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Structuring Data Center Leases and Service Level Agreements
Trends in Data
Center Leasing
Aaron L. Pawlitz
apawlitz@lewisrice.com
INTRODUCTION
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Some of the “Basics”
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What does a data center look like? (Continued)
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What are Data Center Leases “All About”?
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FIVE TRENDS RELATED TO DATA CENTERS
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Growth of Global Data Center Relevance and Traffic
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Continued Global Data Center Virtualization
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The “Internet of Everything”
The quantity and complexity of communications among
people, data, and machines are rapidly increasing.
Cisco estimates:
• That machine-to-machine connections will grow from 2012 to 2022 at a
rate that is twenty-two times faster than the increase in the global
population over that period, and
• That by 2022, there will be 84 trillion data transmissions per year from
machines to other machines.
15
Increased Expectations Regarding Connectivity
Consumers of data storage and transmission services will
continue to demand improvements, world-wide, in
“connectivity”.
16
Technology
Issues Driving
Lease Terms
and Needs
Aaron L. Pawlitz
Remember “the Basics”?
Prominent, Unique Data Center Features:
• The importance of access to uninterrupted power;
• The importance of the space’s climate (temperature and humidity);
• The importance of the space’s data connectivity and data security;
• The importance of access issues (physical security); and
• The importance of the space’s physical integrity (think: natural disaster).
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Types of Equipment in a Data Center:
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Types of Equipment in a Data Center (Continued)
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Power
Electricity powers servers.
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Climate
Servers function most optimally under controlled temperature
and humidity circumstances.
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Physical Integrity
Enterprise/wholesale
Retail
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Enterprise/Wholesale Users
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Retail Users
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Types of Data Center Leases
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NNN
Sophisticated users
Lease of building or autonomous suite
All fiber connections, utilities and
maintenance services procured by tenant
Tenant or landlord may own facility
infrastructure (often depends on cost of
capital), but tenant maintains
• If tenant owns, then landlord should require
tenant to adhere to a maintenance schedule
31
NNN cont’d
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Powered Core and Shell
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Powered Core and Shell cont’d
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Wholesale Colocation
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Wholesale Colocation cont’d
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Retail Colocation
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Managed Hosting and Cloud Services
NOT leases
Managed hosting
• Provider owns and maintains the IT gear
• User provides and updates its own software
Cloud/SaaS
• Provider provides and updates software
39
Data Center Leasing
© 2011 Cooley LLP, Five Palo Alto Square, 3000 El Camino Real, Palo Alto, CA 94306
The content of this packet is an introduction to Cooley LLP’s capabilities and is not intended, by itself, to
provide legal advice or create an attorney-client relationship. Prior results do not guarantee future outcome.
Overview
41
www.cooley.com
Data Center Types
Availability Requirements
Cost of downtime to the business
Cost of redundancy and other protections
Failover to other site?
42
www.cooley.com
Electricity
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www.cooley.com
Telecom
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Security and Access
45
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Data Center Rules and Regulations
46
www.cooley.com
Colocation, Subleasing
Sublease
Typically requires landlord approval
Share excess rents
Legal fees for consents
47
www.cooley.com
Expansion Rights
48
www.cooley.com
Alternative Contract Structures
Service Levels
Mark Petry, Cooley LLP
© 2011 Cooley LLP, Five Palo Alto Square, 3000 El Camino Real, Palo Alto, CA 94306
The content of this packet is an introduction to Cooley LLP’s capabilities and is not intended, by itself, to
provide legal advice or create an attorney-client relationship. Prior results do not guarantee future outcome.
Service Level Overview
Service Levels
Power
Environmental
Others (Staffing, Notice, Security, etc.)
Monitoring and Measuring
Remedy
Exclusions
51
www.cooley.com
Service Level: Power
• Power availability
Primary
Back-up
Immediate fail-over
52
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Service Level: Environmental
53
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Service Levels: Other
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Monitoring, Measuring, Reporting
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Service Level Remedy
Abatement or Credit
56
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Abatement Examples
Abatement
For any power outage in a day, tenant gets 1-4 days
credit on base rent
For any temp/rh issue lasting longer than 60-90
minutes, tenant gets 1 day credit on base rent
Typically more credits for power and less for temp/rh
Applied toward next monthly invoice
57
www.cooley.com
Service Level Credit Example
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Service Level Credit Example
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Exclusions
Force majeure
Utility interruption
UPS
Redundancy
Scheduled Maintenance
Notice, window, off-peak hours
Tenant or tenant contractor caused problem
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