Common use of Improvements to Leased Premises Clause in Contracts

Improvements to Leased Premises. All development on the Leased Premises shall be subject to the Airport’s review and approval, in accordance with CBJ Code 05.20.020(m), and the provisions of this Lease. To the extent a hangar facility is to be constructed, Lessee agrees to start construction within one year, and to secure a certificate of occupancy within two years, of the effective date of this Lease. Construction of the hanga r facility shall be according to design, color, quality, and construction standards approved by the Airport. Except for emergency repairs required for safety, security or preservation of property, Lessee shall not alter or significantly modify the building, fixtures or electrical wiring, install equipment, or make other improvements to the Leased Premises without the prior written consent of the City, which consent shall not be unreasonably withheld. All improvements must comply with applicable federal, state and local building, plumbing, fire and electrical codes, and be completed in a timely and workmanlike manner that does not unreasonably affect other Airport operations. Lessee shall bear all costs of improvements to the Leased Premises including, but not limited to, all survey, design, permitting, utility installation, inspection, material, construction, demolition and waste disposal costs. Any agreed upon improvements or modifications to the Leased Premises are solely at the Lessee’s option and shall not be considered or used to offset any rent owed the City, nor against any other obligation of this Lease unless explicitly agreed in advance in writing. Lessee understands and acknowledges that the existing or proposed hangar facility subject to this Lease may be part of a common wall hangar building that is situated on multiple lots and shared with other Airport lessees. Lessee agrees to cooperate and work with other Airport lessees, as appropriate, in the design, construction and maintenance of improvements made under this Lease. Lessee may execute cost-sharing, maintenance or other agreements with other Airport lessees, subject to the approval of the Airport. In no event shall the Airport’s approval, or any term or agreement between lessees, operate to reduce, restrict, limit, delegate or otherwise modify the Lessee’s legal obligations and liabilities under this Lease.

Improvements to Leased Premises. All development on the Leased Premises shall be subject to the Airport’s review and approval, in accordance with CBJ Code 05.20.020(m), and the provisions of this Lease. To the extent a hangar facility is to be constructed, Lessee agrees to start construction within one year, and to secure a certificate of occupancy within two years, of the effective date of this Lease. Construction of the hanga r hangar facility shall be according to design, color, quality, and construction standards approved by the Airport. Except for emergency repairs required for safety, security or preservation of property, Lessee shall not alter or significantly modify the building, fixtures or electrical wiring, install equipment, or make other improvements to the Leased Premises without the prior written consent of the City, which consent shall not be unreasonably withheld. All improvements must comply with applicable federal, state and local building, plumbing, fire and electrical codes, and be completed in a timely and workmanlike manner that does not unreasonably affect other Airport operations. Lessee shall bear all costs of improvements to the Leased Premises including, but not limited to, all survey, design, permitting, utility installation, inspection, material, construction, demolition and waste disposal costs. Any agreed upon improvements or modifications to the Leased Premises are solely at the Lessee’s option and shall not be considered or used to offset any rent owed the City, nor against any other obligation of this Lease unless explicitly agreed to in advance in writing. Lessee understands and acknowledges that the existing or proposed hangar facility subject to this Lease may be part of a common wall hangar building that is situated on multiple lots and shared with other Airport lessees. Lessee agrees to cooperate and work with other Airport lessees, as appropriate, in the design, construction and maintenance of improvements made under this Lease. Lessee may execute cost-sharing, maintenance or other agreements with other Airport lessees, subject to the approval of the Airport. In no event shall the Airport’s approval, or any term or agreement between lessees, operate to reduce, restrict, limit, delegate or otherwise modify the Lessee’s legal obligations and liabilities under this Lease.

