FINANCING OF TENANT IMPROVEMENTS
First Claim
1. A method, comprising the steps of:
- leasing a space from a landlord to a tenant under a space lease, the verb “
leasing”
meaning “
granting to another, or receiving a grant of from another, or taking hold of or holding by a lease from another, the possession and use of real or personal property, in return for present payment of or an obligation to pay rent or other consideration”
;
leasing tenant improvements to the space from a special purpose entity to the tenant under an improvements lease that is distinct from the space lease the special purpose entity being a legal entity owned under tax accounting rules by a landlord of the space, the special purpose entity owning the improvements lease;
development of the tenant improvements being financed by the special purpose entity, the special purpose entity being capitalized by;
(a) an equity investment by the landlord of at least three percent of the value of the tenant improvements and (b) debt issued by the special purpose entity of at least about eighty percent of the value of the tenant improvements, the debt being non-recourse against the special purpose entity, the landlord and the improvements and being secured by an absolute obligation of the tenant;
receiving a rent payment from the tenant to the special purpose entity under the improvements lease, the rent payments under the improvements lease having a present value at least equal to a value of the improvements at a time of commencement of the improvements lease;
the improvements lease being structured together with the space lease to support an accounting conclusion that the space lease and improvements lease are to be considered together as a single lease and classified as an operating lease under financial accounting rules or a true lease under tax accounting rules, financial statements of the special purpose entity being consolidated with financial statements of the landlord, rent payments under the improvements lease being fully tax deductible to the tenant;
at least some portion of the improvements lease being or having been performed by processing data in a non-transitory memory of a computer.
11 Assignments
0 Petitions
Accused Products
Abstract
Methods for lease financing of tenant improvements. Improvements to a lease space are leased from a special purpose entity to a tenant under an improvements lease distinct from the space lease. The special purpose entity may be a legal entity owned under tax accounting rules by a landlord of the space. Financial statements of the special purpose entity may be consolidated with the financial statements of the landlord. The special purpose entity may be capitalized by: (a) an equity investment by the landlord of at least three percent of the value of the tenant improvements and (b) debt issued by the special purpose entity of at least about eighty percent of the value of the tenant improvements, the debt being non-recourse against the special purpose entity, the landlord and the improvements and being secured by an absolute obligation of the tenant. The special purpose entity owns the improvements lease. Development of the tenant improvements may be financed by the special purpose entity. Rent payments under the improvements lease may have a present value at least equal to a value of the improvements at a time of commencement of the improvements lease. The improvements lease may be structured together with the space lease to support an accounting conclusion that the space lease and improvements lease are to be considered together as a single lease and classified as an operating lease. Rent payments under the improvements lease may be fully tax deductible to the tenant.
19 Citations
205 Claims
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1. A method, comprising the steps of:
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leasing a space from a landlord to a tenant under a space lease, the verb “
leasing”
meaning “
granting to another, or receiving a grant of from another, or taking hold of or holding by a lease from another, the possession and use of real or personal property, in return for present payment of or an obligation to pay rent or other consideration”
;
leasing tenant improvements to the space from a special purpose entity to the tenant under an improvements lease that is distinct from the space lease the special purpose entity being a legal entity owned under tax accounting rules by a landlord of the space, the special purpose entity owning the improvements lease;
development of the tenant improvements being financed by the special purpose entity, the special purpose entity being capitalized by;
(a) an equity investment by the landlord of at least three percent of the value of the tenant improvements and (b) debt issued by the special purpose entity of at least about eighty percent of the value of the tenant improvements, the debt being non-recourse against the special purpose entity, the landlord and the improvements and being secured by an absolute obligation of the tenant;
receiving a rent payment from the tenant to the special purpose entity under the improvements lease, the rent payments under the improvements lease having a present value at least equal to a value of the improvements at a time of commencement of the improvements lease;
the improvements lease being structured together with the space lease to support an accounting conclusion that the space lease and improvements lease are to be considered together as a single lease and classified as an operating lease under financial accounting rules or a true lease under tax accounting rules, financial statements of the special purpose entity being consolidated with financial statements of the landlord, rent payments under the improvements lease being fully tax deductible to the tenant;
at least some portion of the improvements lease being or having been performed by processing data in a non-transitory memory of a computer.
