Contractor Rules and Regulations

CONTRACTOR RULES AND REGULATIONS

The following contractor rules and regulations will apply to any contractor, material supplier, or subcontractor involved in building modifications, construction, bidding, or remodeling work on Arden properties.

Pre-Construction

Contractor shall be responsible for inspecting the site of the job, understanding the scope of work to be performed, examining any and all related documents, and obtaining any permits or certificates necessary to perform the work.

All space plans, final drawings, and engineering or design-build drawings must have the written approval of Arden Realty Inc. prior to beginning construction. NOTE: Design-build drawings can be modified at the discretion of the Building Engineer given permission by Arden’s Project Manager.

Prior to commencement of any work, contractor shall supply the following items to the Project Manager and/or Property Manager:

Certificates of Insurance (Refer to EXHIBIT “B”).
General Contractor’s assigned Project superintendent contact information.
Complete list of subcontractors with emergency phone numbers.
Accurate construction schedule.
Verbal notification of actual start date.

A pre-job kick-off meeting will take place prior to starting any work. This meeting is to include the following persons:

Contractor’s representative
Property Manager
Tenant’s representative
Architect (if necessary)
Building engineer (with previously submitted vacant suite report)

Kick-off meeting topics include:

Schedule and substantial completion date.
Key personnel and emergency contact numbers.
Access and delivery hours and rules.
Property specific rules and regulations.
Job-site field conditions.
Project documents: submission, review, and discrepancies.
Change order approval and processing.
Protection and cleanup.
Project completion and punchlist.
Project closeout and closeout documents.

During Construction

1. Project Job Board

General Contractor is to post a construction job board on each construction site that contains the following information:

-General Contractor contact information and emergency phone number

-Landlord’s Project Manager contact information

-Landlord Rules & Regulations

-Construction Documents and Permit Inspection card and any pertinent notices

2. Building Access and Hours of Operation

General Contractor and their sub-contractors are to use side doors for building access during normal business hours. Normal hours of construction are 8:00 a.m. to 6:00 p.m. Monday through Friday with the exception of holidays, Saturdays and Sundays. All work deemed to be noisy and/or odoriferous must be coordinated through the office of the building and performed outside normal working hours.

All deliveries and stocking of material in the building must be performed prior to 8:00 a.m. or after 5:00 p.m.

Freight elevators are not available on some properties. Therefore, passenger elevators may be used and will require 24-hour notification to the Property Manager for preparation. If a freight elevator is available, it must be reserved in advance with the office of the building

3. Off-Hours Work (before 8:00am or after 6:00pm)

All demolition work will be performed after hours. Demolition contractor shall walk with building engineer to review existing conditions and necessary protection precautions. Any damage to base building systems, common areas, and tenant spaces or property occurring while demolition work is being performed will be the responsibility of the general contractor. All shooting of track or wires must be performed off-hours.

4. Recycling of Construction Waste

Recycling construction waste is mandatory and shall be adhered to per local code jurisdictions. Construction materials recycling records shall be maintained by the General Contractor and submitted to the TI Project Manager as part of the Project Close-out documentation. Records shall include materials recycled or landfilled, quantity, date, and identification of any hazardous waste.

5. Salvageable and Re-usable Items

All salvageable items shall be reused in the project whenever possible. All salvageable items of value, as determined by the TI Project Manager, and not reused in the work, shall remain in the property of the building and shall be stored as directed by the Property Manager and/or Building Engineer.

6. Protection

All construction requiring the use of passenger elevators,lobbies and/or common areas shall have adequate protection that is to be kept clean andorderly and replaced if worn. Flooring (including elevator floors)shall be protected by ¼” Masonite panels taped to the floor and adjoining areas with “trip-free” transitions. Plastic must be used to cover carpeting in areas with construction traffic. Carpets are to be placed at the entrances to all construction areas and maintained dampfor wiping of dirty shoes. Elevator cab jambs are to be protected throughout the construction utilizing wrapped masonite panels. Walls and corners shall have adequate protection against damage at all times during the project. THE GENERAL CONTRACTOR WILL BE RESPONSIBLE FOR ANY DAMAGES CAUSED IN THE COMMON AREAS DURING THE CONSTRUCTION PROCESS (includes elevator cabs, common area floors, walls, lights, etc.).

