Crown Property Management Inc. (Crown) is committed to maintaining its buildings to a high standard and to providing its tenants with a first-class quality of comfort and service. We take pride in our buildings and in our operations. We continually strive to find better ways to serve our customers, while maintaining the integrity of the building and its systems and complying with applicable building codes (Codes). From time to time physical changes are required to suit changing needs and landlord requirements. This manual is a guide for tenants, consultants, and contractors in the planning and construction of work within the building.
Any work to be undertaken by a Tenant (as defined in the Lease Documents) must first be reviewed and accepted by the Crown. Crown’s acceptance of the design and the ongoing construction methods will generally be based upon confirming that the proposed work conforms to the requirements provided in this Construction Manual (Manual). Work that is not designed and/or constructed in accordance with the Manual will have to be corrected at the Tenant’s cost. Work that is constructed without receiving prior written acceptance from Crown may be demolished, at the Tenant’s cost.
The Construction Manual is intended to reflect the most commonly incurred situations and must be read in conjunction with written agreements between the Tenant and Crown. In the event of any conflict between this Manual and the Lease Documents, the provisions of the signed Lease Documents shall prevail.
Notwithstanding the provisions of the Construction Manual and the Lease Documents, the Tenant is solely responsible for designing and constructing its premises in accordance with the requirements of all Authorities having Jurisdiction (Authorities) and obtaining all required permits and approvals.
It is the Tenant’s responsibility to ensure that a copy of the Construction Manual is provided to its Designers, General Contractor(s) and all Sub-Contractors (hereby all referred to as Contractors), and any other person similarly involved in the work. The Tenant is to ensure that they comply with the provisions of the Construction Manual. It is the Tenant’s responsibility to advise the Crown in writing if the Tenant, its Designers or Contractors require clarification or interpretation of the Manual.
The Crown reserves the right, from time to time, to add to, amend, or change the information, procedures and regulations contained in this Manual, as it may deem necessary.
Crown will appoint a Tenant Coordinator who will guide and assist the Tenant by receiving submissions and securing Landlord’s comments for the Tenant during the design, construction and move-in period. The Tenant Coordinator is listed in Appendix “A”. This is typically the General Manager, Assistant Property Manager, or Operations Manager
The building Operations Manager will be the Tenant Contractor’s primary contact at the building during the construction phase. The Tenant’s Contractor will obtain directions and authorizations from the Operations Manager for all matters affecting construction at the building, building systems, building operations, and building occupants, and as may be required by this Manual. The Operations Manager is listed in Appendix “A”.
The Landlord will provide base building and existing leasehold improvement plans, if they are available. Additional information may be available from the building Operations Manager.
The information, documentation, and measurements provided by the Landlord are for general information only and are not to be relied upon by the Tenant or its Consultants. It is the Tenant’s responsibility to ensure that its Consultants verify the existing conditions and any measurements provided.
The Tenant is responsible for obtaining all necessary permits and approvals from all Authorities having Jurisdiction (Authorities) over the work to be performed for any tenant improvement carried out by the Tenant and Tenant’s Contractor. Construction may not commence until the building permit and other relevant permits or approvals have been issued. The building permit shall be displayed on site and the permit plans are to be kept on site throughout the construction process. Where applicable, the General Contractor shall file a “Notice of Project” with the Ontario Ministry of Labour and post the Notice on site.
A copy of all permit applications and permits shall be provided to the Operations Manager before work commences.
The Tenant shall provide the landlord with a copy of the final permit drawings and specifications. They shall be in the form of one electronic CAD file and one PDF file.
The Tenant is responsible for correcting, at its cost, all items of work which do not meet with the approval of the Authorities, notwithstanding that the Tenant’s drawings have been reviewed by the Landlord, its Consultants and Authorities. Any items not corrected by the Tenant within a reasonable time may be corrected by the Landlord at the Tenant’s cost.
Upon completion of the work the Tenant will provide the Operations Manager with written confirmation from all Authorities acknowledging that all required work has been satisfactorily completed and the permit file(s) have been closed.
The Tenant is responsible for the production of accurate plans and specifications for permit applications and for construction (Construction Documents) and is required to obtain the required permits, approvals and inspections of all Authorities. The Tenant shall engage qualified architects, designers and engineers (all known as Consultants) as may be required. The Consultants must be certified to prepare and submit permit drawings.
The Tenant may wish to engage Consultants suggested by the Landlord (Landlord’s Consultants). The Tenant is encouraged to retain the base building mechanical and electrical engineers suggested by the Landlord.
Should the Tenant elect to engage other Consultants, the Landlord’s Consultants shall review the Construction Documents at the Tenant’s expense, and the Tenant shall incorporate any changes as may be requested. The Landlord’s Consultants may require up to two weeks for review of the Tenant’s drawings and to comment.
Where special mechanical, electrical and structural conditions warrant, as determined by the Landlord, the Tenant will engage the Landlord’s Consultants to produce the required drawings.
Crown Property Management Inc. is committed to using low environmental impact building materials and equipment in all its facilities, as well as reducing waste from construction activities to help conserve natural resources and reduce landfill loading.
Contractors, design teams, tenants, etc. are encouraged to use environmentally friendly and recyclable building materials whenever possible such as products with high recycled content, products which are produced with minimal impact on the environment, and low off gassing carpeting and furnishings. A list of green certificated building materials is available on https://greenterrafirma.com/EcoLogo.html.
Drawings must be prepared using a recent version of computer aided design (CAD) software.