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2. A method, comprising the steps of:
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leasing a space from a landlord to a tenant under a space lease, the verb “
leasing”
meaning “
granting to another, or receiving a grant of from another, or taking hold of or holding by a lease from another, the possession and use of real or personal property, in return for present payment of or an obligation to pay rent or other consideration”
;
leasing improvements to the space to the tenant under an improvements lease that is distinct from the space lease, the improvements lease being structured together with the space lease to support an accounting conclusion that the space lease and improvements lease are to be considered together as a single lease and classified as an operating lease under financial accounting rules or a true lease under tax accounting rules;
at least some portion of the improvements lease being or having been performed by processing data in a non-transitory memory of a computer. - View Dependent Claims (3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 126, 127, 128, 129, 204, 205)
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28. A computer, programmed:
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to solicit proposals from tenants for financing for tenant improvements to spaces leased by the respective tenants under respective space leases, each proposal offering terms for lease of tenant improvements to the corresponding space under an improvements that is lease distinct from the corresponding space lease, each improvements lease to be structured together with the corresponding space lease to support an accounting conclusion that the space lease and improvements lease are to be considered together as a single lease and classified as an operating lease under financial accounting rules or a true lease under tax accounting rules; and
to solicit offers of financing from lenders to the tenants'"'"' proposals, and notify the respective tenant and lender when an offer matches a proposal. - View Dependent Claims (29, 30)
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31. A method, comprising the steps of:
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leasing a space to a tenant, the verb “
leasing”
meaning “
granting to another, or receiving a grant of from another, or taking hold of or holding by a lease from another, the possession and use of real or personal property, in return for present payment of or an obligation to pay rent or other consideration”
; and
leasing improvements to the space from a special purpose entity to the tenant, a landlord of the space being the owner of, or lessor of the improvements to, the special purpose entity under tax accounting rules, financial statements of the special purpose entity being consolidated with financial statements of the landlord, rent payments under the improvements lease being fully tax deductible to the tenant;
at least some portion of the improvements lease being or having been performed by processing data in a non-transitory memory of a computer. - View Dependent Claims (32, 33, 34, 35, 36, 37, 38, 39, 40, 41, 42, 43, 44, 45, 46, 47, 48, 49, 50, 51, 52)
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53. A computer, programmed:
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to solicit proposals from tenants for financing for tenant improvements to spaces leased by the respective tenants under respective space leases, each proposal offering terms for lease of tenant improvements to the corresponding space under an improvements lease distinct from the corresponding space lease, each improvements lease providing for lease of tenant improvements from a special purpose entity to the tenants a landlord of the space being the owner of, or lessor of the tenant improvements to, the special purpose entity under tax accounting rules, financial statements of the special purpose entity to be consolidated with financial statements of the landlord, rent payments under the improvements lease to be fully tax deductible to the tenant;
to solicit offers of financing from lenders to the tenants'"'"' proposals, and notify the respective tenant and lender when an offer matches a proposal. - View Dependent Claims (54, 55)
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56. A method, comprising the steps of:
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leasing an interest in real estate from a special purpose entity to a tenant, the verb “
leasing”
meaning “
granting to another, or receiving a grant of from another, or taking hold of or holding by a lease from another, the possession and use of real or personal property, in return for present payment of or an obligation to pay rent or other consideration”
, the special purpose entity being a legal entity owned by a landlord of the real estate that includes the leased interest, the special purpose entity owning the lease of the leased interest, development of an asset underlying the leased interest being financed by debt issued by the special purpose entity, the debt being non-recourse against the special purpose entity, the landlord and the asset;
at least some portion of the lease being or having been performed by processing data in a non-transitory memory of a computer. - View Dependent Claims (57, 58, 59)
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60. A method, comprising the steps of:
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leasing a longer-lived asset and a shorter-lived asset to a lessee under two separate leases, the verb “
leasing”
meaning “
granting to another, or receiving a grant of from another, or taking hold of or holding by a lease from another, the possession and use of real or personal property, in return for present payment of or an obligation to pay rent or other consideration”
, rent payments under the lease of the shorter-lived asset having a present value at least equal to a cost of the shorter-lived asset at a time of commencement of the lease of the shorter-lived asset;
at least some portion of the lease to the shorter-lived asset being structured together with the lease to the longer-lived asset to support an accounting conclusion that the two leases are to be considered together as a single lease, classified as an operating lease under financial accounting rules or a true lease under tax accounting rules;
at least some portion of leasing the shorter-lived asset being or having been performed by processing data in a non-transitory memory of a computer. - View Dependent Claims (61, 62, 63, 64, 65, 66, 67, 68, 69, 70, 71, 72, 73)
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74. A method, comprising the steps of:
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leasing tenant improvements within a space from a special purpose entity to a tenant, the verb “
leasing”
meaning “
granting to another, or receiving a grant of from another, or taking hold of or holding by a lease from another, the possession and use of real or personal property, in return for present payment of or an obligation to pay rent or other consideration”
, the special purpose entity being a legal entity owned by a landlord of the space, the special purpose entity being capitalized by participations comprising;
(a) an equity investment by the landlord of at least three percent of the value of the tenant improvements and (b) debt issued by the special purpose entity for at least about eighty percent of the value of the tenant improvements;
at least some portion of the tenant improvements lease being or having been performed by processing data in a non-transitory memory of a computer. - View Dependent Claims (75, 76, 77, 78, 79, 80, 81, 82, 83, 84, 85, 86, 87, 88, 89, 90, 91, 92)
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93. A method, comprising the steps of:
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leasing an interest in a space from a special purpose entity to a tenant, the verb “
leasing”
meaning “
granting to another, or receiving a grant of from another, or taking hold of or holding by a lease from another, the possession and use of real or personal property, in return for present payment of or an obligation to pay rent or other consideration”
, the special purpose entity being a legal entity owned by a landlord of the building including the space, the building being divided for lease to multiple tenants, at least about 80% of the capitalization of the special purpose entity being a loan to the special purpose entity secured by an absolute obligation of the tenant;
at least some portion of the lease of the interest being or having been performed by processing data in a non-transitory memory of a computer. - View Dependent Claims (94, 95, 96, 97, 98, 99, 100, 101)
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102. A method, comprising the steps of:
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improving a space, financing for the improvements being provided by an entity other than a tenant of the space, financing for the improvements being obtained at the tenant'"'"'s cost of funds;
leasing the space from a landlord to the tenant under a space lease, the verb “
leasing”
meaning “
granting to another, or receiving a grant of from another, or taking hold of or holding by a lease from another, the possession and use of real or personal property, in return for present payment of or an obligation to pay rent or other consideration”
; and
leasing the improvements to the tenant under an improvements lease that is distinct from the space lease;
at least some portion of the improvements lease being or having been performed by processing data in a non-transitory memory of a computer. - View Dependent Claims (103, 104, 105, 106, 107, 108, 109, 110, 111, 112, 113, 114, 115, 116, 117, 118)
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119. A method, comprising the steps of:
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leasing an interest in real estate from a special purpose entity to a tenant, the verb “
leasing”
meaning “
granting to another, or receiving a grant of from another, or taking hold of or holding by a lease from another, the possession and use of real or personal property, in return for present payment of or an obligation to pay rent or other consideration”
, the special purpose entity being a legal entity distinct from a landlord of the real estate that includes the leased interest, the landlord having sufficient ownership in the special purpose entity to establish the landlord'"'"'s genuine economic risk in the lease, the special purpose entity owning the lease of the leased interest, development of an asset underlying the leased interest being financed by debt issued by the special purpose entity, the debt being non-recourse against the special purpose entity, the landlord and the asset;
