Contractors

The following regulations are applicable to any additions.  Alterations or improvements being undertaken by or for Tenant in the Premises:

General

1. All Alterations to be made by Tenant in, to or about the Premises shall be made in accordance with the requirements of this Exhibit and by contractors, subcontractors and/or mechanics approved by Landlord, such approval not be unreasonably withheld or delayed.
2. Tenant shall, prior to the commencement of any work, submit for Landlord’s written approval, complete plans for the Alterations.  Drawings are to be complete with full details and specifications for all of the Alterations.
3. Alterations must comply with the Building Code applicable to the Property and the requirements, rules and regulations of any governmental agencies having jurisdiction over the Property.
4. No work shall be permitted to commence without the Landlord being furnished with a valid permit and all other necessary approvals from agencies having jurisdiction.
5. All demolition, removals or other categories of work that may inconvenience other tenants or disturb Building operations, must be scheduled and performed before or after normal Business Hours and Tenant shall provide the Building manager with at least 24 hours notice prior to proceeding with such work.
6. All inquiries, submissions, approvals and all other matters regarding Alterations to the Premises shall be processed through the Building manager.

Prior to Commencement of Work

1. Tenant shall submit to the Building manager a request to perform the work.  The request shall include the following enclosures:
   1. A list of Tenant’s contractors and/or subcontractors for Landlord’s approval.
   2. Where plans are required by law, four complete sets of plans and specifications property stamped by a registered architect or professional engineer.
   3. A property executed building permit application form, if a building permit is required by law.
   4. Four executed copies of the Insurance Requirements agreement in the form attached to the Lease as Exhibit F from Tenant’s contractor and if requested by Landlord from the contractor’s subcontractors.
      Contractor’s and subcontractor’s insurance certificates including an indemnity in accordance with the Insurance Requirements agreement.
2. Landlord will return the following to Tenant:
   1. Two sets of plans approved or a disapproval with specific comments as to the reasons therefore (such approval or comments shall not constitute a waiver of approval of governmental agencies) along with Landlord’s response to Tenant’s request for identification of Alterations that will be required to be removed at the expiration of the Term, as more fully provided in Section 5.2 of the Lease.
   2. Two fully executed copies of the Insurance Requirements agreement.
3. If required by law, Tenant shall obtain a building permit from the Building Department and necessary permits from other governmental agencies.  Tenant shall be responsible for keeping current all permits.  Tenant shall submit copies of all approved plans and permits to Landlord and shall post the original permit on the Premises prior to the commencement of any work.  All work, if performed by a contractor or subcontractor, shall be subject to reasonable supervision and inspection by Landlord’s Construction Representative.  Such supervision and inspection shall be at Tenant’s sole expense and Tenant shall pay Landlord’s reasonable charges for such supervision and inspection.

Requirements and Procedures

1. All structural and floor loading requirements shall be subject to the prior approval of Landlord’s structural engineer.
2. All mechanical (HVAC, plumbing and sprinkler) and electrical requirements shall be subject to the approval of Landlord’s mechanical and electrical engineers and all mechanical and electrical work shall be performed by contractors approved by Landlord, which approval shall not be unreasonably withheld or delayed.  When necessary, Landlord will require engineering and shop drawings, which drawings must be approved by Landlord before work is started, not to be unreasonably withheld or delayed.  Drawings are to be prepared by Tenant and all approvals shall be obtained by Tenant.
3. Elevator Service for construction work shall be without charge to Tenant.  Prior arrangements for elevator use shall be made with Building manager by Tenant.  No material or equipment shall be carried under or on top of elevators.  If an operating engineer is required by any union regulations, such engineer shall be paid for by Tenant.
4. If shutdown of risers and mains for electrical, HVAC, sprinkler and plumbing work is required, such work shall be supervised by Landlord’s Construction Representative.  No work will be performed in Building mechanical equipment rooms without Landlord’s approval and under Landlord’s supervision.
5. Tenant’s contractor shall:
   1. have a superintendent or foreman on the Premises at all times;
   2. police the job at all times, continually keeping the Premises orderly;
   3. maintain cleanliness and protection of all areas, including elevators and lobbies;
   4. protect the front and top of all peripheral HVAC units and thoroughly clean them at the completion of work;
   5. block off supply and return grills, diffusers and ducts to keep dust from entering into the Building air conditioning system; and
   6. avoid the disturbance of other tenants.
6. If Tenant’s contractor is negligent in any of its responsibilities, Tenant shall be charged for corrective work.
7. All equipment and installations must be equal to the standards generally in effect with respect to the remainder of the Building.  Any deviation from such standards will be permitted only if indicated or specified on the plans and specifications and approved by Landlord.
8. A property executed air balancing report signed by a professional engineer shall be submitted to landlord upon the completion of all HVAC work.
9. Upon completion of the Alterations, Tenant shall submit to Landlord a permanent certificate of occupancy and final approval by the other governmental agencies having jurisdiction, where required.
10. Where appropriate, Tenant shall submit to Landlord a final “as-built” set of drawings showing all items of the Alterations in full detail.
11. Additional and differing provisions in the Lease, if any, will be applicable and will take precedence.

Whenever Tenant shall be required by the terms of the Lease to submit plans to Landlord in connection with any improvement or Alteration to the Premises, such plans shall include at least the following:

1. Floor plan indication location of partitions and doors (details required of partition and door types)
2. Location of standard electrical convenience outlets and telephone outlets.
3. Location and details of special electrical outlets: e.g. photocopiers, etc.
4. Reflected ceiling plan showing layout of standard ceiling and lighting fixtures.
5. Locations and details of special ceiling conditions, lighting fixtures, speakers, etc.
6. Location and specifications of floor covering, paint, or paneling with paint colors referenced to standard color system.
7. Finish schedule plan indicating wall covering, paint, or paneling with paint colors referenced to standard color system.
8. Details and specifications of special millwork, glass partitions, rolling doors and grilles, blackboards, shelves, etc.
9. Hardware schedule indicating door number keyed to plan, size, hardware required including butts, latches or locksets, closures, stops and any special items such as thresholds, soundproofing, etc.  Keying schedule is required.
10. Verified dimensions of all built-in equipment (file cabinets, lockers, plan files, etc)
11. Location and weights of storage files.
12. Location of any special soundproofing requirements.
13. Location and details of special floor areas exceeding 50 pounds of live load per square foot.
14. All structural, mechanical, plumbing and electrical drawings, to be prepared by the base building consulting engineers, necessary to complete the Premises in accordance with Tenant’s plans.
15. All drawings to be uniform size (30” x 46”) and shall incorporate the standard project electrical and plumbing symbols and be at a scale of 1/8” = 1’ or larger.
16. All drawings shall be stamped by an architect (or, where applicable, an engineer) licensed in the jurisdiction in which the Property is located and without limiting the foregoing, shall be sufficient in all respects for submission to applicable governmental authorities in connection with a building permit application.
17. Landlord's approval of the plans, drawings, specifications or other submissions in respect of any work, addition, Alteration or improvement to be undertaken by or on behalf of Tenant shall create no liability or responsibility on the part of Landlord for their completeness, design sufficiency or compliance with requirements of any applicable laws, rules or regulations of any governmental or quasi-governmental agency, board or authority.