Common use of Shell and Core Work Clause in Contracts

Shell and Core Work. No later than November 1, 2017, Landlord shall complete the Building shell and core improvements and all base building standard interior items and finishes substantially in the form as set forth on Exhibit 1 attached hereto and made a part hereof (the “Shell and Core Work”). All of the construction drawings for the Shell and Core Work are listed on Drawing A0.05, Sheet Index, dated June 1, 2016. Landlord shall be responsible for compliance with all Legal Requirements in effect at the time of the permit vesting of the Shell and Core Work. Any work associated with bringing the Shell and Core into compliance with any applicable federal, state, county and municipal laws, ordinances, codes, rules, regulations and requirements (collectively, “Legal Requirements”) shall be at Landlord’s sole cost and expense. If Landlord makes a change to Landlord’s Shell and Core Plans that requires Landlord to amend its building permit or results in a change to the Rentable Area of the Premises (each a “Material Change”), then Landlord shall re-submit to Tenant Landlord’s Shell and Core Plans clearly showing the Material Change (“Landlord’s New Plans”). Within fourteen (14) days of receipt of Landlord’s New Plans, Tenant shall either approve Landlord’s New Plans or request in writing modifications to Landlord’s New Plans, subject to the Legal Requirements. Tenant’s failure to respond within the fourteen (14) day period shall be deemed an approval of Landlord’s New Plans. Landlord shall reimburse Tenant the reasonable cost incurred by Tenant to redraw its plans for the Premises as a result of Landlord’s New Plans, or any other commercially reasonable cost incurred by Tenant as a result of the Landlord’s New Plans. Notwithstanding anything to the contrary herein, Tenant’s requested modifications to Landlord’s Shell and Core Plans for the change in use of Floor 18 and to install the interstitial stairs between Floor 17 and Floor 18 to accommodate Tenant’s Improvements is not a Material Change.

Shell and Core Work. No later than November 1, 2017, . Landlord shall substantially complete at its sole cost and expense as soon as reasonably possible all of the Building shell and core improvements and all additional base building standard interior items and finishes substantially work included in the form as set forth on Exhibit 1 attached hereto and made a part hereof (the “Shell and Core Work”). All of the construction drawings for the Shell and Core Work are listed defined below, subject to delays caused by Force Majeure events and Tenant Delays (defined below) . For purposes hereof, the "Shell and Core Work" includes the following: (a) the demolition and removal of existing tenant improvements located in the Premises, including ceilings, grid, lighting, partitions, interior doors, floor coverings, millwork and fixtures and minor floor latexing; (b) the furnishing and installation of energy efficient thermopane glass windows with thermal break frames, comparable to the windows previously installed by Landlord on Drawing A0.05the fourth (4th) floor of the Building, Sheet Indexon the southerly and westerly walls of the south tower. The parties recognize that a time period of fourteen (14) to sixteen (16) weeks is required for the ordering, dated June 1, 2016fabrication and installation of the windows; (c) the construction of a demising wall ready to receive Tenant finish; and (d) the installation of sound batt installation around the fan room. 2. In the event Landlord shall fail to substantially complete the Shell and Core Work on or before the Commencement Date for reasons other than a Tenant Delay (as defined below), then, such failure shall constitute a Landlord Delay to the extent it delays the completion of Tenant's Work beyond the Commencement Date, and the -45- Commencement Date shall be responsible extended one (1) day for compliance with all Legal Requirements each day that any Landlord Delay delays completion of Tenant's Work. If the completion of Tenant's Work is delayed beyond July 10, 1997 as a result of a Landlord Delay and not due to any Force Majeure events or Tenant Delays, then notwithstanding anything to the contrary set forth herein, Landlord agrees that in effect at addition to the time extension of the permit vesting Commencement Date described above in this Article 35(A)(2), Base Rent and rent adjustments shall ▇▇▇▇▇ after the Commencement Date one (1) day for each day of such delay beyond July 10, 1997 (subject to extension of such date by reason of Force Majeure or Tenant Delays). 3. Substantial completion of the Shell and Core Work. Any work associated Work shall mean completion of such Work with bringing the Shell exception of minor and Core into compliance insubstantial details of construction or mechanical adjustment, the incompletion of which will not unreasonably interfere with any applicable federal, state, county and municipal laws, ordinances, codes, rules, regulations and requirements (collectively, “Legal Requirements”) shall be at Landlord’s sole cost and expense. If Landlord makes a change to Landlord’s Shell and Core Plans that requires Landlord to amend its building permit or results in a change to the Rentable Area Tenant's use of the Premises Premises. 4. As used herein, "Force Majeure" events shall mean fire, casualty, emergencies, lockouts, strikes, labor disputes, war, governmental action, acts of God, labor or material short--ages, transportation delays, and other causes beyond the reasonable control of the respective party to prevent, of which the respective party has notified the other party within ten (each a “Material Change”), then Landlord shall re-submit to Tenant Landlord’s Shell and Core Plans clearly showing the Material Change (“Landlord’s New Plans”). Within fourteen (1410) days of receipt of Landlord’s New Plans, Tenant shall either approve Landlord’s New Plans or request in writing modifications to Landlord’s New Plans, subject to after the Legal Requirements. Tenant’s failure to respond within the fourteen (14) day period shall be deemed an approval of Landlord’s New Plans. Landlord shall reimburse Tenant the reasonable cost incurred by Tenant to redraw its plans for the Premises as a result of Landlord’s New Plans, or any other commercially reasonable cost incurred by Tenant as a result notifying party becomes aware of the Landlord’s New Plans. Notwithstanding anything occurrence of such a cause, but excluding insufficiency of funds or inability to the contrary herein, Tenant’s requested modifications to Landlord’s Shell and Core Plans for the change in use obtain financing or disbursement of Floor 18 and to install the interstitial stairs between Floor 17 and Floor 18 to accommodate Tenant’s Improvements is not a Material Changeloans.