Contractors
Where Tenant chooses to employ his own Contractors, all work to be performed shall be at the risk of the Tenant and his Contractor. Ownership retains the right to approve all contractors to be used within the property.
A project schedule must be submitted to the Landlord’s Property Manager for prior to commencement of work. Landlord’s Property Manager shall be notified of all schedule revisions.
In addition to contractual obligations, Contractor will furnish to Landlord’s Property Manager prior to commencement of construction the following items:
Copy of Building Permit;
Certificate(s) of Insurance from Contractor and its subcontractors;
Workmen’s Compensation: Statutory Amount
Employer’s Liability of $1,000,000 minimum
Comprehensive General Liability:
Bodily Injury: | $2,000,000 per person/ $2,000,000 per occurrence |
Property Damage: | $2,000,000 per claim/ $2,000,000 Combined Single Limit |
Bodily Injury & Property Damage Combined Single Limit: |
$2,000,000 per person/ $2,000,000 per occurrence |
Excess Umbrella Liability: $5,000,000 minimum for Contractor and $2,000,000 minimum for Contractor’s subcontractors
Regency Office Plaza Partnership, Chicago Title Trust Company as successor trustee to LaSalle National Bank and Trust U/T #47948, and Continental Offices Ltd. must be named as additional insureds.
Landlord reserves the right to require additional persons and entities (including but not limited to Tenants of the building) to be named as insureds from time to time.
Insurance Certificate must also name project.
Contractor’s License Number;
Two (2) complete sets of approved and stamped drawings;
A list of building materials to be used in the work which are to be supplied by the Building; and
A complete list of subcontractors (names and addresses) to be used in connection with the construction and their Certificate(s) of Insurance as stipulated in 3B above. No subcontractor will be allowed to start work within the building without providing their Certificate of Insurance.
- All public areas in the building affected by the construction must be adequately protected to prevent any damage. These areas shall include, but are not limited to, entryways, corridors, lobbies and the service elevators. Construction trades shall use only the service elevators. Contractor shall promptly repair any damage at its cost.
- Contractor will not be permitted to leave any articles such as carpeting, pads or equipment in the public corridors. Further, Contractor shall not use existing corridor outlets to pull power. No extension cords laying in existing corridors are allowed.
- Contractor will be expected to use their own vacuum cleaner to vacuum up construction dust from public corridors and elevator carpets on a daily basis. Contractor will adequately protect existing finished floors in common areas at all times from damage and/or construction dirt.
- Contractor shall furnish adequate protection against personal injury to employees and public while work is in progress.
- All materials moved into the building shall enter through the loading dock and garage on the west side of the building, and must be scheduled by Contractor a minimum of 24 hours in advance. These materials shall be moved vertically only via the Service Elevator. The Service Elevator Operations are as follows:
Material deliveries for construction are 6:00 a.m. to 7:30 a.m., or after 5:30 p.m., Monday thru Friday.
Deliveries/Materials – During standard business hours (8:00 a.m. to 5:30 p.m.) the freight elevator may be used for the movement of the following materials:
- Personal tool boxes and equipment required to perform construction operations.
- Miscellaneous light deliveries/materials that require no more than one or two trips.
Off Hours – For the hours not specifically noted as standard above, any Contractor desiring the use of the service elevator(s) for personnel, delivery of materials or movement of building stock must notify the appropriate person(s) they are working/delivering for in the building (Management or Engineering). This notification must be received a minimum 48 hours in advance or the service elevator cannot be guaranteed. All off hours use will be internally coordinated with the respective Contractor, the Property Manager and Engineer. Off hour engineer costs will be charged solely to the user(s), costs shall be at Continental Offices Ltd.’s current labor rate. Should off hour time be scheduled and not used, without providing 48 hour written notice in advance, Contractor will still be charged for engineer.
Building Stock – If a Contractor is moving the buildings stock they must complete a stock form prior to attempting same or it will not be allowed. All stock will be moved during off hours unless approved in writing by Landlord’s Project Manager.
- The work shall be performed between the hours of 7:00 a.m. and 3:00 p.m., Monday through Friday, with holidays, Saturdays and Sundays excepted, unless permission is granted by Landlord’s Property Manager to deviate from this time. Work including but not limited to, coring or drilling into the concrete slabs or any other noises that are deemed to be disruptive to the occupants of the building or Continental Offices Ltd. are not allowed between the hours of 8:00 a.m. – 6:00 p.m. This work must be scheduled with the Landlord’s Property Manager and performed between 6:00 p.m. – 8:00 a.m. The building requires an engineer on site during all construction. Any work beyond the hours of 7:00 a.m. – 3:00 p.m., Monday through Friday, shall be scheduled with Building Management, and Tenant/contractor shall incur the cost of overtime engineering supervision.