All furniture and room layouts must be designed in such a manner as to ensure access to the window induction units. Non moveable items including systems furniture must maintain a minimum of 12” clear distance from the induction units, or as may be required by the Operations Manager.
The Tenant shall submit its final Construction Documents (Issue for permit drawings and any specifications) to the Tenant Coordinator for review and comment. The Tenant shall allow two weeks in its schedule for this Landlord review. The Construction Documents shall be provided in one electronic CAD format and one PDF format. The Tenant will receive an email back within the two weeks with any comments from Landlord.
The Landlord’s review is conducted for the Landlord’s general information only. The Landlord’s comments are to provide general direction to the Tenant. Such review does not limit the Tenant’s responsibilities to produce an accurate and technically complete set of Construction Documents that will meet the requirements of Authorities. The Landlord’s review is for general arrangement and does not warrant the accuracy or completeness of the Tenant’s Construction Documents.
The Tenant may submit a preliminary set of drawings to the Tenant Coordinator when they can convey the design intent. This may expedite the Landlord’s review of the final Construction Documents.
The final submission, consisting of the completed Construction Documents, must be reviewed and commented upon by the Landlord prior to permit application. The Landlord may demand additional and expanded information prior to providing all its comments and allowing construction to proceed.
The Tenant’s design is also subject to the review, comments, approval and on-site inspections by all Authorities having Jurisdiction.
Any further changes or revisions to the Reviewed drawings must be submitted to the Landlord for further review and comment, and the altered work must not proceed until the Landlord has responded.
The Landlord’s Reviewed drawings are to be kept on site throughout the construction process.
The Landlord reserves the right to require that additional or expanded information be provided, for the purpose of definition or clarification, before any approval is given. All revisions specified by the Landlord must be incorporated into the Scope of Work.
The Tenant shall pay the Landlord with respect to the design and construction of the Tenant’s work the following:
If the Tenant elects to use design and engineering consultants other than those suggested by the Landlord, the Tenant will pay the Landlord a fee for its consultants to review the Tenant’s design, for the sole benefit of the Landlord. The Landlord’s review is for the Landlord’s general information only and is not to verify the accuracy or completeness of the Tenant’s documents. The Tenant will be invoiced at cost plus and administration fee of 15%, or as set in the Lease, for reviewing the Tenant’s documents.
The Tenant will pay the Landlord a fee for Administration Services provided during Normal Office Hours during the design and construction of its premises. This fee will account for a range of services which may include providing building information and documentation to designers and engineers, providing access to the premises for consultants and contractors, periodic visits by Crown personnel during construction, coordinating elevator scheduling, coordinating fire alarm and life safety shut downs and inspections, coordinating security personnel, coordinating cleaners and ensuring public spaces are being kept clean by the Tenant’s contractors, arranging security and after-hours access, arranging alarm system shut downs, and sprinkler drain downs and refills, providing notices to building tenants as required, coordinating building operations during a tenant’s move(s), scheduling loading dock facilities, arranging for overtime staff and security as may be required, and recovery of overhead expenses and services for electricity, water, security, fire protection, and other services during construction.
The Construction Administration Fee is calculated based on the rentable area and as set out in the Lease documentation.
The Construction Administration Fee does not include management, coordination or scheduling the Tenant’s Contractor(s) or the construction of the Tenant’s work.
Should the Landlord be called upon by the Tenant to provide additional services, or should the Landlord, in its sole judgment, be required to perform work or provide services associated with, or resulting from, the Tenant’s construction and move, then the Tenant will reimburse the Landlord its reasonable costs plus an administrative fee of 15%.
If the premises are not left sufficiently clean by the Tenant’s Contractor(s), the Landlord may direct its cleaning contractor to perform post construction cleaning, as the Landlord deems necessary, at the Tenant’s cost as per established service rates.
Crown Realty Construction Inc. provides a complete design and construction service for our customers. With over 30 years experience in designing and constructing office interiors, this one stop shop can design, estimate and construct your premises to your requirements. We also obtain all permits and approvals. For more information contact the Leasing Department or the Tenant Coordinator.
The Tenant may elect to engage its own General Contractor, Sub-contractors, trades and suppliers, all referenced as (Tenant’s Contractor(s)), to carry out interior alterations. The Tenant must ensure that its Contractors are provided with a copy of this Construction Manual when requesting any estimates or quotations. The Landlord maintains a list of Building Contractors and Mandatory Base Building Trades list that the Tenant needs to review when tendering and awarding its work (Appendix B). Mandatory trades are for Mechanical, Electrical and Life Safety and Tenant must use these Base Building Trades for construction.
Work to Be Performed by the Landlord’s Contractors
Some work required by the Tenant may affect critical elements of the building and could have an impact on other tenants. This work must be performed by the Landlord’s Contractors, at the Tenant’s cost. This work may include without limitation, structural changes, significant mechanical modifications to the heating, cooling or ventilation systems and controls, connections of electrical loads to building panels, modifications to the fire alarm and speaker systems, re-verification of the fire alarm panels, re-keying of suite entry doors, significant modifications to the building fire suppression system, and connections to the building security system. The Operations Manager will work with the Tenant to define the scope of work which must be performed by the Landlord’s Contractors. The Tenant should confirm that its Contractor(s) are not pricing the same work that will be performed by a Landlord’s Contractor.
