Addendum

TXR 2111 — Commercial Lease Construction Addendum - Landlord to Complete Construction

TXR 2111 is a construction addendum for commercial leases where the landlord is responsible for completing tenant improvements. It establishes the scope of improvements (a listed scope or improvements the tenant specifies by a deadline), the deadline to notify the tenant of the total cost, a maximum cost above which the lease terminates unless a party agrees to pay the excess, the landlord's share of the cost, construction quality standards, tenant inspection rights, and acceptance of the completed premises (the Commercial Lease Acceptance Form, TXR 2113, may be used).

Source: TXR
Form Number: 2111
Category: Addendum
Revised: April 1, 2018

Used For

COMMERCIAL_LEASING

Form Outline

The TXR 2111 form is organized into the following sections:

  1. Addendum Header
    "ADDENDUM TO THE COMMERCIAL LEASE BETWEEN THE UNDERSIGNED PARTIES CONCERNING THE LEASED PREMISES AT ___". The premises are repeated in the running header of page 2 ("Leasehold Construction Addendum concerning ___").
  2. A. Scope of Improvements
    "A. On or before ___, Landlord will substantially complete the improvements to the leased premises as described below." then one of two boxes: "❑ (1) Landlord will complete the following improvements: ___" (unruled space) or "❑ (2) On or before ___, Tenant will specify in a separate written notice to Landlord the improvements that Tenant desires Landlord to complete."
  3. B. Cost of the Improvements
    "B. On or before ___, Landlord will notify Tenant of the total cost to complete the improvements described in Paragraph A … The total cost to complete the improvements may not exceed ___ (maximum cost). Landlord will pay ___ of the cost to complete the improvements and Tenant will pay the remainder. If the total cost … exceeds the maximum cost, the lease will terminate … unless a party notifies the other party within ___ days after Landlord notifies Tenant of the cost to complete the improvements that it will pay the excess."
  4. C. Tenant Payment Timing
    Print only: unless otherwise agreed in writing, any amount Tenant must pay under this addendum is paid to Landlord before construction commences.
  5. D. Construction Standards
    Print only: construction by trained and qualified persons in a good workman-like manner, complying with building codes, ordinances, regulations and statutes (ADA, Architectural Barriers); Landlord obtains any required certificate of occupancy.
  6. E. Inspection and Acceptance
    Print only: Tenant may inspect during construction and object to deficiencies in writing; on completion Tenant acknowledges acceptance in writing (TXR 2113 may be used).
  7. F. Delay
    Print only: Paragraph 3B of the lease governs any delay in commencement or occupancy caused by the construction.
  8. G. Special Provisions
    "G. Special Provisions:" followed by unruled space on page 2 (about twenty lines).
  9. Signatures
    "Landlord: ___" and "Tenant: ___" (two lines each), then two signer blocks per side: "By: ___", "By (signature): ___", "Printed Name: ___", "Title: ___". No Date lines. Signature lines are e-sign tabs placed when the document is sent.

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