Best practices: Do you provide Tenants with construction spec sheet to define "warm shell"?
I'm working on a fairly large office deal (\~50k SF) and Landlord is delivering the space as "warm shell". It is new construction and won't be completed until 2022 so it's unlikely that we will have working drawings before lease is signed. I would usually lean on the architect for this but they are tied up getting the project through the entitlement process and this spec list is holding my deal up. 

I've always felt the definition of warm shell is a bit subjective and can vary considerably depending on the class of office space. Does anyone have boilerplate construction specifications they use as a starting point? If so, would you be willing to share an example with me? 

The buildout costs on this office are likely going to exceed $100/SF so I want to get the details right because one vague reference to light bulbs could be a $50k problem later on. Plus, I still have another 30k SF left to lease so I need to provide a spec list to all Tenants anyway to make negotiations go faster. 

I'm looking for a list that says something like....Install drop ceiling grid 10' high with 2x2 acoustical tiles and 2x2 LED troffers no less than every 150 SF...something along those lines that can be elaborated upon.  If the Tenant wants something above and beyond, I assume its standard to make the ceiling/lighting package a line item and the Tenant covers any extra cost?

&amp;#x200B;

TIA for guiding me through my analysis paralysis!
[{"id": "f56imw7", "text": "Yes I provide a work letter with all of that detailed. It becomes an exhibit of the lease.", "replies": [{"id": "f57a322", "text": "Awesome, thank you. Would you be willing to share that work letter with me? \n\nI do very little new construction pre-leasing so all of the work letters I have are focused around second gen space.", "replies": [{"id": "f57bwjn", "text": "Send me a DM with your email and I'll send you a sample", "replies": [], "depth": 3}], "depth": 2}, {"id": "f5809ae", "text": "This is exactly what we do. For the past 2-3 jobs I've had, this seems to be the standard procedure when we develop.", "replies": [], "depth": 2}], "depth": 1}, {"id": "f56oprt", "text": "You could also create a matrix and have a column with all the components of the build on the left and then next to it a column for LL responsibility and a column for TT responsibility.  Put X\u2019s in for who owns what.  Then negotiate around gray areas.   Similar to a work letter but easier to read and discuss.  It could even be an exhibit to the work letter exhibit.", "replies": [{"id": "f57ahad", "text": "Thank you, that\u2019s a great idea. Now that I think about it, some of my corporate tenant rep assignments always submit a TI checklist in excel  format as part of the offer process. Maybe I can pull components out of that to create one for shell office space. Thanks again!", "replies": [], "depth": 2}], "depth": 1}, {"id": "f56p0u9", "text": "Ya, always provide. Don\u2019t want them going over budget on buildout and not opening", "replies": [{"id": "f57ay13", "text": "That\u2019s my fear! This buildout could exceed $5M so I\u2019m hoping to be as detailed as possible on the front end to avoid any catastrophes later on. Thanks!", "replies": [{"id": "f57ip5d", "text": "Definitely. Make sure to have the GC compare the  the LL work letter to the buildout the tenant requires. Franchiser or corporate should definitely have one. Make sure multiple contractors WALK the space and give quotes. \n\nDefinitely push for more action up front otherwise everything will be fucked up later on potentially.\n\nAlso have them check with city to get better permit estimate.", "replies": [], "depth": 3}, {"id": "f57ocfw", "text": "Always error on the side of including less on the landlord base building description (if representing the LL). You can always add more to a bare bones base buildout description, but you can't easily take stuff back once the expectation has been set.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "f57wxhl", "text": "You better...", "replies": [], "depth": 1}, {"id": "f582qg9", "text": "I probably should have put my request first but I\u2019m looking for example work letter/spec sheets for first generation office space if anyone has an example they could send over. Thanks", "replies": [], "depth": 1}, {"id": "f58byrp", "text": "If the landlord hasn\u2019t provided or defined anything yet just put together your own work letter defining your request to be included as an exhibit in the lease. \n\nI work for a large landlord in the retail sector and our \u201cwhite box\u201d work letter that has been included in many leases is just a one page document that I typed up defining who provides what. \n\nWhen putting together your request obviously  consider the cost of the buildout but also consider the construction risk of certain items. Much of what tenants request from us are items that have long lead items, or complicated/variable permitting processes.", "replies": [], "depth": 1}, {"id": "f58rqto", "text": "Good question OP, good feedback forum", "replies": [], "depth": 1}, {"id": "f59btig", "text": "As a Landlord rep, I'd provide a summary of deliverables in a simple table format, similar to what another guy suggested above. This table clearly defines what the landlord deems as \"warm shell\" and this will form part of the lease offer and contract of lease later on. A disclaimer is also included to remind the tenant that changes may happen but appropriate notice shall be given by the landlord.", "replies": [], "depth": 1}]