant to Landlord in cash within thirty (30) days after final completion of Landlord’s TI Work (including any applicable Punch List Work), subject to the provisions of subparagraph (c) below.
Landlord’s Work. Landlord shall perform the work shown on the plans (the “Plans”) listed on Exhibit B-2 attached to the Lease (“Landlord’s Work”); provided, however, that Landlord shall have no responsibility for the installation or connection of Tenant’s computer, telephone, other communication equipment, systems or wiring. Any items of work requested by Tenant and not shown on the Plans shall be deemed to be Change Proposal(s) (as defined below) and shall be subject to the terms and provisions of subsection (2) below.