7. Indoor Air Quality During Construction

General Contractors are to provide material safety data sheets (MSDS) or other appropriate documents upon request, but prior to installation or use for the following products, including but not limited to: adhesives, caulking, sealants, insulating materials, fireproofing or fire stopping materials, paints, carpets, floor and wall patching or leveling materials, clear finishes for wood surfaces, cleaning products, etc. It is preferred, but not required, that the General Contractor utilize portable air scrubbers on the project to minimize air particle pollution during construction, esp. in multi-tenant buildings.

8. Restrooms

All construction personnel shall use only the restrooms on the floor where the work is taking place. Restroom basins are not to be used forfilling buckets, making paste, washing brushes or tools, etc. Restroom toilets are not to be used for disposing mud, paint, solvents, etc. If cleanup facilities are required, special arrangements may be made with the building engineer.

9. Lunch and Break Areas

Construction personnel are not to eat or take breaks in tenant employee lounges, kitchens, or common areas of the building. Eating and break activities will be limited to the construction areas or off-site, as directed by the Property Manager. Trash left over from lunch or break time is to be properly disposed in a waste receptacle.

10. Trash and Cleaning

Contractor shall dispose of all construction trash and debris off-site on a daily basis. At no time are the building’s trash compactors and/or bins to be used for the disposal of construction material. Permission and placement of trash bins shall be at the direction of the Property Manager and building engineer.

All areas that the contractor and/or its subcontractors work in must be kept clean at all times. This includes common areas that the construction personnel utilize. Suite entrance doors to construction areas must be kept closed at all times except for deliveries and debris removal. Any extra building cleaning charges due to construction will be back charged to the contractor’s account.

11. Work Attire

Proper work attire shall be worn at all times while on the building premises. Shorts and cutoffs are not permitted, and shirts are to be worn at all times.

12. Music

No radios, walkman or MP3 devices are allowed on the jobsite.

13. Parking

Parking for all construction personnel shall be coordinated with the office of the building. Parking is not permitted in the handicap stalls, “Fire Lane” or “Loading Only” zones. Only a single warning will be issued, any further violations, each vehicle will be towed or ticketed.

14. Base Building Modifications

Any work which alters the base building such as coring, and/or modifications to the mechanical, electrical or plumbing systems must be coordinated with the office of the building and the Building Engineer.

15. Open Flame

Welding or burning with an open flame will not be permitted without prior approval of the Property Manager or during normal business hours. Work on multi-tenant floors must be performed prior to 8:00am or after 6:00pm. When permitted, work must comply with all applicable codes and any necessary permits obtained. Adequate fire suppression equipment, including fire extinguishers should be readily available during the work. Refer to EXHIBIT “B” Hot Work Procedures and submit a signed record to the Property Manager prior to any open flame work performed on property.

16. Design Build Drawings

All design mechanical and electrical drawings must be submitted to the building engineer (in addition to the local building department) for review and approval prior to starting any associated work. In addition the mechanical and / or electrical subcontractors must walk the job with the building engineer to review the project prior to starting any work. After all job walks contractors are responsible for turning off lights and putting any moved ceiling tiles back.

17. Drawing Coordination

It will be the responsibility of the general contractor to insure that the design-build drawings and shop drawings agree with all of the contract documents.

18. Plumbing

It will be the responsibility of the general contractor and plumbing sub-contractor to field verify systems for the installation of building standard equipment per specifications of the bid documents or clarification with Arden Realty’s Project Manager and/or Building Engineer. Sump Pumps or Collection Pumps are NEVER to be installed at any of Arden’s Properties.