Improvements to Leased Premises. All development on Landlord's obligations as to work to be performed for Tenant and improvements to be made to the Leased Premises, if any, is solely as set forth in Item 12 of the BLI Rider. Tenant acknowledges that upon taking possession of the Leased Premises such possession shall be conclusive evidence that Tenant has received the Leased Premises in a condition satisfactory to Tenant and that Landlord has satisfied any obligations to Tenant with respect to the preparation of the Leased Premises for Tenant's use and occupancy. Tenant further acknowledges that Landlord has a substantial economic interest in maintaining a uniformity of materials and systems throughout the Building, insuring that the appearance and the quality of any improvements to the Leased Premises conform to the general nature, quality, style and design of other portions of the Building, and insuring that any such improvements are carried out in a good and workmanlike manner by qualified, licensed contractors and are fully paid for. For this reason, alterations, improvements and work of any kind performed by Tenant to the Leased Premises at any time shall be subject to the Airport’s review following conditions and limitations: (a) Prior to commencing any work, Tenant shall submit for Landlord's approval, which approval shall not be unreasonably withheld, conditioned or delayed, detailed plans and specifications for all Tenant improvements and repairs to be made by Tenant. Landlord and its agents shall have the right to review all plans and specifications. Tenant shall make any changes recommended by Landlord or its agents, and resubmit such revised plans and specifications for Landlord's approval. (b) Landlord shall also have the right, in accordance it's reasonable discretion, to approve the contractor(s) to be used by Tenant and to require, prior to the commencement of work, payment and performance bonds or other similar security acceptable to Landlord. (c) All of Tenant's work shall comply with CBJ Code 05.20.020(m)the provisions of all applicable governmental codes and regulations, and, prior to commencing any work, Tenant shall deliver to Landlord copies of all applicable governmental permits and authorizations which may be required in connection with such work. (d) Tenant shall (and shall require that all contractors) comply with all applicable provisions of the Florida mechanics' liens laws, and the provisions of this Leaseparagraph 20. To hereof. (e) All of Tenant's work shall be subject to Landlord's periodic review. (f) All of Tenant's contractors must procure workmen's compensation insurance covering all persons employed in connection with the extent work who might assert claims for death or bodily injury; no work shall be commenced until Landlord shall have received copies of certificates of insurance confirming the existence of such insurance coverage. (g) Prior to commencing any work, Tenant shall obtain, for the benefit of Tenant, Landlord, any holder of a hangar facility is mortgage given by Landlord encumbering the Building or the land thereunder, and any lessor under a ground or underlying lease affecting the same, such additional liability and property damage insurance as Landlord or such other party may reasonably require because of the nature of the work to be constructeddone by Tenant. (h) All such work, Lessee agrees to start construction within one yearalterations, decorations, installations, additions or improvements shall be done at Tenant's sole expense. Landlord shall not be liable for any failure of any building facilities or services caused by alterations, decorations, installations, additions or improvements made by Tenant, and to secure a certificate of occupancy within two years, of the effective date of this Lease. Construction of the hanga r facility Tenant shall be according to design, color, quality, responsible for and construction standards approved by the Airportcorrect any such work causing such failure (under Landlord's supervision). Except for emergency repairs required for safety, security or preservation of property, Lessee Tenant shall not alter or significantly modify the building, fixtures or electrical wiring, install equipment, or also make other improvements any and all changes to the Leased Premises without the prior written consent of the City, which consent shall not as may be unreasonably withheld. All improvements must comply with applicable federal, state and local building, plumbing, fire and electrical codes, and be completed in a timely and workmanlike manner necessary to insure that does not unreasonably affect other Airport operations. Lessee shall bear all costs of improvements to the Leased Premises includingcomply with all governmental requirements set forth in paragraph 14. above after the completion of all such work. Upon Tenant's failure to correct such work or to make such changes, but not limited toLandlord may make such correction and change, all surveyand charge Tenant for the cost thereof, design, permitting, utility installation, inspection, material, construction, demolition and waste disposal costs. Any agreed upon improvements or modifications together with an administrative charge equal to the Leased Premises are solely at the Lessee’s option and shall not be considered or used to offset any rent owed the City, nor against any other obligation of this Lease unless explicitly agreed in advance in writing. Lessee understands and acknowledges that the existing or proposed hangar facility subject to this Lease may be part of a common wall hangar building that is situated on multiple lots and shared with other Airport lessees. Lessee agrees to cooperate and work with other Airport lessees, as appropriate, in the design, construction and maintenance of improvements made under this Lease. Lessee may execute costtwenty-sharing, maintenance or other agreements with other Airport lessees, subject to the approval five percent (25%) of the Airportcost of such work. In no event Such sums due Landlord shall the Airport’s approval, or any term or agreement between lessees, operate to reduce, restrict, limit, delegate or otherwise modify the Lessee’s legal obligations and liabilities under this Leasebe paid by Tenant promptly upon being billed therefor.