- During the progress of the work, all discarded materials, refuse, deliveries, etc., shall be cleaned up and removed from the site on a daily basis. If Contractor is using staging areas outside the constructed area, these areas must be kept clean and debris shall be removed on a daily basis. Upon completion of the work, all debris and equipment shall be removed from the building premises by the Contractor including the staging areas. Contractor must supply their own.
- Contractor will be responsible for security and lock-up of their construction areas.
- Contractor and its subcontractors will act in a professional manner at all times.
- Under no circumstances will we allow vertical coring of the beams.
- Anyone desiring to core the floors will be required to provide Landlord’s Property Manager with a sketch stating the exact locations of the cores from a structural base building reference point (i.e. column, shear wall). We will then transmit same to building’s structural engineer for their approval. Additionally, all floor core locations will be properly x-rayed and marked to avoid post-tension cables.
- All mechanical work required such as HVAC, electrical, life safety and plumbing, is to be submitted to Landlord’s Property Manager for approval. Contractor shall notify Landlord’s Property Manager of scheduled tie-ins to Base Building Systems. All electrical panels and circuits shall be properly identified. No structural modifications shall be made without Landlord’s Property Manager’s written approval. Contractor will be held responsible for damage done to Base Building Systems.
- Mechanical subcontractors should include balancing costs on bids for HVAC. A Balancing Report must be supplied to Landlord, in duplicate, as soon as complete.
- All HVAC work shall be performed by Landlord’s preferred contractor:
- Mechanical Concepts: 630-724-0891
- All tie-in’s to Base Building Electrical systems shall be performed by Landlord’s preferred contractor: Prime Electric Company: 312-656-0295
- All life safety engineering and routing is to be with building approved contractors. Tenant is responsible for all costs and scheduling with Landlord.
- All the work is to be in accordance with the City of Des Plaines and all applicable codes.
- Upon completion of Construction, Tenant’s Contractor and/or Architect is to provide Landlord’s Property Manager a set of “as-built” plans, operating manuals, warranties and guaranties. These would include, but not be limited to, electrical, plumbing and mechanical plans.
- Contractor will be required to submit affidavits and final waivers of lien from General Contractor and all subcontractors covering labor, material and any warranties and guarantees required by Landlord.
- Tenant must obtain from the Contractor/Architect and furnish to Landlord verification of all final inspections by the City of Des Plaines, Certificate of Substantial Completion, and Certificate of Occupancy.
- All construction personnel shall park their vehicles at the far west rear entrance end of the building’s main parking lot.
- Contractor is charged with the responsibility for insuring that all its subcontractors are informed of these Rules and Regulations, including Exhibit A – Work Rules.
- Building hours are: Monday – Friday 8:00 a.m. – 6:00 p.m., closed Saturday and Sunday.
- All work will be performed in accordance with Federal OSHA and other regulations. Material Safety Data Sheets (MSDS) will be furnished for all materials furnished or used in conjunction with work performed in the building.
EXHIBITA
Construction Rules and Regulations
- Coring or drilling into the concrete slab(s), or any other noises deemed to be disruptive to the occupants of the building or Continental Offices Ltd. between 8:00 a.m. and 6:00 p.m.
- Destroying or removing, without permission, any property belonging to the building, its occupants, or other contractors or other employees.
- Fighting, creating a disturbance, horseplay, or radio playing.
- Reporting to work under the influence of narcotics, intoxicants or non-prescribed tranquilizers or pep pills or possession or use of such on site.
- Possession of firearms or other deadly weapons.
- Smoking in prohibited areas – including work areas.
- Falsely stating or making claims of injury.
- Loitering or roaming.
- Sale of food, beverages or other merchandise.
- Cooking and unauthorized fires.
- Picture taking.
- Violation of safety rules.
- Abuse, defacement, destruction of building or its occupants property; posting of unauthorized signs.
- Misuse of fire extinguishers, safety, or fire prevention equipment.
- Failure to use assigned entrance/exit gates. All construction personnel shall enter via the south rear building entry, and only use the service elevators for vertical transportation within the building. Use of passenger elevators is prohibited.