at least some portion of the lease being or having been performed by processing data in a non-transitory memory of a computer, the data representing at least one of a group consisting of (a) the landlord, the (b) tenant, and (e) a primary investor, secondary investor, or lender, who contributed capital to the asset or to an entity owning the asset. - View Dependent Claims (120, 121, 122, 123, 124, 125)
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130. A method, comprising the steps of:
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leasing tenant improvements within a space from a special purpose entity to a tenant under a tenant improvements lease, the landlord of the space having sufficient ownership in the special purpose entity to establish the landlord'"'"'s genuine economic risk in the tenant improvements lease, the special purpose entity being capitalized by participations comprising;
(a) an equity investment by the landlord of at least three percent of the value of the tenant improvements and (b) debt issued by the special purpose entity for at least about eighty percent of the value of the tenant improvements;
at least some portion of the tenant improvements lease being or having been performed by processing data in a non-transitory memory of a computer, data processed by the computer representing at least one of a group consisting of (a) the landlord, (b) the tenant, and (c) a primary investor, secondary investor, or a lender, who contributed capital to the tenant improvements or to an entity owning the tenant improvements. - View Dependent Claims (131, 132)
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133. A method, comprising the steps of:
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receiving a rent payment under a lease of a space from a landlord to a tenant under a space lease;
receiving a rent payment under a lease of improvements to the space to the tenant under an improvements lease that is distinct from the space lease, the improvements lease being structured together with the space lease to support an accounting conclusion that the space lease and improvements lease are to be considered together as a single lease and classified as an operating lease under financial accounting rules or a true lease under tax accounting rules;
at least some portion of the improvements lease being or having been performed by processing data in a non-transitory memory of a computer, the data representing at least one of a group consisting of (a) the landlord, (b) the tenant, and (c) a primary investor, secondary investor, or lender, who contributed capital to the set or to an entity owning the improvements. - View Dependent Claims (134, 135, 136, 137, 138, 139)
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140. A method, comprising the steps of:
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receiving a rent payment under a lease of a space to a tenant; and
receiving a rent payment under a lease of improvements to the space from a special purpose entity to the tenant, a landlord of the space being the owner of, or lessor of the improvements to, the special purpose entity under tax accounting rules, financial statements of the special purpose entity being consolidated with financial statements of the landlord, rent payments under the improvements lease being fully tax deductible to the tenant;
at least some portion of the improvements lease being or having been performed by processing data in a non-transitory memory of a computer, data processed by the computer representing at least one of a group consisting of the landlord, the tenant, a dollar amount of a transaction, and a loan purchaser. - View Dependent Claims (141, 142, 143, 144, 145, 146, 147)
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148. A method, comprising the steps of:
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receiving a rent payment under leases of a longer-lived asset and a shorter-lived asset to a lessee under two separate leases, rent payments under the lease of the shorter-lived asset having a present value at least equal to a cost of the shorter-lived asset at a time of commencement of the lease of the shorter-lived asset;
the lease to the shorter-lived asset being structured together with the lease to the longer-lived asset to support an accounting conclusion that the two leases are to be considered together as a single leases classified as an operating lease under financial accounting rules or a true lease under tax accounting rules;
at least some portion of leasing the shorter-lived asset being or having been performed by processing data in a non-transitory memory of a computer, data processed by the computer representing at least one of a group consisting of a lessor, the lessee, a dollar amount of a transaction, and a loan purchaser. - View Dependent Claims (149, 150, 151, 152, 153)
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154. A method, comprising the steps of:
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receiving a rent payment under a lease of tenant improvements within a space from a special purpose entity to a tenant, the landlord having sufficient ownership in the special purpose entity to establish the landlord'"'"'s genuine economic risk in the tenant improvements lease, the special purpose entity being capitalized by participations comprising;
(a) an equity investment by the landlord of at least three percent of the value of the tenant improvements and (b) debt issued by the special purpose entity for at least about eighty percent of the value of the tenant improvements;