All Contractors are subject to periodic review and approval by the Landlord, acting in its sole discretion. Prior to incurring the time and costs of preparing and submitting a quotation for work, and possibly not being found acceptable to the landlord, it is recommended that all Contractors first:
The Tenant shall ensure that its Contractors submit the above information to the Landlord in writing and in a timely manner.
The Landlord may in its sole judgment, and without further explanation, refuse to accept any Contractor or Sub-Contractor that it believes may not meet the standards required for this work and/or for this property.
Prior to commencing any work on the site:
The Lease Agreement must be fully executed by the Tenant and the Landlord.
The Tenant’s Contractor shall deliver to the Operations Manager:
The Landlord shall deliver to the Tenant:
The Tenant Construction Drawings that have been reviewed by the Landlord
The Landlords notice, Permission to Proceed with Construction. This Notice will be provided when the Landlord is reasonably satisfied that the Tenant has or is in the process of satisfying the above requirements.
Prior to delivering materials or commencing work in the building the Tenant’s Contractor shall request an inspection with the Operations Manager of the pathways to the work area, the leased premises, the washrooms to be used by the Contractor’s forces, and service elevator to be used by the Contractor. The Tenant shall ensure that before any work commences that its Contractor documents any pre-existing damages to finished surfaces including, wall surfaces, ceiling grid and tiles, washrooms, light fixtures, diffusers, window coverings, window framing, doors and frames, common area carpet and flooring, thermostats, lighting controls, electrical panels, convectors, etc., and provides same to the Operations Manager. The Tenant may be held responsible for damages that have not been recorded as pre-existing.
The Tenant will be held responsible for ensuring that prior to the start of any construction its Contractor(s) install protective sheeting on all floor coverings and surfaces that may be damaged, soiled, or contaminated with dust. If required by the Landlord, additional protective covering will be used, to protect door openings, elevator cabs, millwork and wall surfaces in all common passageways and elevator lobbies through which material may pass during the course of construction. The Tenant will reimburse the Landlord for the cost of making good any damages caused by its Contractor(s).
In addition to the Tenant’s other requirements during construction as referenced herein, it is the Tenant’s responsibility to ensure that:
Its Contractor(s) always observe, and enforce all applicable construction safety regulations, including the Ontario Health and Safety Act, and W.H.I.M.S. requirements
Notwithstanding its other obligations herein, upon completion of the work the Tenant must submit to the Landlord the following:
Final construction cleaning shall be provided by the General Contractor when all work is substantially completed, and the Tenant is ready to occupy the premises. Post construction cleaning shall include all surfaces as well as all glass, windows and mirrors, all counter surfaces, and millwork interiors, all product stickers, the interior of perimeter radiators and their grilles and coils, light lenses, and HVAC diffusers. If window coverings were not wrapped and protected, then window coverings may have to be removed and cleaned. All temporary air filters must be removed and replaced. If temporary filters were not installed, then ductwork may have to be cleaned.
The premises are to be left in “move-in” condition acceptable to the Operations Manager in order for regular office cleaning to commence.
The Landlord’s regular office cleaning, dusting and vacuuming service is not a construction clean up. Regular office cleaning will not start if there are any construction materials, debris or packaging materials in the premises, or if the premises are unduly dusty and surfaces are soiled and dirty.
The Tenant shall complete the work in accordance with a schedule provided to, and acceptable to, the Landlord. If the Tenant fails to complete the work or if construction is unduly delayed, the Landlord, at its option, may complete part or all of the work at the Tenant’s cost.
The Landlord and its agents shall have free access to the leased premises at all times for the purpose of or inspecting, correcting, or completing any work
The Tenant’s Contractor(s) shall perform its work in a manner that will not interfere or conflict with any activities of the Landlord, its tenants, or other contractors.
Prior to the commencement of any Tenant Work, the Tenant and its Contractor will provide Crown with a Certificate or Certificates of Insurance evidencing that the Tenant has secured Comprehensive General Liability Insurance of not less than Five Million ($5,000,000.) dollars. Such insurance shall provide for:
The Contractor(s) and Tenant agree to indemnify and save harmless Crown and the Owner from any costs Crown and the Owner may incur, including but not limiting the generality of the foregoing, reasonable legal costs arising out of any actions or omissions, alleged or actual, of the Contractor(s) employees or the Contractor(s) Sub-contractors or guests while on the property or in the Tenant’s premises.
All Contractors must ensure that their policies cover all work performed by their sub-trades.
Any other Contractor working directly for the Tenant in the Building must likewise provide evidence of adequate General Liability Insurance coverage ($5,000,000) naming the same Additional Insureds as found in Appendix A.
The Tenant Contractor shall furnish written evidence of good standing with the Workplace Safety & Insurance Board. The Contractor shall demonstrate that all employees engaged in the work are covered in accordance with the statutory requirements of all Authorities having Jurisdiction for the duration of the project.
The Tenant undertakes to protect the Crown and the Owner against the registering of Liens against the property under the Construction Lien Act. If any of the Tenant’s Consultants, Contractors, Sub- Contractors or Suppliers registers a Lien against the Property Title, the Tenant undertakes to immediately pay the required sum into Provincial Court, or to take all other actions necessary to have the Lien removed from Title.
The Tenant shall ensure that its Consultant issues a Certificate of Substantial Performance in a timely manner and that its Contractor(s) promptly publishes a Notice of Substantial Performance, all in accordance with current Lien Legislation.
The Tenant shall provide the Landlord with a copy of the published Notice of Substantial Performance. The Tenant shall ensure that all Lien Holdback funds are properly released in a timely manner.
