For minor renovations contact the General Manager with H&R Property Management: 403-215-7748, who will go through the correct procedure with you.
As stated in your Lease, a written request must be submitted for our approval of any construction or renovation under consideration, in accordance with the Work Authorization Procedures for the building.
This request should include 5 complete sets of engineered drawings for distribution by H&R the Base Building Engineers of Record and the Base Building Design/Builder. H&R will forward the required sets of drawings to TMP (Mechanical), MBI (Electrical), Yolles (Structural) and PCL-Maxam (the Base Building Design/Builder) so that they may review the proposed renovationsí compatibility with the base building design.
Compatibility of the proposed renovations with the base building work is defined as:
- The improvements contemplated by the renovation and specifications would not contravene any applicable legal requirements.
- The structural integrity, design, performance, appearance, strength or quality of the building or any part would not be adversely affected.
- Improvements cannot adversely affect any of the building systems, i.e. the mechanical, electrical, heating, ventilating, air-cooling, air circulation, sprinkler, utility or security systems of the building.
- No excessive floor loading would result.
- H&R must approve designers, contractors and all subcontractors before work can commence as per their lease agreement with TCPL.
- H&R must approve construction drawings and specifications and have 30 days to do so prior to work commencing.
- The Tenant must have obtained all necessary permits, licenses and approvals of the municipal and other governmental authorities and copies shall have been provided to H&R.
- Evidence of insurance coverage to be maintained by the Tenant shall have been provided to H&R. Insurance coverage means:
The Tenant shall comply with the requirements of all unemployment insurance and workersí compensation legislation applicable to the Province of Alberta and shall ensure itís architects, designers, engineers, contractors and subcontractors comply. Copies of applicable WCB clearance letters shall be delivered to H&R.
- commercial general liability insurance against claims for personal injury, death or property damage suffered by others and arising out of any operations of the Tenant for a limit of not less than $5,000,000. This coverage is to include contractual liability, tortuous liability, contractorís protective liability and product and completed operations liability. The coverage shall also include a provision for cross-liability and severability of interest. H&R should be named as an additional insured.
- Property insurance on an all risks basis for an amount of not less than 100% of the replacement cost of the improvements contemplated. H&R is to be named as an additional insured.
- Automotive liability insurance coverage covering all motor vehicles owned and non-owned, operated and/or licensed by the Tenant or its Contractors and used in connection with the work with minimum bodily injury and property damage limit of $2,000,000.
- Each of the above named policies shall not be cancelled or reduced or changed in any way without 30 days written notice to H&R. A certificate confirming the above insurance is to be delivered to H&R before any work commences.
- The Base Building Contractor shall make all mechanical and electrical connections to the premises necessary to ensure that no warranty or guarantee pertaining to the Base Building is lost or jeopardized.
- At the Tenantís expense, H&R shall arrange for the connections referred to above, and any other items included in the Tenantís Work, which, pursuant to the Development Agreement must be done by the Base Building Contractor.
- Nothing may be attached to the curtain wall members or air barriers by any type of fastener that would penetrate those curtain wall members or air barriers, or hinder the movement of the curtain wall members as designed.
- Nothing may be constructed that may hinder or be impacted by the designed structural movements.
- No penetrations may be made in or near the post-tensioned structural members. Nothing is to be fastened to or drilled into the structural post-tensioned beams at any location.
- Nothing may be attached or fixed to the perimeter radiant heating panels. Criteria for the length and spacing of any fastener or penetration into structural members other than post tensioned members must be submitted for approval by H&R.
- All additions and modifications to the Life Safety system must be designed and implemented by the Base Building designated Designer and Contractor. The Base Building designated sprinkler contractor must implement all additions and modifications to the building sprinkler system.
- The Tenant designer must indicate all structural loads so the base building structural engineer can confirm that the base building loads have not been exceeded.
- At H&Rís sole option the, Base Building Design Builder may be designated to design and construct all modifications to the structure, i.e. openings, stairs, etc. Fees will be paid by H&R and billed back to the Tenant.
- H&R, utilizing the Base Building Design Builder must approve all Cores. Fees for this service will be paid by H&R and billed back to the Tenant.
- Coring Procedures are:
- Tenant to submit to H&R with a copy to PCL-Maxam, A Joint Venture (attn: Mr. Bruce White) a covering letter summarizing the submitted information and what is required along with the following.
- Tenant to prepare plan showing size and location of core dimensioned to base building grid lines. The plan must have approved stamps from the Tenant general contractor and project manager.
- Tenant shall submit x-ray or Ferro scan showing that proposed core location does not cut any reinforcing steel.
- If x-ray or Ferro scan indicates that reinforcing steel will be cut, then core location should be relocated to ensure that no reinforcing steel would be cut.
- Should the core not be able to be relocated, then request for structural modification must be initiated as noted in point 2 above.
- NOTE: Ferro-scan or x-rays may not identify location of embedded electrical conduit. The Tenant assumes risk for cutting of embedded conduit.
- The Base Building structural engineer will review Tenantís coring request. Comments will be issued through PCL-Maxam, A Joint Venture to H&R.
- H&R will issue approval of Coring request to the Tenant.
- Tenant proceeds with coring.
- Should there be evidence that embedded items were cut, including conduits and cast in slab services, the Tenant will advise H&R. Necessary design reviews by Base Building Design Builder will follow to verify the integrity of the affected system. Fees will apply.
- Tenant shall ensure no impact on personnel in the building (trades people, staff working on floors above or below, and public).