at least some portion of the tenant improvements lease being or having been performed by processing data in a non-transitory memory of a computer, data processed by the computer representing at least one of a group consisting of (a) the landlord, (b) the tenant, (c) a dollar amount of a transaction, and (d) a loan purchaser. - View Dependent Claims (155, 156, 157)
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158. A method, comprising the steps of:
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receiving a rent payment under a lease of an interest in a space from a special purpose entity to a tenant, the special purpose entity being a legal entity owned by a landlord of the building including the space, the building being divided for lease to multiple tenants, at least about 80% of the capitalization of the special purpose entity being a loan to the special purpose entity secured by an absolute obligation of the tenant;
a least some portion of the lease of the interest being or having been performed by processing data in a non-transitory memory of a computer, data processed by the computer representing at least one of a group consisting of the landlord, the tenant, a dollar amount of a transaction, and a loan purchaser. - View Dependent Claims (159, 160)
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161. A method, comprising the steps of:
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improving a space, financing for the improvements being provided by an entity other than a tenant of the space, financing for the improvements being obtained at the tenant'"'"'s cost of funds;
receiving a rent patent under a lease of the space from a landlord to the tenant under a space lease; and
receiving a rent pay ent under a lease of the improvements to the tenant under an improvements lease that is distinct from the space lease;
at least some portion of the improvements lease being or having been performed by processing data in a non-transitory memory of a computers data processed by the computer representing at least one of a group consisting of the landlord, the tenant, a dollar amount of a transaction, and a loan purchaser. - View Dependent Claims (162, 163, 164, 165, 166, 167, 168, 169, 170, 171)
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172. A method, comprising the steps of:
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receiving a rent payment under a lease of an interest in real estate from a special purpose entity to a tenant, the special purpose entity being a legal entity distinct from a landlord of the real estate that includes the leased interest, the landlord having sufficient ownership in the special purpose entity to establish the landlord'"'"'s genuine economic risk in the lease, the special purpose entity owning the lease of the leased interest, development of an asset underlying the leased interest being financed by debt issued by the special purpose entity, the debt being non-recourse against the special purpose entity, the landlord and the asset;
a least some portion of the lease being or having been performed by processing data in a non-transitory memory of a computer, data processed by the computer representing at least one of a group consisting of the landlord, the tenant, the special purpose entity, a dollar amount of a transaction, and a loan purchaser. - View Dependent Claims (173, 174, 175, 176, 177, 178)
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179. A method, comprising the steps of:
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leasing a space from a landlord to a tenant under a space lease, the verb “
leasing”
meaning “
granting to another, or receiving a grant of from another, or taking hold of or holding by a lease from another, the possession and use of real or personal property, in return for present payment of or an obligation to pay rent or other consideration”
;
leasing improvements to the space to the tenant under an improvements lease that is [a] distinct from the space lease and [b] structured together with the space lease to support an accounting conclusion that [b][1] the space lease and improvements lease are to be considered together as a single lease and [b][2] classified as an operating lease under financial accounting rules or a true lease under tax accounting rules, and [c] at least some portion of the improvements lease being or having been performed by processing data in a non-transitory memory of a computer.
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180. A method, comprising the steps of:
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leasing a space from a landlord to a tenant under a space lease, the verb “
leasing”
meaning “
granting or maintaining a grant to another, or receiving a grant of from another, or taking hold of or holding by a lease from another, the possession and use of real or personal property, in return for present payment of or an obligation to pay rent or other consideration”
;
leasing improvements to the space to the tenant under an improvements lease that is distinct from the space lease;
the improvements lease and the space lease being consolidated together as a single operating lease under financial accounting rules or a true lease under tax accounting rules;
at least some portion of soliciting, originating, managing, or analyzing the improvements lease being or having been performed by processing data in a non-transitory memory of a computer.