The Tenant is fully responsible for the physical security of the leased premises and the contents therein throughout the construction and fixture period.
The Landlord will issue keys and/or a security pass for the newly leased premises to the designated General Contractor at the request of the Tenant. A $50.00 refundable security deposit is required from the Tenant for each key/card provided. For work within an existing Tenant’s premises, the Tenant may issue keys to the designated General Contractor only.
The Landlord is not responsible for any tools, materials, furniture, furnishings or equipment in the leased premises or on site, nor for any damage to the leased premises.
All construction personnel shall carry proper proof of personal identification.
If required, the Tenant may be able to arrange for additional security and “Fire Watch” staff, by contacting the Operations Manager and additional fees may apply.
To ensure the security of the premises has not been compromised, following construction the Tenant may want to have any construction locks re-keyed and all construction access cards deleted from the system. The Operations Manager can assist in this matter.
It is the Tenant’s responsibility to ensure that its Contractor(s) observe and comply with all applicable construction safety regulations, including but not limited to the Occupational Health and Safety Act,
W.H.M.I.S Regulations, Crown’s Health & Safety Program, and the Contractor’s Safety Policy.
The construction area must always be clearly demarcated and physically separated from the public area. Travel routes and emergency exit routes must never be obstructed.
The Tenant shall ensure that its Contractor(s) maintain adequate and qualified supervision of its workers at all times, and that they are trained and properly equipped to administer first aid procedures.
The General Contractor is required to post, on site:
The Contractor shall provide operable fire extinguishers within the leased premises throughout the construction period and the extinguishers must be of sufficient quantity and of suitable types to combat a potential fire in the work area.
Any additional safety requirement which may be requested by an authorized representative of the Landlord shall be complied with immediately and fully by the Tenant and its Contractor(s). In the absence of an immediate and sufficient response by the Tenant or its Contractor(s), the Landlord may take any action it deems appropriate, at the Tenant’s cost.
All stairwell doors and fire rated doors are to be kept closed at all times. Any construction site found to have stairwell and other doors propped open will be assigned a security guard, at the Tenant’s expense, until the situation is resolved.
Section 30 of the Ontario Occupational Health and Safety Act requires building owners or their agents (architects, general contractors, construction managers, etc.) to prepare (or have prepared) a list of designated substances present in the area of construction or in the facility. There are eleven designated substances subject to special regulation under the Occupational Health and Safety Act. Of these eleven, asbestos, lead, mercury, and silica are commonly found in buildings and can impact health and safety during construction, demolition, and renovation projects. The owner must ensure that a prospective contractor has received a report detailing designated substances before tendering a construction
project. The owner or the owner’s agent is liable to every contractor and subcontractor for damages and costs arising from unreported materials (of which the owner should reasonably have been aware) and could also be subject to orders and fines from the Ministry of Labour (MOL). The Ministry of Labour requires the contractor to report any Designated Substances likely to be used (asbestos is a Designated Substance), handled or disturbed during the project. This information is required when contractors submit the Notice of Project form to the MOL.
The disturbance of asbestos-containing materials (ACM) on construction projects is regulated by Ministry of Labour Regulation 278/05. Section 10 of the Regulation describes the information that building owners must provide to Constructors prior to requesting tenders or arranging or contracting for work. In addition, the Regulation classifies all disturbance of ACM as Type 1, Type 2, or Type 3, each of which has defined work practices.
The Ministry of Labour has issued construction guidelines, for the control of exposure to mercury, lead and silica on construction projects, meant to assist contractors in establishing safe work
procedures. While these are not regulations, these guidelines and hazard alerts recommend work practices that contractors can employ to meet their general duty to protect workers on a project from known hazards, as required by the Occupational Health and Safety Act.
Management, handling and transfer of PCBs are controlled by R.R.O. 1990, Reg. 362, Waste Management-PCB’s Regulation, made under the Ontario Environmental Protection Act, and the PCB Regulation (SOR/2008/273) made under the federal Environmental Protection Act.
The Ontario Ministry of Labour published the hazard alert “Mould in Workplace Buildings”, in December 2000. To quote from the alert, “The sustained and/or extensive growth of any visible mould on the interior surfaces of a building is unacceptable. Mould growth on the interior surfaces of buildings is a risk factor for health problems.” The MOL has enforced work stoppages as a result of indoor mould growth and has enforced removal using work practices similar to those required for asbestos abatement.
The General Contractor shall request a copy of the buildings Asbestos Assessment Report or Management plan if the owner has not provided one before the start of any construction.
When, as a result of the Tenant’s work, there is a possibility that smoke detection system on the floor(s) could be falsely activated due to the construction process (i.e. welding, torching, grinding, excessive dust, etc.), the Building Operations Manager may turn the system off at pre-arranged times. If signs of trouble and / or ground fault appear when the system is turned back on, it will be the responsibility of the Operations Manager to make arrangements to correct the fault at the sole expense of the Tenant.
If the Operations Manager deems necessary, security personnel will be retained at the Tenant’s cost to provide a “Fire Watch” during any period that the Fire Protection System, Fire Alarm and/or Life Safety system is turned off in order to accommodate the Tenant’s construction.
The contractor is responsible to contact the base building fire alarm and life safety consultant for all alterations to the base building fire alarm system. No modifications shall be made without the express consent of the base building contractor. If modifications are made to the systems without proper written consent the contractor shall be responsible for all fee’s charges related to a full review and testing by the base building contractor. Please find Contractor information in Appendix “B”.
