Many terms are used to describe the construction condition under which a landlord is providing space to a tenant – white box, vanilla shell, cold shell, warm shell, etc.  Shell condition will generally include electrical, fire sprinklers, & HVAC services distributed to the premises, finished drywall ready for paint, ceiling grid and lighting delivered to the premises, and window coverings installed, among other things, but nonetheless it should always be described in detail in the lease agreement to ensure that all parties are in agreement with their expectations.