BUILD-OUT AND REMODELING

Thomas Duke Company Properties has the responsibility for providing a new tenant, and assisting existing tenants with a high-quality, cost-efficient tenant space and a smooth, trouble-free construction or renovation process.  Your lease outlines how the construction or remodeling of your tenant space is to occur.  Please contact building management any time you are considering alterations to the premises.

We separate build-outs and remodeling into these categories:

• Retrofits or new construction requiring the use of a General Contractor and the preparation of Architectural and Engineering Documents.

• Work performed by the Landlord as a result of a new lease or lease renewal.

• Projects where the tenant elects to hire their own contractor and directly manage their contractor's work.

• Alterations performed during the term of the lease.

In any of the above situation you should know the following about the process:

• We can recommend an architect to meet with you to discuss your space needs.  Conversely, you may retain your own architect or designer.

• A space plan will be presented, and your feedback will be used to revise the plan, if necessary.

• At this point, construction estimates may be prepared and construction schedules may be proposed.  

• Subsequent to your approval of a space plan, architectural drawings will be prepared for review by you, Thomas Duke Company and any contractors bidding to do the work.

• Any construction in the premises requires permitting for the local jurisdiction’s building permit offices.

• Our advance approval is required before submitting plans to government offices for approval.

• Three complete sets of as-builts must be submitted upon completion of the work.

Requirements

All tenant space build-outs and remodeling have the following items in common:

• Due to the sensitivity of the mechanical and fire life safety systems, all tie-ins must be completed by Thomas Duke Company’s Contractor.

• Modifications to tenant space require the approval of Thomas Duke Company Properties.  Please notify the Management Office of your intent to modify your space.

• Submit four sets of plans (architectural, electrical, mechanical and/or structural) to Building Management for review.  The basic 4 sets are for you, your contractor, the property and Thomas Duke Company Properties.

• Building Management must approve your general contractor before work can begin.  We will require a Certificate of Insurance from your contractor as evidence of Workers Compensation Insurance, General Liability Insurance and the naming of Thomas A. Duke Company Properties as additional insurers.

We will return plans with our initialed approval stamp.  Your contractor will want to use the approved plans to obtain Building Permits.

Provide copies of Building Permits to Building Management.

Arrangements will need to be made for items like:

Parking privileges         Carting debris

Receipt of materials     Noise control

Electrical power            Fire Alarm tie-ins

A copy of construction rules and regulations follows attached for any work that takes place in the space, even that which seems very minor.  Please be sure your vendor is aware of these restrictions so that the work can be priced accordingly, your neighbors are not unnecessarily disturbed and we will not have to have the contractor stop work.

As a courtesy to you and as a help to the building engineering staff in the future, we desire to inspect your contractor's work before you accept it.  These inspections regularly benefit tenants.