The General Contractor is responsible for the distribution of temporary power and telephone during the construction period. Exposed electrical cords are not permitted outside of the leased premises.
Only the public washroom(s) designated by the Operations Manager can be used by Contractor(s). This washroom will then be fully maintained and cleaned by the Contractor(s). Cleaning of construction tools and materials is not permitted in washrooms or in-service sinks. The Tenant and Operations Manager shall inspect the washroom(s) at the start and end of construction and any damages will be charged to the Tenant.
The Tenant is responsible to ensure that its Contractor(s) prevent construction dust and debris from entering perimeter convectors, heat pumps, fans, control thermostats, smoke detectors, supply and return ductwork, window coverings, and any other areas that will be adversely affected. The Contractor(s) will cover and/or protect these areas and will install temporary filters over open ductwork.
The General Contractor will provide walk-off mats at entrances to the premises to prevent tracking of construction dust into common areas. Contractor will clean and vacuum building corridors and other common areas affected by this work during Normal Office Hours areas to maintain the building in a clean condition.
The General Contractor will take all necessary precautions to prevent damage to the elevator, foot grilles and common area surfaces and will be held fully responsible for any damage, repair and / or cleaning services required to rectify them.
Tenant Contractor’s work shall be carried out in the Leased Premises during the Normal Contractor Hours listed in Appendix “A”. Any work required to take place outside these hours will require prior approval from the Property Management Team. The Landlord has the right to temporarily shut down any work if other Tenant complaints are received, or if the work is considered to be disruptive. This will apply to noise, dust and/or the emission of odours and chemicals from paints, solvents, adhesives and similar products.
Tenant Contractor(s) must respect the right of every tenant to “quiet enjoyment” of their premises. Noise must be kept to a minimum. As an example, noise from radios, drywall screw guns, drilling, hammering or chipping of concrete, hammering of ductwork, electric saws, pulling of BX cables, etc. will not be acceptable during Normal Office Hours.
Hammer drilling and other excessive noise, as well as any x-ray investigation work, and the emission of odors, etc. is limited to the hours listed in Appendix “A”.
All work outside Normal Contractor Hours is called “After Hours Work” and must be specifically arranged with the Building Operations Manager and may require up to 48 hours notice. Please see Appendix “C” for Request Forms.
The security guard must be on duty during all After Hours Work. Some After Hours Work may require the presence of a designated security guard stationed at the work location. Any additional security costs will be charged to the Tenant.
Access to the building and the leased premises for construction personnel and material deliveries are to be only via routes designated by the Operations Manager.
All construction personnel are expected to fill out a Service Work Permit and all other applicable forms and submit them to the Operations Manager prior to beginning any work on site. The list of applicable forms includes the following requests (Appendix “C”):
All carts or dollies must have clean, soft rubber wheels to avoid damaging floors. Common area floor finishes are to be protected from dolly wheels with clean masonite, and additional protection as may be necessary.
The Tenant is responsible to ensure that any protection required to prevent damage shall be supplied, installed, maintained and finally removed by the Tenant’s Contractor. The Tenant will be held responsible for ensuring that, prior to the start of any construction, all required protection is installed on all surfaces. If required by the Property Manager, additional protection will be provided to safeguard finished surfaces in all common passageways and elevator lobbies through which material may pass during the course of construction. Any damage, whether reported or not by the Contractor will be repaired by the Landlord at the Tenant’s expense.
The handling of items, which due to dimension or weight require special treatment, must be reviewed and arranged with the Operations Manager. Any related additional costs will be at the Tenants expense.
Please see Appendix “C” for Request Forms.
No materials shall be left on the loading dock, corridors or other public spaces. Crown will remove such materials without notice, and without liability, and will charge the Tenant for the cost of this service
The Tenant or its Contractor(s) shall not enter upon the roof of this building prior to approval of the Landlord and the signing of a waiver. Any required openings through or mounting of equipment upon the roof is Landlord’s Work at Tenant’s Cost. If applicable, contact the Operations Manager to coordinate this work.
There is limited parking on site and there is no free parking available for Contractors. All parking arrangements are the responsibility of the Contractor. Under no circumstances are Contractor’s vehicles or Supplier’s delivery vehicles to block access to the loading areas. Any vehicles improperly parked around the building will be immediately tagged and towed at the owners’ expense. Temporary street parking may be available. The Contractor is to obtain direction from the Operations Manager for parking arrangements.
The Tenant is responsible to ensure that its Contractor(s) handle and remove construction debris and garbage in accordance with building policy. At no point shall construction debris accumulate to the point of causing a fire hazard.
The Tenant’s Contractor(s), including communication and data installers, are responsible for the disposal of all debris generated by the construction of the leased premises. No debris shall be permitted at any time to be located outside of the leased premises. Construction debris and packaging materials must not accumulate within the leased premises and must be removed on a regular basis. Combustible refuse must be removed daily. Tenant’s debris, packaging materials, etc., cannot be placed in the building’s refuse containers, and must be removed from the site by the Tenant’s Contractor(s).
The Tenant’s Contractor(s) must use “separation at source” (separating materials by type at the point of discard so they can be recycled) and “waste reduction” procedures.
Refuse disposal bins are not allowed on site during Normal Office Hours. The schedule and location for afterhours placing and removal of disposal bins must be arranged with the Operations Manager. Upon removal of disposal bins, the General Contractor shall clean the area around the bins.
Any construction garbage not properly organized or removed in a timely manner may be removed by the Landlord’s contractor, without notice to the Tenant or its Contractor(s), at the Tenant’s cost plus an administrative fee.