- All the work is to be in accordance with the City of Des Plaines and all applicable codes.
- Upon completion of Construction, Tenant’s Contractor and/or Architect is to provide Landlord’s Property Manager a set of “as-built” plans, operating manuals, warranties and guarantees. These would include, but not be limited to, electrical, plumbing and mechanical plans.
- Contractor will be required to submit, affidavits and final waivers of lien from General Contractor and all subcontractors covering labor, material and any warranties and guarantees required by Landlord.
- Tenant must obtain from the Contractor/Architect and furnish to Landlord verification of all final inspections by the City of Des Plaines, Certificate of Substantial Completion, and Certificate of Occupancy.
- All construction personnel shall park their vehicles at the south end of the building’s main parking lot, located south of the building.
- Contractor is charged with the responsibility for insuring that all its subcontractors are informed of these Rules and Regulations, including Exhibit A- Work Rules.
- Building hours are: Monday-Friday 8:00 a.m.-6:00 p.m., Saturday 9:00 a.m.-3:00 p.m., closed Sunday.
- All work will be performed in accordance with the Federal OSHA and other regulations. Material Safety Data Sheets (MSDS) will be furnished or used in conjunction with work performed in the building.
Electrical and Cable Work
CITY CODES REGARDING ELECTRICAL AND CABLE WORK
Any coax, signal and/or phone cable run in the tenant suites and/or throughout the buildings must be hung independently and attached to the building
All abandoned cable in the plenum (the space between the ceiling and the floor above) must be removed at the time a space is vacated remodeled, etc. Tenants shall be billed for removal of said cable at the time they vacate or remodel the premises. This refers to cable from your telephone system, CRT’s, etc. It is important that you contact the Building Management Office regarding any electrical and cable work as mentioned above so we are able to comply with city code.
General Rules and Regulations
- Any sign, lettering, picture, notice or advertisement shall not be placed on any outside window or in a position to be visible from outside the Premises without the written consent of Landlord. If such consent is granted, Landlord shall install such signage at Tenant’s cost and in such manner, character and style as Landlord approves in writing.
- Tenant shall not advertise the business, profession or activities of Tenant conducted in the Building in any manner which violates the letter or spirit of any code of ethics adopted by any recognized association or organization pertaining to such business, profession or activities, and shall not use the name of the Building for any purpose other than that of business address of Tenant, and shall never use any picture or likeness of the Building in any circulars, notices, advertisements or correspondence without Landlord’s express consent in writing. Tenant may not engage in any activity that might injure the reputation of the building.
- No article, which is explosive or inherently dangerous, is allowed in the Building.
- Tenant shall not obstruct, or use for storage, or for any purpose other than ingress and egress the sidewalks, entrances, passages, courts, corridors, lobbies, vestibules, halls and stairways of the Building.
- No bicycle or other vehicle, no animals shall be brought or permitted to be in the Building or any part thereof at any time.
- Tenant shall not make or permit any noise or odor that is objectionable to other tenant or occupants of the Building to emanate from the Premises, and shall not create or maintain a nuisance thereon.
- Tenant shall not disturb, solicit or canvass any occupant of the Building.
- Tenant shall not install any musical instrument or equipment in the Building, or any antennas, aerial wires or other equipment inside or outside the Building, without, in each and every instance, prior approval in writing by Landlord. The use thereof, if permitted, shall be subject to control by Landlord to the end that others shall not be disturbed or annoyed and shall require Tenant to indemnify Landlord for any damage to the Building caused by the installation of such antennas, aerial wires or other equipment.
- Tenant shall not waste water by tying, wedging or otherwise fastening open any faucet.
- No additional locks or similar devices shall be attached to any door. No keys for any door other than those provided by Landlord shall be made. If more than two keys for one lock are desired by Tenant, Landlord may provide the same upon payment by Tenant. Upon termination of this Lease or of Tenant’s possession, Tenant shall surrender all keys to the Premises and shall make known to Landlord the explanation of all combination locks on safes, cabinets and vaults.
- Tenant assumes all responsibility for the locking of doors in and to the Premises and for protecting the Premises from theft, robbery and pilferage. Tenant shall pay for any losses resulting from neglect of this clause.
- Any and all shades, draperies or other forms of inside window covering must be of such shape, color and material as approved and installed by Landlord.