19. Electrical

All electrical and phone closets being used must have the panel covers replaced at the end of the day. Any open electrical closet shall have a worker present at all times, no propping doors open overnight. All electrical and lighting circuits are to be properly labeled and panel schedules updated. The Building Management will provide electrical room access. No keys will be given out to the contractors.

Should the scope of work require floor cores into an existing tenant’s space, the building engineer must be present to oversee this work. If the work is to be performed before 5am or after 6pm, building engineer overtime will be charged to the contractor or tenant.

20. Fire Life Safety System and Fire Sprinkler Systems

All fire life safety system work must be coordinate with the building engineer. Notification must be given to the Office of the Building prior to commencing any work that will temporarily compromise this system.

Fire Sprinkler systems shall be drained and refilled with the approval of the building engineer. The building engineer shall be present when this scope of work is performed. If the work is to be performed before 5am or after 6pm, building engineer overtime will be charged to the contractor or tenant.

21. Access

The general contractor and their subcontractors are not allowed into any other tenant’s suite within the building without prior authorization from the Property Manager. All access into neighboring tenant’s suites must be scheduled with the Property Manager and must allow for 24-hour notice (depending on the scope of work). A member of engineering, security or property staff must be present during access.

22. Final Job Walk and Punchlist

The contractor shall contact the project manager or property manager at least 48 hours in advance of completion of construction to schedule a final job walk and creation of a punchlist. No final payment will be made prior to completion of the punchlist and receipt of a close-out package.

23. Closeout Documents

Contractor shall provide the Project Manager and Office of the Building with a complete closeout document package including, but not limited to the following items:

As-Built permit set drawings (also provided to architect for red line corrections)
Warranty Information for materials and equipment
Project guarantee letter
Accurate mechanical, plumbing, sprinkler and electrical as-built drawings.
HVAC air balance reports
Copy of building permit with final signatures
Copy of re-labeled electrical panel schedule
Specific material and/or equipment information such as non-building standard lighting fixture “cut sheets” or auxiliary AC unit manual.
Complete punchlist signed by tenant or project manager

The above items must be received prior to the release of final retention payment.

IN SIGNING BELOW, I HAVE READ AND UNDERSTAND THE ABOVE-MENTIONED STATEMENTS AND REQUIREMENTS.

NOTE: THE GENERAL CONTRACTOR MUST POST THESE RULES & REGULATIONS ON EACH JOB SITE’S CONSTRUCTION JOB BOARD.

Contractor’s Representative (print name)______(Date)______

Contractor’s Representative (signature)______

Please mail or fax this page to the Tenant Improvement Representative of Arden Realty, Inc.:

Mail to: Arden Realty, Inc.Fax to: (630) 916-2300

One Lincoln Centre

18W140 Butterfield Road

Suite 1110

Oakbrook Terrace, IL 60181

EXHIBIT “A”

ARDEN REALTY, INC.

HOT WORK PROCEDURES

FOR

ENGINEERING, CONSTRUCTION AND TENANT IMPROVEMENT WORK

BUILDING ______PROJECT NAME ______PROJECT # ______

LOCATION OF WORK ______

PROJECT MANAGER / PHONE # ______

CONTRACTOR / PHONE # ______

The location where this work will take place will be examined before the start of cutting/welding operations and all the appropriate precautions (including any that exceed those outlined below) will be taken.

FIRE SAFETY PRECAUTIONS

BEFORE THE WORK - All of the following precautions must be taken:

Cutting and/or welding equipment must be thoroughly inspected and found to be in good repair, free of damage or defects.

A multi-purpose dry chemical, portable fire extinguisher must be located such that it is immediately available to the work and is fully charged and ready for use.

At least one fire alarm pull station or means of contacting the fire department (i.e. site telephone) must be available and accessible to person(s) conducting the cutting/welding operation.

Floor areas under and at least 35 feet around the cutting/welding operation must be swept clean of combustible and flammable materials.