The transportation and removal of garbage is not permitted through public or common areas between 8:00 a.m. and 6:00 p.m. Monday through Friday. Contact the Operations manager to schedule this work.
When possible, Crown Property Management Inc. strongly encourages all contractors doing demolition at its sites, to evaluate opportunities to reduce the amount of demolition waste being sent to landfill. Before demolition on a space begins, contractors are expected to do a thorough walkthrough with the building’s Operations Manager to identify the items and materials which can be reused and/or donated for reuse elsewhere.
Organizations such as Habitat for Humanity should be contacted when donation opportunities are identified. Many of the materials donated to such organizations are used in the finishing of houses and offices across Canada. In all cases, materials collected by Habitat for Humanity are put directly into use and thus diverted from landfill. This helps to alleviate some of the disposal costs associated with demolition waste, improves in the documentation of waste diversion for the purposes of LEED EB:OM and helps to improve overall diversion rates.
Items and materials that can be donated to Habitat for Humanity are generally divided into two main categories:
Each building’s Operations Manager should be contacted to aid in the coordination of donation activities prior to the commencement of any demolition work in a building.
All prolonged use of the service elevator and the loading docks shall be coordinated through the Operations Manager and must be booked at least forty-eight (48) hours prior to receipt of delivery. The Operations Manager reserves the right to postpone elevator bookings in order to deal with critical building issues. Certain materials may not be delivered during the day. Please see Appendix “C” for Request Forms.
Doors within the leased premises shall be solid core, either paint or stain grade. Minimum door dimensions are 1 ¾” thick by 7’-0” high by 3’-0” wide.
New or relocation of existing suite entrance doors is Landlord’s Work at Tenant’s cost. The doors and doorframes shall be finished on both sides as per base building standard. Suite entrance doors are complete with self-closing devices. Suite entrance doors must always remain closed during business operations and Suite entrance door locks are on the base building master system. If these locks are required to be changed at any time, contact the Operations Manager.
Interior glazing is to be specified as tempered glass.
Fastening to the window frames is not permitted. All interior partitions meeting exterior glazing shall do so at a window mullion. A compressible gasket shall be specified at these junctions to maintain the acoustic integrity of the partition.
Any changes to common area carpet shall be Landlord’s work at Tenant’s cost.
The tenant is encouraged to use environmentally friendly flooring that is made from reprocessed or rapidly renewable materials.
New carpet being installed in Tenant premises should meet at least one of the following criteria:
Carpets to be glued onto the concrete floor slab must be specified with a “quick release” type of glue. Carpets and adhesives should also meet VOC content requirements within the limits of the South Coast Air Quality Management District (SCAQMD).
Suite signage is provided by the Landlord at the Tenant’s cost. Contact the Operations Manager to arrange for this item.
The Tenant shall provide and maintain adequate fire extinguishers within the leased premises as required by code.
The Tenant’s telephone and data panels must be located within the leased premises. Connection of the Tenant panel to the floor sub-telephone room shall be contracted by the Tenant with its service provider.
Ensure adequate provision of exit lighting. Certain lights within the leased premises are connected to the base building emergency power system. Ensure your design adequately provides and distributes emergency lights throughout the premises to meet current code requirements.
It is recommended that Tenant specific security systems be installed by the base building contractor. Please find Contractor information in Appendix “B”.
The Tenant must provide access panels of sufficient size and numbers in wall or ceiling construction to permit necessary access to equipment and/or services as required by Codes, Authorities and the Landlord.
The Tenant shall accept the electrical in its existing condition, except as may be noted in the Offer to Lease. The Tenant will remove and dispose of any redundant power, communication and data wiring in the premises, back to the building panels. The Tenant must verify whether wiring is inactive or redundant and must not remove active wiring and will be financially responsible if it does affect any wiring that may cross through the Tenant’s premises and serves the building or other Tenants. The Landlord will have any damaged circuits replaced at the Tenant’s cost.
Where possible, the tenant is recommended to pursue the performance and design specifications for electrical equipment outlined in the Supplementary Standard SB-10 (supplementary standard to the 2006 Building Code): http://www.mah.gov.on.ca/AssetFactory.aspx?did=9227.
The Tenant must obtain the Landlord’s permission prior to the installation of, or any testing of, any tie-ins to mechanical, electrical, fire protection or life safety systems. The Tenant will be held fully responsible for any damages that may result from such tie-ins.
The tie-ins to any building systems covered by building maintenance agreements or under building warranty, or if required by the Operations Manager, will be performed only by the designated base building contractor, at the Tenant’s cost.
The Tenant’s Contractor(s) are not permitted to drill, cut, and core or chase openings of any description in any part of the Base Building structure without specific prior written approval by the Landlord. The approval for this work shall be separately requested from the Landlord. Submission of drawings to the Landlord does not constitute sufficient notice to the Landlord that the Tenant wishes to alter a structural element of the building. If such work is deemed to be necessary and is found to be acceptable to the Landlord’s Structural Engineers, the Tenant will be advised accordingly. The absence of a reply will not be taken by the Tenant as an approval. All such work will require X-ray inspection of the slab prior to cutting, coring, drilling or chasing. This work will be carried out after regular working hours, as arranged with the Operations Manager, by the Tenant’s Contractor. The Tenant shall be responsible for all costs relating to such work, including, without limit, review and approval by the Landlord’s Structural Engineer and dedicated building security during the work. The Landlord’s contractors will repair any structural or other damages that may occur at the Tenant’s cost.
