shell and vanilla shell? (landlord, building, negotiate, determine)

[LingLing]

If I walk into a two story building, rented a 2500 sf space. The only thing it has is four walls surrounding it and a concrete floor. No internal walls, no plumbing, no ac, no electrics, nothing. The concrete floor has to be destroyed during the internal build up due to pluming. Is it a shell or vanilla shell? What is the difference?

[BobKovacs]

That's true "shell" space. Typically a "vanilla shell" or "warm white box" will have a ceiling (at least grid, and usually tile), lights on a pre-determined spacing, and HVAC ducting and outlets in the grid. In some cases, it may also include a bathroom. Each landlord generally has their own take on what's included in the lease, so it'll vary from site to site. Also, if the ceiling, lights, etc., are included in the lease, but you plan on using a different grid, different lighting, and so on, you can sometimes negotiate to have those items backed out of the lease. You'll typically get 50 cents on the dollar (or less) of what they're worth, but it's better than having to tear out brand new stuff on day one.

If you don't mind me asking, what town are you looking at space in?

[LingLing]

Thank you so much! we are looking at a medical office building in Ft. Pierce.