Office suites are typically built-to-suit the need of individual tenants prior to move-in. Alterations including the installation of communications systems, music systems or security systems, which involve any connection to the building electrical systems or building structure itself must comply with the provisions of your lease and are subject to advanced approval by Building Management.
Should you require these services, please notify Building Management in writing. You will be notified of any additional information that may be required for approval to proceed with alterations. Once approved, you will be notified in writing by the Property Manager. Under no circumstances will alterations be permitted without approval in advance from the Property Manager.
If remodeling is decorative only (e.g., painting, re-carpeting or rearrangement of temporary office partitions), and does not involve significant alterations, we will suspend or accelerate maintenance and cleaning, and help in any way we can. Construction personnel requiring use of an elevator for all inter-floor movement must contact Building Management to “lock-off” a freight elevator for the activity in advance. This allows us to help facilitate your movement of building materials and protect the elevator cab finishes.
Construction firms, electricians, plumbers and personnel providing remodeling or Repair services must be approved by Building Management.
Building Management maintains a list of qualified contractors who have performed work in the building and fulfilled the requirements listed below. If you prefer to use a contractor who is not pre-qualified, please contact Building Management for approval. The following is a list of essential documentation and information required from each contractor prior to execution of any work within the property.
All contractors must be licensed in the jurisdiction of the property location to perform their trade work. All required permits must be obtained prior to the start of work and copies provided to the Property Manager.
All contractors must have a Certificate of Insurance on file with Building Management before execution of any work. This certificate must name the required entities as additional insured with coverage for workmen’s compensation, general liability and personal property damage in accordance with your buildings work rules. If you have any questions regarding the building work rules, please contact your Property Manager.
All contractors must provide proof of financial security satisfactory to Landlord in order to ensure that the premises shall be kept free from mechanic’s or materialman’s liens. In addition, contractors and/or tenants must obtain all permits, approvals and certificates required by governmental or quasi-governmental bodies. Upon completion, certificates of final approval must be obtained. Duplicates of all such permits, approvals, and certificates must be delivered to Building Management as soon as they become available.
Contractor Work Rules
The purpose of these Rules and Regulations is to inform the Contractors of their responsibility to this property during construction or remodeling of tenant spaces. It should be understood that the General Contractor is totally responsible for the action of its employees and subcontractors, and their compliance with these Rules and Regulations. At all times, General Contractor’s personnel should be aware that this property is not a construction site, but rather an occupied office building and therefore appropriate precautions to protect the property, the tenants, and the business atmosphere must be adhered to.
The scope of these Rules and Regulations shall include, but not be limited to the following:
All general and subcontractors must provide a current certificate of insurance evidencing adequate workman’s comp, liability and property damage coverage.
Work to be performed by any contractor within the property must be scheduled in advance and coordinated through Building Management. All contractors must check in with the Building Management and obtain a Contractor Identification Badge on a daily basis.
24-hour notice shall be requested from Building Management when any work involving the Fire/Life Safety systems is required. Any damage to the common areas, corridors, restrooms, elevators, etc., will be repaired by the General Contractor at the Contractor’s expense.
Construction areas are to be secured against unauthorized entry at all times. When the project is complete, General Contractor will provide three (3) sets of as-builts and Operations and Maintenance manuals to the Property Manager.
Contractors will provide their own means of debris storage and removal. Contractor’s dumpster must be placed in the loading dock area with prior approval from Building Management as to specific placement.
Debris must not spill or be left around dumpster. Contractor is responsible for cleanliness of the area. Dumpster must not overflow. Management reserves the right to require Contractor to remove the dumpster with 24-hour notice.
Demolition debris can only be removed from the building after 7:00 p.m. or before 7:00 a.m., except on weekends. The freight elevator must be reserved in advance by calling Building Management. Paint and patching materials shall not be disposed of through the building’s plumbing. Disposal of these materials, as well as oil-soaked rags, shall be accomplished in accordance with established guidelines for these materials.
Contractor will provide floor, wall and ceiling protection from the freight elevator to the entrance of the suite to be remodeled. The type of protection is to be masonite, with the ends taped together to prevent passers-by from tripping.
Protection will be provided by Contractor for the freight elevator doorframe on the floor to be remodeled. Protection will consist of carpet strips secured to the doorframe from the floor to the top of the frame such that no markings are left on the door frames when protection is removed.
All carpet and elevator protection should be installed prior to demolition or remodeling. Protection shall be maintained in a clean, safe manner and be left in-place until the job is completed.
Contractor shall correct and repair damages at their own cost.
Noise and Noxious Odors
Particularly noisy work such as core drilling (or fume producing work such as oil-based painting) must be coordinated with Building Management and performed after 7:00 p.m. or before 7:00 a.m. on weekdays or at anytime during weekends.
Odor producing work such as staining of doors must be coordinated with Building Management so action can be taken to dissipate fumes, address the smoke detectors by coordinating with Management’s requirements, and arrange for additional security, if necessary. If security is necessary, Contractor is to pay for said cost.
If Contractor or Subcontractor’s personnel use radios or tape players, they must be turned down to a level not audible in any occupied or public areas. No loud or obscene language will be tolerated, and violators will be asked to leave the property.
General Contractor must provide to Building Management an MSDS list of all chemical compounds and materials to be used during construction.
Egress and Ingress
All movement of materials in or out of the building will be through the loading dock and service corridors. The loading dock is located behind each building.
All movement of materials onto the tenant floors will be through the freight elevator only. No passenger elevators are to be used. The freight elevator may be used for small material movement during business hours if prior approval is given by Building Management.
Large material deliveries or debris removal must be coordinated with Building Management and performed before 7:00 a.m. or after 7:00 p.m. on weekdays or anytime on weekends. Access to the property after hours will only be granted if Contractor has obtained access from Building Management. Access other than normal business hours must be requested 48-hours in advance. Delivery or removal of materials too large for the freight elevator must be coordinated with Building Management.
Condition of Site
The construction area is to be broom swept and all trash removed at the end of each business day. Public areas leading to construction areas will be thoroughly cleaned at the end of each night’s work at Contractor’s expense.