No hot work such as open flames for welding, cutting, brazing or any such activity likely to activate a smoke detector are permitted without the prior written consent of the Landlord. Such a written request is to be made at least forty-eight (48) hours in advance of work so that adequate precautions may be taken to prevent activation of smoke alarms. If pressurized gas cylinders are to be used, the Tenant’s Contractor shall ensure their use is in accordance with the requisite safety provisions and requirements. As a safety precaution, the Tenant will ensure that all precautions identified on the hot work permit such as, operational fire extinguishers are available in the immediate vicinity of the work and the Contractor is knowledgeable of the location and use of the building fire hose system. This work will be required to take place after Normal Office Hours. The Landlord will require a dedicated security person be present during this work at the Tenant’s cost. Upon completion of the work, the Contractor must notify the Landlord of the same. If at any time the Operations Manager is not satisfied with the safety or security preparation, then he will rescind the Landlord’s consent and the welding shall cease.
Note: Hot Work should be avoided if the task can be accomplished by other means.
The Tenant’s Contractor(s) are not permitted to mechanically fasten curtain walls, induction units, window frames, ceiling grid or special fire rated surfaces. Clips in lieu of screws may be used to fasten interior walls to the ceiling grid.
New furniture purchased for the Tenant’s space should meet at least one of the following criteria:
Tenants undertaking any responsibilities to renovate or construct; the recommended maximum specifications for plumbing fixtures are as follows.
Crown Property Management Inc. supports and encourages sustainable design in the buildings we operate. Sustainable design offers many advantages to office tenants including a reduction in their operating costs, a healthier workplace for their staff as well as improving the environment with the right choices for materials and office equipment.
It is now easier than ever to make sure that your office renovations have as little negative impact on the environment as possible, while providing a more comfortable place to work. Here are some things to consider before starting your renovation:
Tenants can benefit the most from sustainable design if they work with qualified designers, construction managers and building management to take a green approach to planning, designing, and construction of their space. Simultaneously considering design, construction, and interlinked issues, such the building electrical/mechanical and lighting systems optimizes all aspects of a project. In the end, an integrated approach often creates multiple benefits for both the tenant and building owner.
Property Manager
Sami Shihata
90 Sheppard Avenue East, Suite 305
Toronto, ON M2N 3A1
Tel. 416.223.8666
Fax 416-231-5501
Email sshihata@crp-cpmi.com
Operations Manager
Juan Gallardo
101 McNabb Street.
Markham, ON L3R 0B8
Tel. 905-415-5919 ext 223
Fax 905-415-8663
Email jgallardo@crp-cpmi.com
Leasing
Christine Karam
400 University Avenue, Suite 1900
Toronto, ON M5G 1S5
Tel. 416-572-3000
Email ckaram@crp-cpmi.com
Tenant Contractor
Sami Shihata, Property Manager
Crown Realty III Limited Partnership and Crown Property Management Inc.
Invoices to be addressed to:
CPMI ITF Allstate Corporate Centre
c/o Crown Property Management
90 Sheppard Avenue East, suite 305
North York ON M2N 3A1
The Building provides standard heating, cooling and lighting and is readily accessible to the Tenants and the public during Normal Office Hours.
Monday to Friday: 7:00 a.m. to 7:00 p.m.
Arrangements can be made with the Operations Manager to have building services available to Tenants for extended periods on an hourly cost basis.
Normal Contractor Hours – Minimal Noise
| Monday to Friday | 7:00am – 6:00pm |
| Saturday | 7:00am – 6:00pm |
| Sunday | 8:00am – 4:00pm |
Excessive Noise Hours – schedule access Work with Operations Manager
| Monday to Friday | 7:00pm – 6:00am next day |
| Saturday | Anytime with notification |
| Sunday | Anytime with notification |
Restricted Activity Hours – X-Ray and Other Work
Written authorization from Operations Manager required, Security is mandatory.
| Monday to Friday | After 10:00pm to 5:00am |
| Saturday | By special arrangement with the Operations Manager |
| Sunday | By special arrangement with the Operations Manager |
Elevator Hours
Materials Delivery and Removal use of designated Freight Elevator Only
Schedule use of elevator with the Operations Manager
Normal hours for delivery of materials are:
| Monday to Friday | 9:30am to 11:30am | These hours are for very small moves only |
| 1:30pm to 4:00pm | These hours are for very small moves only | |
| Afetr 6:00pm to 12:00am | Major moves | |
| Saturday | Anytime with notification | |
| Sunday | Anytime with notification |
Materials Delivery and/or Removal are Not Permitted during the following hours:
| Monday to Friday | 7:30am to 9:30am |
| 11:30am to 1:30pm | |
| 4:00pm to 6:00pm |
The receiving areas is located on the ground floor of each building.
