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1. Retention of Contractor(s) -
(Pre-Substantial Completion)
Prior to substantial completion of the base building by the
Landlord's General Contractor, all changes to any of the base
building structural, architectural, mechanical, or electrical
systems, requested by the Tenant, will be performed by the
Landlord's Contractor(s). All design work related to these
changes must also be performed and co-ordinated by the Landlord's
Consultants at the Tenant's expense.
All requests for changes must be processed through the Tenant
Co-ordinator's office for approval prior to any design work
being initiated, and all correspondence, clarifications, etc.,
must be processed through the Tenant Co-ordinator, who will
be responsible for integration of approved Tenant work with
the base building construction.
Tenants are required to notify the Tenant Co-ordinator prior
to contractor(s) accessing building service rooms or initiating
tie-ins to any building systems.
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2. Retention of Contractor(s)
- Post-Substantial Completion
The Tenant shall engage his own licensed general contractor,
who shall be responsible for all his internal development
work, including the contracting and co-ordination of all sub-trades.
However, in order to ensure physical compatibility, guarantees
and warranties to basic building elements, the work must be
done in accordance with drawings prepared by the Landlord's
engineers, and in co-operation with the Landlord's contractor(s).
The Landlord's contractor(s) will carry out necessary revisions
to the basic building construction resulting from Tenant occupancy
at the Tenant's expense.
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3. Contractor Requirements
A list of all sub-contractor(s), complete with company names,
addresses, and telephone numbers, as well as name, address,
and telephone number of on-site supervisory personnel must
be provided to the Tenant Co-ordinator.
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4. Insurance
The Tenant's contractor(s) must show, prior to commencement
of work, evidence that they are adequately and properly covered
by insurance, according to the following terms:
(a) That the contractor carries a general liability
policy containing a limit of at least $5,000,000 inclusive
of bodily injury and property damage, with property damage
written on an "occurrence basis."
(b) That the Building Owner and Property Management
firm are added as additional named insured to the general
liability policy carried by the contractor.
(c) That the contractor(s) general liability policy
provides:
- Blanket contractual coverage
- Non-Owned Automobile coverage
- Cross-Liability Clause, and severability of Interest Clause
- 30 days notice of cancellation to each additional insured.
The Tenant must provide evidence that the Tenant is adequately
and properly insured, according to the following terms, and
as per the terms of the Lease:
(a) That a policy is carried by the Tenant insuring
the Tenant's contents, including Tenant's improvements,
for "All Risks of Direct Physical Loss or Damage"
to the value of the Tenant's construction contract with
the contractor.
(b) That the "All Risk" policy of the
Tenant includes the Landlord as Additional Named Insurance.
(c) That the "All Risk" policy of the
Tenant includes a Waiver of Subrogation Clause against any
of the Named Insured in the policy.
(d) That the Tenant carries a General Liability
Policy containing a limit of at least $5,000,000, inclusive,
for Bodily Injury and Property Damage, with Property Damage
written on an "occurrence basis", and that "Tenant's
Legal Liability" is included.
(e) That the Landlord and Manager of Development
are added as "Additional Named Insured" to the
General Liability Policy carried by the Tenant.
(f) That the Tenant's General Liability Policy carries
a Waiver of Subrogation against any of the Named Insured.
(g) That the Tenant's General Liability Policy also
contains:
- Cross Liability Clause
- Severability of Interest Clause
- Contractual Liability coverage
- 30 days Notice of Cancellation to each Additional Named
Insured.
The Tenant will be held fully responsible, and will be invoiced
for the cost and any other damages resulting from construction
delay brought about by the Tenant's failure to comply with
these requirements.
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5. Construction Safety
The Tenant must ensure that its contractor(s) comply with
the requirements of the applicable Provincial Health Safety
Act. Should failure to comply result in construction delay,
the Tenant will be held fully responsible for all resulting
costs.
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6. Site Regulations
The Tenant and all its contractor(s), and any employees related
to its project are required to abide by the following site
regulations in carrying out all construction work in and about
the Leased Premises.
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7. Enclosure of Premises
The Tenant's contractor(s) shall be restricted to the enclosed
Leased area for all work and storage of all construction materials,
tools and equipment.
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8. Security of Premises
The Tenant's contractor(s) shall be fully responsible for
securing the Tenant's premises and its contents throughout
the construction period.
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9. Fire Prevention and First Aid
During the construction period, the Tenant's contractor(s)
must keep operable fire extinguishers on the premises, as
required by codes and by-laws, and shall be insured for any
loss, whatsoever, of any of their materials. Contractor(s)
must also keep adequate first aid facilities.