Improvements to Leased Premises. All development on Landlord's obligations as to work to be performed for Tenant and improvements to be made to the Leased Premises is set forth in Item 9 of the BLI Rider. Tenant acknowledges that upon taking possession of the Leased Premises such possession shall be conclusive evidence, latent defects, punch list items, and any untrue representations and warranties by Landlord in this Lease excepted, that Tenant has received the Leased Premises in a condition satisfactory to Tenant and that Landlord has satisfied any obligations to Tenant with respect to the preparation of the Leased Premises for Tenant's use and occupancy. Tenant further acknowledges that Landlord has a substantial economic interest in maintaining a uniformity of materials and systems throughout the Building, insuring that any improvements are carried out in a good and workmanlike manner by qualified, licensed contractors and are fully paid. For this reason, alterations, improvements and work of any kind performed by Tenant to the Leased Premises at any time shall be subject to the Airport’s review following conditions and approvallimitations; provided, however, Tenant may, at its own expense and without the prior consent of Landlord (provided the cost per occurrence does not exceed Twenty Thousand and No/100 Dollars ($20,000), [“Minor Alterations”]), make such interior, non-structural alterations and improvements to the Leased Premises as Tenant, in accordance its sole discretion, desires, without being required to comply with CBJ Code 05.20.020(mthe following conditions and limitations: a) Prior to commencing any work, Tenant shall submit for Landlord's approval (i) detailed plans and specifications for all Tenant improvements and repairs to be made by Tenant and (ii) if Tenant is required to obtain any permit(s) from the County of Henrico in connection with such work, final plans and specifications after Tenant obtains said permit(s). Landlord and/or its agents shall approve or reject the same in writing in Landlord’s reasonable discretion within fourteen (14) business days following receipt of the plans and specifications described above, and if Landlord and/or its agents fail to timely approve or reject within the foregoing time period, then the plans and specifications shall be deemed approved by Landlord. Tenant shall reasonably consider changes recommended by Landlord or its agents, and Landlord and Tenant shall reasonably cooperate to agree upon revised plans and specifications. b) Landlord shall also have the right to approve, such approval not to be unreasonably withheld, the contractor(s) to be used by Tenant and to require, prior to the commencement of work, payment and performance bonds or other similar security acceptable to Landlord. c) All of Tenant’s work shall comply with the provisions of all applicable governmental codes and regulations, and, prior to commencing any work, Tenant shall deliver to Landlord copies of all applicable governmental permits and authorizations which may be required in connection with such work. d) Tenant shall (and shall require that all contractors) comply with all applicable provisions of Virginia’s mechanics' liens laws, and the provisions of this Lease. To Section 17 hereof. e) All of Tenant’s work be subject to Landlord's periodic review. f) All of Tenant's contractors shall procure workmen's compensation insurance or occupational accident insurance covering all persons employed in connection with the extent work who might assert claims for death or bodily injury; no work shall be commenced until Landlord shall have received copies of certificates of insurance confirming the existence of such insurance coverage. g) Prior to commencing any work, Tenant shall obtain, for the benefit of Tenant, Landlord, any holder of a hangar facility is mortgage given by Landlord encumbering the Building and/or the land thereunder, such additional liability and property damage insurance and in such amounts as Landlord or such other party may reasonably require because of the nature of the work to be constructeddone by Tenant. Tenant will provide builder’s risk, Lessee agrees to start construction within or equivalent coverage, for one year, and to secure a certificate of occupancy within two years, hundred percent (100%) of the effective date replacement cost of this Lease. Construction any improvements and betterments including materials. h) Prior to commencing any work, Tenant shall obtain a building permit and any other required permits or licenses for the construction and completion of the hanga r facility shall be according to design, color, quality, and construction standards approved by the Airport. Except for emergency repairs required for safety, security or preservation of property, Lessee shall not alter or significantly modify the building, fixtures or electrical wiring, install equipment, or make other Tenant’s improvements to the Leased Premises without at Tenant’s sole cost and expense. Any impact fees levied by a governmental authority caused by Tenant's use and occupancy shall be paid by Tenant. Landlord shall reasonably cooperate with Tenant in attempting to obtain such permits for Tenant’s work and shall execute any necessary applications. i) All such work, alterations, decorations, installations, additions or improvements shall be done at Tenant’s sole expense and in a good and workmanlike manner, consistent with the prior written consent quality of the City, which consent first-class office buildings. Landlord shall not be unreasonably withheld. All liable for any failure of any building facilities or services caused by alterations, decorations, installations, additions or improvements must comply with applicable federal, state and local building, plumbing, fire and electrical codesmade by Tenant, and Tenant shall be completed in a timely responsible for and workmanlike manner that does not unreasonably affect other Airport operationscorrect any such work causing such failure (under Landlord’s supervision). Lessee Tenant shall bear also make any and all costs of improvements changes to the Leased Premises including, but not limited to, all survey, design, permitting, utility installation, inspection, material, construction, demolition and waste disposal costs. Any agreed upon improvements or modifications as may be necessary to insure that the Leased Premises comply with all governmental requirements set forth in Section 11 above after the completion of all such work. j) Tenant shall follow all reasonable instructions herein that Landlord delivers to Tenant