Retail strip and neighborhood shopping center construction requires balancing flexible shell delivery conditions with rigid municipal parking code ratios. Understanding the technical demarcation between Landlord Work and Tenant Work is the single greatest factor in preventing post-lease landlord change orders.
Shell Delivery Conditions: Cold Dark Shell vs. Warm Vanilla Box
| Component | Cold Dark Shell (CDS) | Warm Vanilla Box (WVB) |
|---|---|---|
| Floor Slab | Crushed rock base or gravel (dirt floor for tenant plumbing) | Finished smooth-troweled 4" concrete slab |
| Perimeter Walls | Exposed metal studs or bare masonry/tilt-wall | Drywall installed, taped, floated, and primed |
| Ceiling | Exposed bar joists and underside of metal deck | 2x4 or 2x2 Acoustical ceiling tile (ACT) grid installed |
| HVAC Delivery | Rooftop curb set only; tenant provides unit and ductwork | Packaged RTU installed, ducted with diffuser drops (1 ton per 300-350 SF) |
| Electrical | Empty 200A-400A disconnect panel at rear of suite | Panel complete with basic code lighting and perimeter duplex outlets |
| Plumbing | Capped water and sanitary line stubbed at suite rear | Fully trimmed, code-compliant ADA-compliant restroom installed |