- Tenant shall not overload any floor. Safes, furniture and all large articles shall be brought through the Building and into the Premises at such times and in such manner as Landlord shall direct and at Tenant’s sole risk and responsibility. Tenant shall list all furniture, equipment and similar articles to be removed from the Building, and Landlord or its agent must approve the list before Tenant will be permitted to remove any such article.
- Unless Landlord gives advance written consent in each and every instance, Tenant shall not install or operate any steam or internal combustion engine, boiler, machinery, refrigerating or heating device or air conditioning apparatus in or about the Premises, or carry on any mechanical business therein, or use the Premises for housing accommodations or lodging or sleeping purposes, or do any cooking therein or install or permit the installation of any vending machines, or use any illumination other than electric light, or use or permit to be brought into the Building any inflammable oils or fluids such as gasoline, kerosene, naphtha and benzene, or any explosive or other articles hazardous to persons or property including firearms or other weapons.
- Tenant shall not place or allow anything to be against or near the glass or partitions, doors or windows of the Premises which may diminish the light in, or be unsightly from the exterior of the Building, public halls or corridors.
- Tenants shall not install on the premises any equipment which that does not comply with the NFPA (National Fire Protection Association) e.g. deep fryers, grills, etc.
- Tenant shall not install in the Premises any equipment, which uses an unusual amount of electricity without the advance written consent of Landlord. “Unusual amount of electricity” shall mean any one or all of the following:
- Use of a lighting system which requires more electricity than the standard lighting fixtures provided in the Building by Landlord;
- The connected electrical load of the incidental use equipment does not exceed an average of one watt per square foot of the premises;
- Electricity which is not at a nominal 120 volts;
- Electrical circuits with a capacity exceeding 20 amperes;
- Electricity used for equipment and/or accessories not normal for ordinary office use. If Landlord consents to such use of an unusual amount of electricity, Tenant shall ascertain from the Landlord the maximum amount of electrical current which can safely be used in the Premises, taking into account the capacity of the electric wiring in the Building and the Premises and the needs of the other tenants in the Building and shall not use more than such safe capacity. Landlord’s consent to the installation of electric equipment shall not relieve Tenant from the obligation not to use more electricity than such safe capacity.
- No floor covering shall be affixed to any floor in the Premises by means of glue or other adhesive without Landlord’s prior written consent.
- Tenant shall only use the freight elevator for mail carts, dollies and other similar devices for delivering material between floors that Tenant may occupy.
- The Clean Indoor Air Ordinance is in effect in the City of Des Plaines. This ordinance is designed to provide a smoke free environment in all “common” areas. No smoking is permitted in the common areas of the Building. Smoking is restricted to designated areas.
- No overnight parking unless approved by Building Management Office. When approval is given you will be advised of a specific location to park and copy of permission slip must be displayed on the dashboard of your car, for security reasons, or it will be towed.
Holiday Decorations
Per the City of Des Plaines, the following rules and regulations should be followed when using Holiday decorations.
- Artificial trees are acceptable. No real trees or greenery of any kind is allowed.
- Electrical light strings are allowed only if the manufacturers directions are followed, there is not overloading of extensions, and they are UL (Underwriter’s Laboratory) approved.
- Please do not use any paper products near light strings.
- All decorations must be flame retardant.
- Candles are strictly prohibited per an ordinance by City of Des Plaines.
- Artificial trees should be placed in areas where they will not interfere with employees exiting from individual areas or the office.
Insurance Protection
All tenants are required on an annual basis to submit and update their current certificate of insurance to the Building Management Office per your lease requirements. Any vendor performing work in the building must submit a certificate of insurance prior to work commencing.
Certificate of insurance Sample
Moving Procedures
Prior to unloading any of your firm’s furniture or equipment to your demised premises, we ask the following requirements be adhered to by any company furnishing outside services to you or by your moving company delivering furniture and/or equipment. Please be sure that a copy of these requirements is given to any prospective company from whom you will be receiving estimates for services for your move.
- Landlord approval of the company you wish to hire must be obtained from the Building Management Office.
- All companies will be required to furnish a Certificate of Insurance, (see included sample), stating the name of the company they are moving or providing a service for. This certificate must have sufficient coverage for workmen’s compensation and property damage, along with General Liability on a primary basis for all additional insured.Please direct this certificate to:
Continental Offices Ltd.