All construction equipment fueling activities and fuel storage must be relocated at least 35 feet away from the cutting/welding operation.

Where applicable, the following precautions will also be taken before the work begins:

Fire resistant shields (fire retardant plywood, flameproof tarpaulin, metal, etc.) must cover combustible floors.

Spark/slag catchers (fire retardant plywood, flameproof tarpaulins, metal, etc.) must be suspended below any elevated cutting/welding operation.

All floor and wall openings must be covered to prevent sparks/slag from traveling to other, unprotected areas.

Containers in or on which cutting/welding will take place must be purged of flammable vapors.

EXHIBIT “A”

DURING / AFTER THE WORK - The following precautions will be taken:

Person(s) must be assigned to a fire watch during and for at least 30 minutes after all cutting/welding ceases.

Fire watch person(s) are to be supplied with multi purpose dry chemical, portable fire extinguisher and trained in its use.

A fire alarm pull station or means of contacting the fire department (i.e. site telephone) available and accessible to fire watch person(s).

The location where this work will take place has been examined before the start of cutting/welding operations and all the appropriate precautions have been taken. Responsible party to sign under Signature 1 for each date.

The work area and all adjacent areas to which sparks and heat might have spread (including floor levels above and below and on opposite side of walls) were inspected 30 minutes after the cutting and or welding operations ceased for the day and were found to be fire safe. Responsible party to sign under Signature 2 for each date.

Signature 1Signature 2

Date ______Before ______After ______

I have read and understand the procedures for hot work on this project as outlined in the above statements and directives.

Contractor’s Representative (print name)______(Date)______

Contractor’s Representative (signature)______

EXHIBIT “B”

VENDOR INSURANCE REQUIREMENTS

In no event shall vendor commence work without having first provided required, and Arden Realty approved, insurance certificates. Vendor shall procure and maintain in full force and effect for the full duration of the Work, at its sole cost and expense, the following insurance:

Commercial General Liability: Bodily Injury Liability and Property Damage Liability of not less than $1,000,000 each occurrence, 2,000,000 general aggregate, $1,000,000 products and completed operations aggregate.

The commercial general liability insurance must be occurrence form only (“claims made” is not acceptable) and must include Blanket Contractual Liability, Broad Form Liability, including Products/Completed, Personal Injury, Fellow Employee Exclusion deleted. If policy is subject to a “general aggregate”, it must contain a per job or per location aggregate extension with respect to work for Arden Realty et. al.

Commercial Automobile: Bodily Injury Liability and Property Damage Liability in an amount not less than $1,000,000 Combined Single Limit. Coverage must include Owned (if any) (Long Term Leased), Employer’s Non-Owned and Hired Automobile Coverage.

Umbrella Liability: Each occurrence of not less than $5,000,000 general aggregate per location or per job, $5,000,000 product/completed operations aggregate.

Workers Compensation: Evidence of coverage only. Employers Liability insurance with limit of $1,000,000 per employee.

Additional Insured: Contractor shall add, by Additional Insured Endorsement, Arden Realty, Inc., Arden Realty Limited Partnership, their parent, subsidiaries, partners, affiliates and their respective officers, directors and employees as additional insureds on each policy of insurance prescribed herein. This insurance shall be primary with respect to any other insurance available to such additional insureds, and shall be endorsed in a manner that will prohibit the Contractor’s insurers from seeking contribution from such insurance of the additional insureds.

Project Identification: Certificate of insurance must specify project and/or job (i.e., 19191 S. Vermont Ave).

Notice of Cancellation: Each certificate of insurance shall state that such insurance will not be canceled, or materially reduced in coverage, without an unqualified 30 days prior written notice to the Certificate holder(s). Preferred wording is as follows:

“Should the policy(ies) be terminated for any reason, the company(ies) will give the additional insureds and/or certificate holders herein identified 30 days prior written notice, and will send notification of any changes to the policy that would affect that interest, in accordance with the policy provisions, or as required by law.”