Tenant Handbook

 CONSTRUCTION RULES AND REGULATIONS

 

Prior to the work starting, your contractor must provide copies of licenses and insurance to Management. After the work is fully executed, your contractor must execute a Release of Lien and (a sample Waiver of Lien is on the next page). This document serves to evidence that the contractor has received full payment for their work and protects you and the Landlord against any lien claims. Depending on the scope of the work, we may also require drawings, which clearly delineate the scope of work, and a building permit to be provided prior to the work starting.          

 

Building Systems/ Facilities:

Fire Sprinkler Systems

  • Contractor shall notify Management 24 hours in advance of any work affecting the sprinkler system.

  • Contractor shall check in with the Building Engineer immediately prior to commencement of the sprinkler work.

  • Building Engineer shall accompany Contractor and tag impaired devices.

  • When notified by the Contractor, impaired device tags shall be removed by Building Engineer after the work is complete and the system is operational.

  • Sprinkler Standpipes or risers may not be drained or remain empty between the hours of 7:30 a.m. and 6:00 p.m.

  • Sprinkler feed mains, cross mains and branch lines shall be drained after 7:30 a.m. on regular business days only and must be refilled by 5:00 p.m. each day.  Exceptions require approval of Management.  The Contractor may incur additional cost for Management personnel when these steps are not followed.

     

    Fire Alarm

  • Contractor shall not conduct any activities that will activate the building fire alarm system prior to the implementation of precautionary measures to prevent false alarms.

  • Contractor shall be charged $250.00 per occurrence in the event of false fire alarms caused by smoke detectors that have not been taken out of service prior to the work in accordance with the following procedures:

  • Contractor shall notify Management in advance of any activities that will require impairment of any smoke detectors.

  • Smoke detectors will be taken out of service by Management.  Contractor's personnel shall not disable smoke detectors for any reason.

  • Contractor shall notify Management Office when the work is finished and shall not leave the project until all smoke detectors are back in service.

  • The building’s fire alarm contractor must perform the final connection to the building’s fire alarm system. Please coordinate with Building Engineer.

     

    Building Facilities

  • Contractor will only use the Lower Level restrooms. Restrooms, toilets, maids’ closet, wash bowls and other apparatus shall not be used for any purpose other than that for which they were designed.  Any expenses for repair of damage to the above shall be borne by the Contractor.

     

    Thermostats/HVAC System

  • Existing thermostats and induction units (or the like type of equipment) shall be protected during demolition and construction to prevent malfunction of the HVAC operating systems. Contractor will install new filters on fan coil units at end of project.

     

     

    The Work

  • The work shall not begin prior to authorization by Management. A copy of the building permit and the contractor’s certificate of insurance must be provided before work can commence.

  • All work must be performed in accordance with all of the applicable codes and regulations (including but not limited to OSHA). Contractor is required to use Lock Out/ Tag Out procedures as required by OSHA. Contractor is to furnish Lock Out/ Tag Out supplies, if needed.

  • Noisy Work:  Noisy work shall be performed between 6:00 p.m. and 7:00 a.m. or on weekends regardless of the location in the building.  Noisy work includes but is not limited to drilling, grinding, shooting stud track or ceiling hanger wires, and the use of power saws.

  • Welding:  All welding shall be performed between 6:00 p.m. and 7:00 a.m. and procedures for venting fumes shall be approved by Management twenty-four (24) hours prior to commencement of the work.  Contractor is to have an adequate fire extinguisher and blankets available at all times.

  • Noxious fumes:  All work that will produce noxious fumes (i.e. oil based or spray painting and sizing) shall be performed after 6:00 p.m. and shall be finished with ample time to clear the air of the fumes prior to 6:30 a.m. weekdays, or on weekends.

  • Management reserves the right to stop any work that is disruptive to the Tenants in the building.

  • Contractor shall work in harmony with other Contractors and Subcontractors performing work in the building on behalf of Management or other tenants.