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181. A computer system, comprising:
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hardware and software designed to assist a tenant in entering an improvements lease, the improvements lease to grant the tenant possession and use of improvements to a space leased to the tenant under a space lease that is distinct from the improvements lease;
a non-transitory memory storing data providing that the space lease and improvements lease are to be consolidated together as a single lease for financial accounting; and
a non-transitory memory storing data providing that, for financial accounting, the consolidated lease is to be treated as an operating lease under financial accounting rules or a true lease under tax accounting rules.
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182. One or more non-transitory memories, having stored thereon computer programs and/or data to cause at least one computers to:
process a payment on a lease for improvements to a space, financing for the improvements being provided by an entity other than a tenant of the space, financing for the improvements being obtained at the tenant'"'"'s cost of funds, the space being leased from a landlord to the tenant under a space lease, the improvements lease being distinct from the space lease, at least some portion of the programs and/or data reflecting a characteristic of the improvements lease or the interrelationship between the space and improvements leases.
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183. A method comprising the steps of:
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processing data in a non-transitory memory of a computer, the processing reflecting paying or receiving a payment on a lease granting rights to use tenant improvements to a tenant, the tenant improvements being improvements to a space leased to the tenant, financing or ownership of the tenant improvements being distinct from financing or ownership of the space, an amount of the payment payable to a tenant improvements payee for lease of the tenant improvements being segregable from an amount payable to a distinct space payee for lease of the space, the segregation reflecting the distinct ownership or financing, the lease of the improvements and the lease of the space lease being structured to support an accounting conclusion that the leasing of the space lease and the leasing of the tenant improvements are to be considered together as a single lease and classified as an operating lease under financial accounting rules or a true lease under tax accounting rules;
the processed data representing at least one of a group consisting of (a) the lessor of the space, (b) the lessor of the tenant improvements, (c) the tenant, and (d) a primary investor, secondary investor, or lender, who contributed capital to the improvements or to an entity owing the improvements. - View Dependent Claims (184, 185, 186, 187, 188, 189, 190, 191, 192)
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193. A method comprising the steps of:
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processing data in a non-transitory memory of a computer, the processing reflecting paying or receiving a payment on a lease granting rights to use a shorter-lived asset to a lessee, the shorter-lived asset being functionally related to a longer-lived asset also leased to the lessee, financing or ownership of the shorter-lived asset being distinct from financing or ownership of the longer-lived asset, an amount of the payment payable by the lessee to a payee for the shorter-lived asset for lease of the shorter-lived asset being segregable from an amount payable by the lessee to a distinct payee for lease of the longer-lived asset, the segregation reflecting the distinct ownership or financing, the segregable payment stream directed to the shorter-lived asset having a present value at least equal to a cost of the shorter-lived asset at a time of commencement of the lease covering the shorter-lived asset;
at least some portion of the lease to the shorter lived asset being structured together with the lease to the longer-lived asset to support an accounting conclusion that the two leases are to be considered together as a single lease, classified as an operating lease under financial accounting rules or a true lease under tax accounting rules. - View Dependent Claims (194, 195, 196)
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197. A method comprising the steps of:
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processing data in a non-transitory memory of a computers the processing reflecting paying or receiving a payment on a lease granting rights to use tenant improvements to a tenant, the tenant improvements being improvements to a space leased to the tenant, financing or ownership of the tenant improvements being distinct from financing or ownership of the space, an amount of the payment payable to a tenant improvements payee for lease of the tenant improvements being segregable from an amount payable to a distinct space payee for lease of the space, the segregation reflecting the distinct ownership or financing;
financing for the tenant improvements being provided by an entity other than a tenant of the space, financing for the tenant improvements being obtained at the tenant'"'"'s cost of funds;
the processed data representing at least one of a group consisting of (a) the lessor of the space, (b) the lessor of the tenant improvements, (c) the tenant, and (d) a primary investor, secondary investor, or lender, who contributed capital to the improvements or to an entity owing the improvements. - View Dependent Claims (198, 199, 200, 201, 202, 203)
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Specification