Shell Condition definition

Shell Condition means smooth concrete floors, exposed studs, and walls (as applicable), exposed overhead structure, and utilities stubbed to the lease line (conduits, lines, pipes) of typical commercial capacity and size of each of the concession leased premises and, in some conditions, a storefront opening framed by the base building with neutral piers on each side and overhead gypsum board canopy sign shelf or fascia (as applicable). Fire rated walls will be enclosed and rated by the base building design. Any modifications to fire rated walls must be returned to the fire rated condition upon the Tenant project completion.

Shell Condition means that the Premises have been constructed according to the requirements set forth on Exhibit E attached hereto and incorporated herein by this reference. The delivery of the Premises, and any revisions to the Commencement Date resulting from such improvements, shall be governed by the provisions of the Workletter attached as Exhibit C to this Lease and incorporated herein by this reference. Tenant shall not install improvements in the Premises reasonably determined by Landlord to be special or non-standard, including without limitation (a) all wiring and cabling from the point of origin to the termination point, (b) raised floors for computer or communication systems, (c) telephone equipment, security systems and uninterruptible power supplies, (d) equipment racks and (e) any other non-standard alteration, fixture or equipment. Landlord may require Tenant to remove such special or non-standard improvements and restore the Premises at Tenant’s sole cost and expense upon the termination of this Lease. Landlord, however, may elect to require Tenant to leave alterations performed for Tenant unless at the time of the installation of such alterations Landlord agreed in writing such alterations could be removed on the Expiration Date, upon the termination of this Lease or upon Tenant’s vacation of the Premises.

Shell Condition means the condition of the Premises prior to the installation of the Tenant Improvements, as more particularly described on Exhibit C-1 attached.

Shell Condition shall be defined as meaning no existing tenant improvements, but shall include a Building shell that is constructed in accordance with the Project Criteria and specifications attached hereto as Rider 5 and in accordance with all applicable governmental laws, codes and regulations, is clear of debris and has all main electrical and plumbing, fire sprinkler and mechanical trunk lines to the Premises.

Shell Condition means broom clean with all walls, doors and frames demolished (except core walls, doors and frames); all plumbing capped, electrical removed back to nearest junction box in plenum; removal and storage of HVAC grilles, diffusers, removal of flexible ductwork back to rigid ductwork and placement of thermostats into plenum; complete removal of suspended ceiling assembly (tile, grid, and hangers); fluorescent fixtures stacked and the removal of all existing cabling. Return to building attic stock or dispose of at building management discretion.

Shell Condition means a condition for use by a typical distribution use tenant, as reasonably determined by Landlord. For example, Tenant shall make all sloping floors level, as designated by Landlord, and Tenant shall remove its special piping and equipment. Tenant shall, at the expiration of the term of this Lease, Tenant shall at such time remove all of its property therefrom and all alterations and improvements placed thereon by Tenant if so requested by Landlord pursuant to the terms of Section 9.1(g). Tenant shall repair any damage to the Demised Premises caused by such removal, and any and all such property not so removed shall, at Landlord's option, become the exclusive property of Landlord or be disposed of by Landlord, at Tenant's cost and expense, without further notice to or demand upon Tenant. If the Demised Premises be not surrendered as above set forth, Tenant shall indemnify, defend and hold Landlord harmless against loss or liability resulting from the delay by Tenant in so surrendering the Demised Premises, including, without limitation any claim made by any succeeding occupant founded on such delay. Tenant's obligation to observe or perform this covenant shall survive the expiration or other termination of this Lease. All property of Tenant not removed within 30 days after the last day of the term of this Lease shall be deemed abandoned. Tenant hereby appoints Landlord its agent to remove all property of Tenant from the Demised Premises upon termination of this Lease and to cause its transportation and storage for Tenant's benefit, all at the sole cost and risk of Tenant and Landlord shall not be liable for damage, theft, misappropriation or loss thereof and Landlord shall not be liable in any manner in respect thereto. Tenant shall pay all costs and expenses of such removal, transportation and storage. Tenant shall reimburse Landlord upon demand for any expenses incurred by Landlord with respect to removal or storage of abandoned property and with respect to restoring said Demised Premises to good order, condition and repair.