  • Contractor shall maintain an active and current safety training and record keeping program and require his Subcontractors to do likewise.

  • Contractor shall notify Management twenty-four (24) hours in advance of ceiling close-in so that Management will have the opportunity to inspect the work.

  • Signs or logos will not be permitted without prior approval of Management.

  • Demolished materials are the property of the Landlord unless noted otherwise.

  • Any penetrations of the slab will require the slab to be first x-rayed, which is to be performed after normal business hours and coordinated with Building Engineer.

  • General Contractor’s Superintendent is required to supervise all related project work on a full time basis.


    Materials

  • Materials shall be hoisted via the freight elevators.  Passenger elevators shall not be used for material transportation.

  • No materials shall be hoisted outside the freight elevator cabs without prior notification and approval of Management.  All costs associated with material hoisting shall be borne by the Contractor.

  • Materials shall not be stored in the elevator lobbies, mechanical rooms or any other common space within the building.  Materials shall not be stored in adjacent vacant space without prior consent of Management.

  • Dollies, carts and other moving or loading apparatus shall have rubber tires.  The expense of any damage caused to floors/wall, etc., by moving materials shall be borne by the Contractor causing the damage.  All public areas are to be sufficiently protected in advance by the Contractor to avoid such damage.

  • Freight elevators are available on a first come, first serve basis.  The Contractor is advised to contact Management twenty-four (24) hours in advance of any hoisting operations that will require extensive use of the freight elevators to determine the availability of the elevators. 

  • Management reserves the right to inspect all tool boxes, storage bins, trash bins, or other conveyances prior to removal from the property.

  • The Contractor shall comply with all Federal, State, and Local regulations pertaining to the use of hazardous materials or potentially hazardous materials.  No hazardous materials may be used on the property without prior written approval of Management. All MSDS sheets must be submitted to Management prior to delivery of material to site.

  • All doors, hardware, door frames, light fixtures, HVAC units, air boots, slot diffuses, millwork and appliances to be removed from demolished premises are the property of the Landlord and might be required to be relocated elsewhere in the building.  Please contact the Management office for direction.

 

Insurance

  • Contractors and their Subcontractors shall provide insurance coverage in accordance with Management requirements.

  • A Certificate of Insurance evidencing the required coverage shall be submitted by the Contractor to Property Management prior to the commencement of the work.  The Certificate shall name the following as additional insureds:


    Houston Laureate Associates, Ltd, Levering & Co., Inc. and Transwestern Property Company Southwest L.P. d/b/a Transwestern  

     

    Hazardous Materials Spills or Releases

  • If a material cannot be identified, assume it is hazardous.

  • If a hazardous material is released or spilled, there are a few basic responses that must be followed.  The following minimum response procedures should be followed regardless of the nature of the incident.

  • Notify Building Management of the incident immediately.  State the location of the accident, the type of material released and any actions taken.

  • Evacuate everyone in the vicinity immediately.  This includes Tenants, Contractors, and Building Personnel.  If the release of a dangerous vapor or gas occurs, a larger area of evacuation may be necessary.

  • Once you know the area is cleared, you may take safe and reasonable steps to identify the released materials.  If you can identify the materials, small spills of liquids may be limited with sand bags or adsorbents.  Isolated fumes or gases may be limited by closing doors or shutting down air handler units in the area.

  • If the material has not been identified, the Property Manager or Building Engineer will attempt to use Material Safety Data Sheets (“MSDS”) to classify the material according to its hazardous properties.  If the spill or release is deemed to be a threat to a wide spread area of the property and/or its occupants, then immediately call 911 and ask for the Fire Department HAZMAT Response Unit.

  • The Management Office reserves the right at any time to rescind, alter, or waive (in whole or part) any of these Construction Rules and Regulations whenever the Management Office deems necessary, desirable, or proper in its sole and reasonable judgment.