YOUR LOGO / LETTER HEAD HERE
March 3, 2011
City, State Zip
Re: Request for Proposal on behalf of Name of Tenant for Location of leased premises
On behalf of Name of Tenant (“Broker”) has been authorized to present this Request for
Proposal (“RFP”) for the leasing of space from Name of Landlord (“Landlord”) in the above
referenced Building upon the following outline of requirements:
Location of leased premises
Name: Name of Landlord
Address: Street Address, City, State Zip
If the Landlord is not an individual, please identify the controlling entities of the Landlord
3. Initial Term
Tenant requires an initial term of up to ten (10) years from Rent Commencement Date.
Tenant requires approximately 30,000 to 35,000 square feet.
If you have not already done so, please submit plans (1/8” scale, 8 ½” x 11” reduced copy
and CAD Disk) for the Proposed Premises.
The Building, Tenant's Initial Premises, and any additional space acquired during the term
of the lease will be measured in accordance with the BOMA definition, American National
Standard Z 65.1 - 1996. Landlord agrees that Omni Financials architect will have the right
to confirm with Landlord all square foot measurements.
General office use and any other lawful purpose common to and suitable for modern office
6. Load Factor
Based upon the above standard of measure, please stipulate the add-on percentage or loss
factor used in the calculation of usable to rentable square feet.
7. Rent Commencement Date
Upon execution of lease documents, receipt of subordination and non-disturbance
agreements from any lenders or other holders of superior interests, and delivery of the entire
Initial Premises with Landlord’s Work substantially completed, however, in no event prior
8. Possession Date – Tenant Construct Improvements
If Tenant elects to bid and contract for completion of tenant improvements itself, Landlord
shall deliver the Premises, subject to Landlord modifying the base building in accordance
with specifications outlined in Section 19 and receipt of Tenant’s Building Permit, no less
than one hundred twenty (120) days prior to anticipated Lease Commencement Date.
9. Possession Date – Landlord Construct Improvements
If Tenant elects to have Landlord bid and contract for completion of tenant improvements,
Landlord shall deliver the Premises to Tenant in a condition suitable for the installation of
its cabling, furniture, fixtures, audio/visual equipment, etc. thirty (30) days prior to the
anticipated Commencement Date. Tenant, at its option, along with contractors or agents,
shall be permitted to enter the Premises during this thirty (30) day time period for said
purposes with no obligation to pay rent. Further, Landlord’s contractors and subcontractors
shall coordinate and cooperate with Tenant’s vendors during said thirty (30) day period.
10. Temporary Lease Requirement
In considering your proposed date of occupancy, indicate the guarantees you will provide
and/or the compensation you will pay Tenant for late delivery of any portion of the
Premises, including costs Tenant may incur for temporary relocation if the Premises are
delivered with Landlord’s work completed, after Date. Landlord will not provide and
guarantee unless lease and construction plans are mutually to and executed by Date.
11. Lease Type
Tenant requires a Triple Net or Full Service lease.
12. Security Deposit
Tenant shall not be required to provide Landlord with a security deposit nor pay the first
month’s rent until due. Lease securitization will be determined after Landlord’s review of
Tenant’s financial condition
Please state your lowest proposed rental rate. Please indicate for each lease year of the
proposed term, the annual base rent on a rentable square foot basis.
Months 1 - 4 $00.00/RSF NNN
Year 1 $00.00/RSF NNN
Year 2 $00.00/RSF NNN
Year 3 $00.00/RSF NNN
Year 5 $00.00/RSF NNN
Year 6 $00.00/RSF NNN
Year 7 $00.00/RSF NNN
Year 8 $00.00/RSF NNN
Year 9 $00.00/RSF NNN
Year 10 $00.00/RSF NNN
14. Additional Rent
If a triple net NNN lease, please specify the Additional Rent (Tax & Operating Expenses) to
be paid by Tenant during the Lease Term. Tenant requires the following as it relates to
Landlord’s method of handling Tax & Operating Expenses:
a. There shall be a five percent (5%) per annum non-cumulative cap on all controllable
b. Consistency shall be used with all methods in calculating the Tax & Operating
c. Generally accepted accounting principles shall be consistently applied in calculating the
Tax & Operating Expenses.
Tenant shall be able to identify appropriate exclusions from the Operating Expenses in the
Lease negotiations. Landlord will provide Tenant with a statement of actual operating
expenses incurred by Landlord for a calendar year no later than ninety (90) days after the
calendar year end. Tenant may examine, audit and copy Landlords records.
Please provide a line item breakdown of operating expenses as follows: 2008 – actual,
20___ - actual, 20___ - actual.
Please propose the lowest possible purchase price and terms and conditions under which
landlord would be willing to sell the property at this current point in time. Please propose
possible purchase options in the future, and/or right of first refusal to purchase the property.
Please indicate the nature and extent of concessions that Landlord would be willing to
provide to Tenant (i.e. Free Rent, Moving Allowance, Cabling Allowance, Furniture
Allowance, Building Equity etc.).
17. Space Planning
Tenant will work with a space planner in the development of preliminary space plans for the
short list of buildings under consideration. Tenant’s space planner will define all of Tenant’s
space requirements and will then use that information to develop preliminary office layouts
for each short listed building. We are requesting that Landlord assume responsibility for the
costs of the preliminary space planning effort (estimated at $0.10/RSF) whether the building
is ultimately selected or not. Please confirm your agreement to reimburse Tenant for the
space planner's work.
Finally, please confirm that the Landlord will not impose any charge for the review and
approval of Tenant’s plans.
18. Base Building
Landlord shall be responsible to deliver the Building structural systems; roof system;
plumbing systems (to include all connections and distribution of plumbing to internal
appliances); window systems; window covering; elevator systems; restrooms; the base
building HVAC mechanical systems; the base building electrical systems; and the fire and
life safety systems free from latent and structural defects, in good and proper working order
and in full compliance with all laws, building codes and ordinanceswhich govern the use
and occupancy of office buildings.
19. Tenant Improvement Allowance
Please state the most competitive Tenant Improvement Allowance, on a per square foot
basis, that Landlord shall provide or propose a “turn-key” build out based on a mutually
agreeable floor plan to be determined. Landlord shall provide an $________ per rentable
square foot Tenant Improvement Allowance.
Said allowance may be used for all customary hard and soft construction costs associated
with design and construction of the Premises and the purchase and/or installation of:
a. Data / telecommunications cabling and equipment;
b. Furniture, fixtures and equipment;
c. Other specialty trade fixtures and equipment to include security;
d. Moving expenses of any kind or nature.
It is that Tenant shall at all times remain the lawful possessor and owner of all the
aforementioned specialty items listed in a. though c. above which are funded via the Tenant
20. Construction Process
Tenant, at Tenant’s sole discretion shall have the right to control the Tenant Improvement
process or to allow the Landlord to control the Tenant Improvement process. Landlord shall
control the Tenant Improvement Process.
In the event Tenant elects to have Landlord control the construction process, Landlord shall
work with Tenant on an “open book” basis and shall allow the Tenant to be involved in the