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10. Emergency Contact
The Tenant must provide the Tenant Co-ordinator with the
name, address, and telephone number of the person to be contacted
in the case of an emergency having to do with the Tenant's
Leased Premises. This information must be posted on the outside
of the Leased Premises enclosure.
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11. Working Hours
The Tenant's contractor(s) shall adhere to the regular working
hours of 7:00 a.m. to 6:00 p.m., Monday to Friday. Any work
which must be carried out at times other than those listed
above must be specifically arranged with the Tenant Co-ordinator.
The Landlord reserves the right to limit or restrict certain
work to ensure minimum disruption to existing Tenants.
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12. Drilling or Cutting
The Tenant's contractor(s) shall not, under any circumstances,
drill, cut, or chase openings, of any description in any part
of the basic building structure, without written approval
from the Landlord. Any work of this type which may be required
by the Tenant will be performed by the Tenant's contractor(s),
in consultation with the Landlord's forces.
No mechanical fastening, of any type, to the curtain wall,
or any of its components, is allowed under any circumstances.
Any fastening to the curtain wall in any form must be specifically
approved by the Landlord.
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13. Testing of Services
The Tenant must obtain the Landlord's permission prior to
conducting any test of plumbing, gas, pneumatic, or fire protection
and electrical systems. The Tenant will be held fully responsible
for any damage which may result from such testing.
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14. Damage to Landlord's Property
The Tenant, its agent(s), and contractor(s), are prohibited
from access to the roof of the development, as well as sprinkler,
mechanical, and electrical rooms. All finishes and elements
to base building should be protected, and the Tenant will
be held responsible for damages of any nature caused by the
Tenant or its agent(s) or contractor(s), to any part or item
of the Landlord's property. This also includes exterior paving
and landscaped areas. Should such damage occur, the Tenant
will be charged for the full cost of all necessary remedial
work, plus Landlord co-ordination cost involved in this work.
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15. Weight Distribution
The Tenant's contractor(s) will stack drywall in piles, not
to exceed l2" in height.
The Tenant is fully responsible for any damage resulting
from overloading.
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16. Garbage Removal
Tenant's contractor(s) are advised that the cost of providing
the said containers on site is payable by the Tenant per the
Lease agreement. Should it be necessary for the Landlord's
forces to remove the Tenant's garbage or debris due to inaction
by the Tenant's forces, the Tenant will be invoiced for the
full cost, thereof, subject to a $25.00 minimum charge. Temporary
storage of garbage or debris outside the Leased Premises is
not permitted.
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17. Access and Deliveries
Personnel access, as well as material and equipment deliveries
to the Leased Premises are to be by designated routes only.
The freight elevator shall be used for transport of such material.
All contractors are required to use only the loading dock
entrance.
The use of loading dock facility and the freight elevator
will be granted to the Tenant's contractor(s) by reservation
through the Building Operations Manager. Such facilities may
also be made available outside regular working hours at the
Tenant's cost, and by reservation. The loading dock is to
be used for loading and unloading purposes only. Parking is
not permitted; Security has been instructed to have unauthorized
vehicles towed at contractor expense.
Should a particular item be of such size or configuration
that it is physically impossible to use the designated route
or freight elevator, special arrangements should be discussed
with the Tenant Co-ordinator.
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18. Access Panels
The Tenant must provide access panels in walls, ceiling and
floor construction, as necessary, to allow access to services
or equipment where it is required.
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19. Venetian Blind Damages
Damage to venetian blinds generally results in the replacement
of the complete blind, at Tenant's expense.
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20. Systems Protection and Cleaning
No work shall commence until arrangements have been made
with the Landlord for protection of on-floor air-conditioning
units and filters. If there is any dirt in the filters, or
the heating system, it will be the Tenant's responsibility
to return them to their original state in accordance with
the Landlord's specifications. The perimeter heating radiation
and induction systems must be vacuumed, in order to restore
them to a "free of construction dust" condition.
The Tenant Co-ordinator will advise regarding the cleaning
of these items.
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21. Ceiling Tile Damage
The Tenant's contractor(s), in the course of the work process,
may be required to remove ceiling tiles. As damage to the
tiles is a possibility, extreme care should be taken to preserve
the tile in its original condition. The Tenant is responsible
for costs associated in replacing tiles damaged, soiled, or
not replaced.
Location: Office Building
Type: 334A
OMVI
Sizes: 5/8
x 20"x60"
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22. Minors
Minors are not permitted on the construction site at any
time.
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23. Telephone Use - Construction
The Tenant and its contractor(s) will not be provided with
access to the Landlord's telephone.
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24. Notice to Contractors
The notice that appears on Pages 38 and 39 of the printed
manual must be provided to contractors prior to them commencing
work at the property. [Click
here for online version or here
for PDF version.]
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