lewdyju

Hey, I signed my lease long ago and have been waiting for the developer to complete the job. Well, today I had my meeting with the developer and broker (landlord rep) and we looked at the space. I had my contractor and architect there and we found a problem. They have placed and electrical junction box for all the suites in my space where my bathroom is supposed to go. This was to be placed on the outside of the building but the electrical engineer said they didn't have the clearence so low and behold here it is. So now I have to redo my plans ( I am going to try and get them to pay for it) but here is my problem. I have to give up about 4ft X 4ft of my original 1200sq ft. I am losing space, potential income for my retail floor space. What do I do? Can I walk? They really can't accomodate me elsewhere. It's not a huge space but it bugs me. Even their architect had no idea that they did this and if my architect hadn't caught it it would of really held things up with the city. I am also annoyed with the developer because when I negotiated the lease it states clearly that I have a vanilla shell, he is trying to give me a credit for it and have me front all the money to my contractor to do everything and I mean everything, ceilings, bathroom, sprinklers etc. I have a gut feeling I will end up losing on that one. They did say if I want vanilla shell they would provide it but they want prefer me have my contractor take care of it and he would make more money. It seems to me this will all take more time to complete and I will be paying rent before I am even open. I have 60 days free rent, and 1 month prepaid, so my contractor has time so long as the city doesn't hold us up on permits. I appreciate all of your help thanks

SOCAL

Were is Elk Grove, Ca.?

lewdyju

South of Sacramento

billable

Negotiate, negotiate, negotiate. What do you want to make it right? Ask for everything and decide what you are willing to accept.

__________________
Waiting list candidates 96,910
as of July 8 2007 at 4:23pm

Neon Beach

A landlord may define a vanilla shell as a building or space with four taped, textured and coated walls, concrete floor, drop ceiling and, possibly, restroom(s). A tenant might expect a vanilla shell to include florescent lighting, partitions or stock room walls, paint on all visible surfaces, complete HVAC, telephone conduit, rear service doors, sprinkler system and bathroom.

Most new commercial spaces are considered a vanilla shell or vanilla box because they usually don’t have any interior improvements. Therefore, the tenant will need to customize the space to meet the needs of their business. The alterations required by the tenants are called tenant improvements or TI’s for short. TI’s can include floor coverings, ceilings, partitions, doors, frames, hardware, fire protection, HVAC duct work, control boxes, electrical (including fixtures, switches, and outlets) window coverings, and contractor’s fees. The cost of these enhancements are most often paid by the tenant; however, because the improvements that are permanently affixed to the premises become the property of the landlord when the tenant leaves, a landlord’s contribution to these expenses is often fair, since they will be usable for future tenants.

When looking for a space to lease, just remember that the term "vanilla shell" is subjective and means something different to each landlord and tenant. Make sure you get the specifics of what is and is not included in the "vanilla shell" and who pays for each improvement in the terms of your lease.

And, why are you loosing 16 sq. feet do to a junction box?

__________________

Dustin

Make sure they make it right for you.

Neon Beach

Good thinking. Try that ^

__________________

TanCan

I would make sure they correct the electrical issue - The space lost will cost you more in the long run. If the landlord is not willing to do that I would either renegotiate rent or walk away from the lease.

HunyBunns

I have a square footage issue everytime I go shopping for new pants. Back on topic though, good luck with that.

__________________

Neon Beach

.

__________________