Tenant Improvement and Alterations
If your Company desires to make alterations to its leased premises, certain rules and requirements have been established for contractors, trades and other service companies performing construction work on behalf of the tenant in the building and are as follows:
- Tenant will make no alterations, decorations, installations, repairs, additions, improvements or replacements that change or alter the structural integrity or square footage in, to, or about the premises without property management's prior written consent, and then only by contractors or mechanics approved by the Property Management Office.
- Tenant shall, prior to the commencement of any work, submit for the Property Management Office’s written approval, a complete plan (see “IMPROVEMENTS/ALTERATIONS REQUIREMENTS” below) of the demised premises, or of the floor on which the tenant change is to occur. Drawings are to be complete with full details and specifications for all of the work.
- The proposed tenant changes must comply with the Codes and Ordinances of the City of Houston and rules and regulations of other agencies having jurisdiction.
- No work shall be permitted to commence before the Property Management Office is furnished with copies of any permits required by any jurisdictional agencies.
- Any construction work that may inconvenience other tenants or disturb building operations must be scheduled and performed before or after normal business hours and the Property Management Office shall be provided with at least 24 hour notice prior to proceeding with such work.
- All inquiries, submissions, approvals and all other matters shall be processed through the Property Management Office.
Tenant shall submit to the Property Management Office a request to perform the work. The request shall include the following enclosures:
- A list of contractors or subcontractors the tenant wishes to have bid on the work. Tenant’s preferred contractors and subcontractors are subject to approval of the Property Management Office. A list of approved tenant improvement/alteration contractors and subcontractors may be obtained from the Property Management Office.
- Two complete sets of plans and specifications (see "Project Requirements and Procedures” below) properly stamped by a registered architect or professional engineer.
- Insurance Certificates for approved Contractors and Subcontractors' conforming to the Insurance Requirement information enclosed herewith (See “Insurance Requirements for Tenant Improvements/Alterations” below for more detail).
The Property Management Office will return the following to the tenant:
- Letter approving plans or comments for correction of plans (such approval or comments shall not constitute a waiver of City of Houston approval or approval of other jurisdictional agencies).
- Signed application forms, providing proper submissions have been made.
- Cover transmittal or letter.
- Following approval from the Property Management Office, tenant shall post the original permit on the premises prior to the commencement of any work. All work performed by a contractor or subcontractor shall be subject to supervision and inspection by Property Management Office's representative. Such supervision and inspection shall be at tenant's sole expense. If a contractor is negligent in any of its responsibilities, the tenant shall be charged for any corrective work necessary.
Project Requirements and Procedures
- All structural and floor loading requirements shall be subject to the prior approval of building's structural engineer. Tenant shall obtain approval and any fees shall be at tenant's sole expense.
- All mechanical (HVAC, plumbing and sprinkler) and electrical requirements shall be subject to the approval of property management's mechanical and electrical engineers.
- When necessary, the management will require engineering and shop drawings, which drawings must be approved by the Property Management Office before work is started. Drawings are to be prepared by tenant and all approvals shall be obtained by tenant. All fees shall be at tenant's sole expense.
- Property management’s representative at tenant’s expense shall supervise all demolition.
- The tenants shall make prior arrangements for elevator use with the property management. No material or equipment shall be carried under or on top of elevators. If the management deems an elevator technician is required, tenant at tenant’s expense shall pay for such service.
- If a shutdown of risers and mains for electrical, HVAC, sprinkler and plumbing work is required, the property management’s representative at tenant’s sole expense shall supervise such work.
General Contractor is responsible to:
- Submit copies of Contractor and Subcontractor Rules and Regulations to all subcontractors. All subcontractors shall acknowledge receipt thereof by signing the rules and regulations, whereupon the general contractor shall provide copies of such to property management for its files.
- Properly supervise construction on premises at all times.
- Police job at all times, continually keeping space orderly.
- Maintain cleanliness and protection of all areas, including elevator and lobbies.
- Protect front and top of all peripheral units and thoroughly clean them at completion of work.
- Block off supply and return grills, diffusers and ducts to keep dust from entering into the building air system.
- Prevent the disturbance of other tenants. If it is necessary to “bag” any smoke detector to avoid nuisance alarms, property management shall be advised in advance. Immediately after completion of the relevant work, the bags shall be removed from the detectors and property management shall be so advised.
- Ensure all equipment and installation is equal to standards of the building. Any deviation from building standards must be permitted only if indicated or specified on the plans and specifications and approved by property management.
- Submit a properly executed air balancing report signed by a professional engineer to the Property Management Office upon the completion of all HVAC work.
Upon completion of the work, tenant shall submit to the Property Management Office:
- All properly executed forms or other documents indicating total compliance and sign-off by appropriate jurisdictional agencies.
- The final "as-built" set of drawings showing all items of work in full detail.
Additional and differing provisions in the lease, if any, will be applicable and will take precedence.