2340 South River Road, Suite 300
Des Plaines, Illinois 60018
In the case of moving companies or furniture and equipment deliveries listed are additional requirements to be met:
- All interior floor surfaces of the building must be protected by masonite, mylar, or plywood.
- All exterior door butts and interior door butts, plus door butts of freight elevators must be protected by masonite, mylar, or plywood.
- All carpeted surfaces in lobby entrances near freight elevators must be protected by masonite, mylar, or plywood.
- Non marking tape must be used to hold protective devices to doors, elevator butts, and vertical surfaces.
- The “Mover” is required to remove all containers, equipment, and debris by the evening of the following workday.
- All debris resulting from the move be removed by the mover.
- To avoid delays, please advise your mover, new furniture dealer, or any other company or outside service to contact the Building Management Office for Continental Offices Ltd. in writing or by telephone, 847.376.2000 to schedule date(s) and time(s) needed to perform their services.
- All moves should take place prior to 8:00 a.m. and after 5:00 p.m. and all moves, including weekend moves must be made in advance with the Building Management Office.
Parking rules and Regulations
Continental Offices Ltd. has an agreement with the City of Des Plaines to patrol the parking lots. Any car illegally parked (fire lanes, loading docks, garage ramps, entryways, unauthorized parking areas [signs are posted] etc.) will be ticketed and/or towed at the owner’s expense. This is necessary to ensure safe conditions all year round in case of an emergency.
Each car should be parked so only one parking space is used.
Please use common sense and courtesy when parking and follow these simple rules:
- Parking in white striped areas only.
- NO parking in dock or receiving areas.
- NO parking in fire lanes.
- NO overnight parking unless approved by Building Management Office. When approval is given you will be advised of a specific location to park and copy of permission slip must be displayed on the dashboard of your car, for security reasons, or it will be towed.
During the snow season, the following rules are in effect:
- All illegal parking areas are marked. These areas are important for both snow removal and emergency vehicle use. Please do not park in these areas.
- Absolutely NO overnight parking will be allowed in the winter months. If your car will not start and/or cannot be moved, please call the Building Management Office with location and description of the car.
- Avoid parallel parking except in authorized areas.
- Again, please park so only one space is used.
Please make sure that all employees in your company are aware of the Parking Rules and Regulations.
Overnight Parking Form
Smoking
The Clean Indoor Air Ordinance will be repealed with the Smoke Free Illinois Act effective January 1, 2008. The City of Des Plaines has adopted this new Act. This ordinance is designed to provide a smoke free environment in all “public” areas.
Smoking is prohibited in the following areas:
- Lobbies on floors including the first floor.
- Tenant’s leased premises.
- All building stairwells, hallways and restrooms.
- All passenger and freight elevators.
- The entire lunchroom/cafeteria area.
- The lower level and 1st floor conference rooms.
- All building entrances.
- The indoor parking garage
No person shall smoke in a public place or in any place of employment or within 15 feet of any entrance to a public place or place of employment. Smoking is prohibited in indoor public places and workplaces unless specifically exempted by Section 35 of this Act.
The City of Des Plaines has the authority to file a citation and fine anyone who is found smoking in prohibited areas.
Tenant Extra Work
Extra maintenance services are available to all tenants. If you need any extra work (as described below) an authorized person from your company should call the Building Management Office at 847.376.2000 or click here.
Once original construction of your suite is completed, all requests for additional work should be processed through the Building Management Office.
Personnel authorized to order work should be designated to the Building Management Office in writing. This authorization designation must be signed by an officer of your company.
Listed below are some of the services that are available to all tenants on a work order basis upon request.
- Moving furniture, boxes, files, etc.
- Hanging pictures, bulletin boards, etc.
- Transporting equipment/boxes from docks to suites
- Adjusting temperature controls
- Replacing lights, ceiling tiles
- Additional keys, directory strips, suite markers
- Special cleaning
- Special trash removal
- Pest control
- Carpet cleaning
- Electricians
- Painters
- Metal Refinishing
- Carpenters
- Plumbers
For your security, your suite keys are cut from blanks that are not commonly available. Therefore all requests for suite keys must come through the Building Management Office. In addition to standard key and hardware requests, we are able to offer you additional services such as re-keying of file cabinets and furnishing keys for desks and file cabinets.
All locksmith work including re-keys is charged on a time and material basis. The cost for a new suite keys is $5.00 each.
Work can be quoted to you in advance or done on a time and material basis. All completed work orders will be billed to you once a month and summarized on a Tenant Extra invoice.