Shell Condition means that the Premises shall include all of the following: exterior walls with windows and doors, roof structure and roofing, concrete slab on the first floor and wood floors on the second floor, elevator with equipment room, two stairs and exit enclosures, exterior painting, fire sprinklers (one layer below roof structure and second layer below wood floor), roof drainage, standard building utilities brought to the Premises but not distributed, male and female toilets on the first and second floors, landscaping, recessed and covered loading dock with drainage and roll-up door, parking lot, storm sewers, sidewalks, electrical secondary cable and conduit, site lighting, roof hatch and ladder, rock below slab, finished lobby area on the first floor and finished core areas on the second floor. The parties recognize that Lessor shall incur additional costs in constructing the shell of the Premises due to Lessee's desire to utilize some of the Premises for laboratory purposes; specifically, there will be substantially increased interstitial space required in the Premises than is typical in a two story office building. The increased costs of the construction and the working drawings as a result of the interstitial space shall be the responsibility of Lessee. The increased costs of the interstitial space shall be designated as such by the contractor and/or architect, as the case may be, and Lessor shall forward to Lessee a copy of such designations. Any dispute as to the computation of the increased costs shall be settled by arbitration in the same manner as Paragraph 17.4 of this Lease. All such increased costs to Lessor (the "Increased Costs") shall be deducted from the Allowance paid to Lessee, as set forth below.

Shell Condition means the condition' of the Building substantially completed with the following improvements: (i) outside walls and smooth and level concrete floors ready for carpet or other floor covering; (ii) Building Standard (hereinafter defined) acoustic tile ceiling grid system installed throughout (with uninstalled ceiling materials available from Landlord) with height at 10 feet except where otherwise noted to clear perimeter windows and with Building Standard drapery pocket or soffit detail provided; (iii) Building Standard power supplied to panels provided on floors (providing power with a capacity of at least 8 watts/RSF); (iv) power grid for lighting installed ▇▇ ▇eiling (with eight light fixtures per 1,000 SF stacked on floor in Leased Premises); (v) men's and women's restroom facilities with Building Standard finishes located on each floor; (vi) multi-zone, roof mounted HVAC system capable of providing 1.75 CFM/RSF of fresh air and an air temperature of 56 degrees Fahrenheit at the base building shaft completed to base building (with five Building Standard diffusers per 1,000 SF stacked on floor in Leased Premises); thermostats located (but not installed) in the ceilings near VAV boxes; any modifications to base building would be inclusive in tenant build-out; (vii) main elevator-lobby of the Building; (viii) freight elevator operational for contractors and subcontractors to enable them to perform tenant finish construction work; (ix) sprinkler risers and main loop on each floor of Building; (x) as to the Leased Premises, two (2) means of ingress/egress, with doors, frames and hardware approved by Tenant; (xi) demising walls and columns taped, beaded and sanded, ready for paint or wall covering; and (xii) telephone equipment room located on each floor; (xiii) Building Standard window coverings installed.

Shell Condition means on the upper level of Building 2 remove all tenant fit-out items to bottom of roof joist including all non-bearing walls, partitions, floor finishes, and infrastructure. Toilet facilities and mechanical and electrical services that support space lighting, heating and cooling requirements shall remain. Lighting fixtures integral to ceilings removed shall also be removed. HVAC distribution and return integral to walls and ceilings to be removed shall be stripped back to secondary branches. Electrical infrastructure integral to walls and ceilings to be removed shall be stripped back to main panels. Trenches, sumps, and other depressions in floor slab shall be filled or covered to the same floor bearing rating as the general floor slab. The lower level of Building 2, except for the Lobby and Elevator areas (where there will be no stripout work), will also be stripped of all tenant fit out items as for the upper level of Building 2, except those deemed appropriate for administrative and office support activities. Any damage or perforations of floor, roof or cladding caused by removal of these tenant improvements shall be repaired. Tenant shall not conduct any activity or make any improvements or installations, in any manner which would void or violate a roof membrane warranty. All articles of personal property and all trade fixtures, office machines and equipment, furniture and movable partitions owned by Tenant or installed by Tenant at its expense in the Premises shall be and remain the property of Tenant and may be removed by Tenant at any time during the Lease Term provided that Tenant shall repair any damage caused by such removal. If Tenant shall fail to remove all of its personal property from the Premises upon termination of this Lease, Landlord may, at its option, remove, store and dispose of said personal property without liability to Tenant for any loss thereof, and Tenant agrees to pay Landlord within thirty (30) days after the date of any demand by Landlord for reimbursement of any and all expenses incurred by Landlord in such removal, storage and disposal, including reasonable storage rental costs, disposal costs, court costs and attorneys' fees.