Base building contractors are MANDATORY and all other contractors listed below are recommendations. Any contractor not on this list shall be subject to the Landlord’s written approval, which will not be unreasonably withheld.
| Type of Service | Vendor Name | Contact Name |
| Automation Controls | Convergint | Stephen Todd 905-929-9015 stephen.todd@convergint.com |
| Automation Controls | Automated Logic | Alecia DePluzer 647-236-3731 alecia.depluzer@carrier.com |
| Base Building Hardware | Trillium Group Ted Filippou | Ted Filippou 647.259.7279 TFilippou@trillium.group |
| Electrical | Cancro Electrical Ltd | Jim Pavlisa 416-574-4257 jim.cancro@rogers.com |
| Electrical | GC Electric Inc. | Greg Crarer 416-452-0062 gcrarer@sympatico.ca |
| Electrical | Smith & Long | Kyle Bunte 416-649-1387 KBunte@smithandlong.com |
| Fire/Life Safety | Direct Fire | Mario Iaboni 416 554-5784 mario.iaboni@directfire.ca |
| HVAC/Mechanical | Applied Systems Technologies | Rico Taraschi 416-799-2504 rico@appliedsystemstechnologies.com |
| HVAC/Mechanical | City Core Mechanical | Bryan Newth 905-420-2043 Bryan@citycoremechanical.com |
| HVAC/Mechanical | Commercial Mechanical Services | Justin Lacey 647-285-1181 justin@cmsmech.com |
| Plumbing | City Core Mechanical | Bryan Newth 905-420-2043 Bryan@citycoremechanical.com |
| Plumbing | Commercial Mechanical Services | Justin Lacey 647-285-1181 justin@cmsmech.com |
| Plumbing | Mass Mechanical | Massimo Cardillo 416-990-9976 massmechanical@icloud.com |
| Type of Service | Vendor Name | Contact Name |
| Architects/Designer | Bluedot Studio | Anthony Simone 416-241-9600 asimone@bluedotstudio.ca |
| Architects/Designer | Wright Interior Design | Lana Wright 416-400-0046 lana@wrightinteriordesign.ca |
| Automatic Doors/Glass | BOS Glass | Fulvio Zanette 416-360-1166 fulvio@bosglass.com |
| Automatic Doors/Glass | Stanley Access Technologies | Ali Mirza 289-290-7095 Ali.Mirza@sbdinc.com |
| Communication Data | CommTech | Greg Haire 416-200-1690 greg@commtechservice.com |
| Communication Data | GC Electric Inc. | Greg Crarer 416-452-0062 |
| Environmental Substance | Pinchin Ltd. | Justin Dotto 905-363-1455 jdotto@Pinchin.com |
| Fire Protection Consultant | Ignis Building Solutions | Sanj Patel 416-230-9155 |
| Flooring | Sands Commercial Flooring |
Andrew Dunk 905-475-6380 x232 adunk@sandscfc.com |
| Flooring | MT Maintenance | Rass Torres 647-999-6228 rass@mtmaintenance.ca |
| General Contractors | Cinric Construction Inc. | Chris Ganas 416-701-1227 cganas@cinric.ca |
| General Contractors | COREPLAN Construction Inc. | Joe Chiappetta 905-851-2981 x 123 chiappetta@coreplan.ca |
| General Contractors | Direct Construction Company Ltd. |
Frank Cecchetto 416-292-0868 x 223 fcecchetto@directconstruction.ca |
| General Contractors | Golden Eagle | John Pantalone 905-591-4300 goldeneagle4contracting@rogers.com |
| General Contractors | Index Construction Inc. | Nick Soumvalis 416-398-0771 nsoumvalis@indexconstruction.ca |
| General Contractors | MARANT Construction Limited | Cosmin Parachiv 416-425-6650 cosmin@marant.ca |
| General Contractors | Millcom Construction
Limited |
Rob Miller 416-251-2114 info@millcom.ca |
| General Contractors | Owl Interiors | Leo Bisschops 905-728-7040 owlinteriors@live.ca |
| Glass | Kopo | Janice McCaughey 647-467-1175 janice@kopo.ca |
| Glass | BOS Glass | Fulvio Zanette 416-360-1166 fulvio@bosglass.com |
| Housekeeping | BeeClean Maintenance | Nilza Fernandez 416-891-2582 nfernandes@bee-clean.com |
| Landscape | GGL Maintenance | Sebastian Quartarone 416-565-4745 ggllandscapes@rogers.com |
| Mechanical/Electrical Engineer | Hidi Rae Engineering | Bill Lazarakis 416-364-2100 bill.lazarakis@hidi.com |
| Mechanical/Electrical Engineer | Smith & Andersen | Tony Spina 416-218-7036 Tony.Spina@smithandandersen.com |
| Mechanical/Electrical Engineer | Madonna Engineering Inc. | Alex Madonna 905-265-1911 amadonna@madonnaengineering.com |
| Metering | Carma Industries Inc. | Chris Jurtovski 416-712-0733 cjurtovski@carmaindustries.com |
| Painting | B&D Renovation Services | Oren Suissa 416-704-0657 bndpaintingservices@yahoo.com |
| Painting | Melrose Painting | Joe Scarpelli 905-660-6151 joe@melrosepainting.ca |
| Roof Anchors | ProBel | Steven Lebel 905-427-0616 stevenl@pro-bel.com |
| Security | Paragon Protection Ltd. | Kazia Bernard 416-805-1490 kmartin@pplguard.com |
| Security Monitoring | Chubb Edwards | Dean Roberge 905-629-2430 x 3579 Dean.Roberge@chubbedwards.com |
| Security Surveillance | OHM | Maurice Daoust 905-812-9636 moe@ohmsecurity.com |
| Signs | Lamitic | Mike Tutolo lamitic@pathcom.com |
| Window Cleaning | Solar Windows | Kryz |
| Sprinklers | General Sprinkler | Frank Ciotola 416 717 9757 frank.c@gsinc.ca |
| Structural Engineer | Stephenson Engineering Ltd. | Mohsen Mansouri 416-635-9970 mmansouri@stephenson-eng.com |