in connection with Tenant’s work. Tenant shall not damage any portion of the Building in connection with its work. Any roof penetration shall be performed by Landlord's roofer or, at Landlord's option, by a bonded roofer approved in advance by Landlord. Any roof work can begin only after Landlord has given consent, which consent may be conditioned upon Tenant's plans, to include materials acceptable to Landlord, in order to prevent injury to the roof and to spread the weight of any equipment being installed. Tenant is also responsible for obtaining, and paying for, professional inspections of any structural work (including any roof work or concrete work) which inspections are solely necessitated by Tenant’s work. Landlord reserves the right at any time prior to Tenant's commencement of Tenant’s work or during the performance of Tenant’s work to require a payment and performance bond in the amount of one hundred percent (100%) of Tenant's construction contract and shall be given by a sufficient surety which is satisfactory to Landlord and shall be in form as Landlord shall approve, in Landlord's sole discretion ("Bonds"). Tenant shall construct Tenant’s work at its sole cost and expense in a first-class professional manner and in accordance with generally accepted construction and engineering practices, subject to Landlord’s prior written approval to be exercised in Landlord’s reasonable judgment. At the time of providing prior written approval of Tenant’s work, Landlord shall notify Tenant of its election to require Tenant to remove any such alterations from the Leased Premises at the Lesseeexpiration or termination of the Term. During the performance of Tenant’s option work, Tenant shall be responsible for the removal from the Leased Premises on a daily basis of all trash, construction debris and surplus construction materials, or at Landlord's option, the placement on a daily basis of such trash, debris and materials in receptacles designated by Landlord. Tenant's contractor and subcontractors shall not post signs on any part of the Leased Premises or the Building. Tenant’s approved contractor is required to attend a mandatory pre-construction meeting with Landlord’s representative to review the Contractor Rules and Regulations set forth for ▇▇▇▇▇▇ Mill – Midtown with which the contractor must comply. k) All alterations shall, at Landlord's election by providing Tenant with notice at the time Landlord approves such alterations, immediately become the property of Landlord and shall remain upon and be surrendered with the Leased Premises as a part thereof at the end of the Term; provided, however, that if Tenant is not be considered or used to offset any rent owed the City, nor against any other obligation of this Lease unless explicitly agreed in advance in writing. Lessee understands and acknowledges that the existing or proposed hangar facility subject to this Lease may be part of a common wall hangar building that is situated on multiple lots and shared with other Airport lessees. Lessee agrees to cooperate and work with other Airport lessees, as appropriate, default in the design, construction and maintenance performance of improvements made any of its obligations under this Lease. Lessee may execute cost-sharing, maintenance or other agreements with other Airport lesseesTenant shall have the right to remove, subject prior to the approval expiration or termination of the AirportTerm, all movable furniture, furnishings or equipment not affixed to or in the Leased Premises at the expense of Tenant. In no event shall If and to the Airport’s approvalextent Landlord does not elect that any Minor Alterations remain upon and be surrendered with the Leased Premises at the expiration or termination of the Term, or Landlord notifies Tenant of the requirement of removal when providing approval for any term other alterations, Tenant shall, at its sole cost and expense, remove such alterations, restore the affected area to the condition existing prior to the construction or agreement between lessees, operate to reduce, restrict, limit, delegate or otherwise modify the Lessee’s legal obligations installation of any such alteration and liabilities under this Leaserepair any damage caused by such removal.

Improvements to Leased Premises. All development on the Leased Premises shall be subject to the Airport’s review and approval, in accordance with CBJ Code 05.20.020(m), and the provisions of this Lease. To the extent a hangar facility is to be constructed, Lessee ▇▇▇▇▇▇ agrees to start construction within one year, and to secure a certificate of occupancy within two years, of the effective date of this Lease. Construction of the hanga r hangar facility shall be according to design, color, quality, and construction standards approved by the Airport. Except for emergency repairs required for safety, security or preservation of property, Lessee shall not alter or significantly modify the building, fixtures or electrical wiring, install equipment, or make other improvements to the Leased Premises without the prior written consent of the City, which consent shall not be unreasonably withheld. All improvements must comply with applicable federal, state and local building, plumbing, fire and electrical codes, and be completed in a timely and workmanlike manner that does not unreasonably affect other Airport operations. Lessee shall bear all costs of improvements to the Leased Premises including, but not limited to, all survey, design, permitting, utility installation, inspection, material, construction, demolition and waste disposal costs. Any agreed upon improvements or modifications to the Leased Premises are solely at the Lessee’s option and shall not be considered or used to offset any rent owed the City, nor against any other obligation of this Lease unless explicitly agreed to in advance in writing. Lessee understands and acknowledges that the existing or proposed hangar facility subject to this Lease may be part of a common wall hangar building that is situated on multiple lots and shared with other Airport lessees. Lessee ▇▇▇▇▇▇ agrees to cooperate and work with other Airport lessees, as appropriate, in the design, construction and maintenance of improvements made under this Lease. Lessee may execute cost-sharing, maintenance or other agreements with other Airport lessees, subject to the approval of the Airport. In no event shall the Airport’s approval, or any term or agreement between lessees, operate to reduce, restrict, limit, delegate or otherwise modify the Lessee’s legal obligations and liabilities under this Lease.