THE BRISTOL CONDOMINIUM ASSOCIATION

 

UNIT ALTERATION GUIDELINES

January 10, 2000

 

The following remodeling guidelines have been developed for the safety and comfort of all Unit Owners.  It is important that individual Unit Owners have the latitude to renovate their apartments to their particular tastes.  However, it is of equal importance that our Owners not be inconvenienced by excessive noise, dirt and damage to their units and common areas for an unreasonable period of time.

 

These rules permit a wide range of renovation to a unit, while assuring our Unit Owners a minimum of inconvenience.  Time of actual construction must not exceed 180 consecutive calendar days.  If construction is expected to extend beyond this time limit, written approval must be obtained from The Bristol Condominium Association prior to the commencement of work.  Approval for such extension will not be unreasonably withheld.  In requesting an extension a definite completion date must be furnished.  Any violation of this rule can result in fines up to $500 per day.  This time limit applies only to activities that create noise and dirt that extend beyond the individual unit that is being remodeled.

 

1.                   Insurance:

Prior to the commencement of any work, the Unit Owner has the responsibility of providing The Bristol Condominium Association a Certificate of Insurance from each contractor involved in the project naming the Unit Owner, The Bristol Condominium Association, 57 East Delaware LLC, Golub & Company of Illinois, Inc. and PM Community Specialists as additional insureds for the following coverages:

 

a)                  Worker’s Compensation and Employee’s Liability - $500,000;

 

b)                  Contractor’s General Liability - $1,000,000 each occurrence, $2,000,000 in the aggregate – to cover any costs for labor, material, or both resulting from damage to the common elements, and/or individual units, and personal injury to others;

 

c)                  In addition to the above, the contractor shall carry an excess Umbrella Liability policy in the amount of $2,000,000.

 

These certificates shall be deposited with the Managing Agent prior to the beginning of construction.  The insurance company issuing said Certificates must have a rating of at least and A (for excellent) as determined by A.M. Best and Company.

 

2.                   Drawings which include alterations to structural walls, the wall and window frames, electrical, plumbing or HVAC systems or anything affecting the common elements must be approved by The Bristol Condominium Association and Consulting Architect.  The Owner will pay the Consulting Architect’s fee for services and any other fees associated.

 

3.                   All applicable building permits must be applied for and issued prior to construction and all required inspections must be completed in compliance with the City of Chicago Building Code.

 

4.                   Site Inspection:

The Bristol Condominium Association Consulting Architect shall inspect the work in progress at appropriate intervals: Inspection intervals shall be determined by the Consulting Architect and the Managing Agent during the review of the Construction documents and a schedule shall be provided in the written comments of the Consulting Architect.  These inspections will be for the purpose of verifying compliance of the scope of work with the Construction Documents reviewed, the Unit Alteration Guidelines and impact on the common elements and adjacent Unit Owners.  The Owner will pay the Consulting Architect’s fee for the above service.

 

5.                   Before commencement of construction (or demolition) the unit shall be effectively sealed against dust, offensive odor and noxious fume transmission to the common elements and the neighboring units.  The Unit Owner or G.C. shall present, for written approval of the Managing Agent, specifications and details of dust isolation techniques to be employed and management shall inspect such techniques to determine their effectiveness and efficiency.

 

6.                   Where proposed work, with prior written approval of the Managing Agent, affects the common elements, the Unit Owner shall be responsible for returning the common elements to their original state or to a finish acceptable to The Bristol Condominium Association and conforming to applicable building codes.   No unit shall be enlarged by infringement upon the common elements or limited common elements of the building.

 

7.                   Under no circumstances shall any work in Unit Owner’s unit alter in any way the common risers in the building for plumbing, electrical, or the telephone without written permission from the Managing Agent. 

 

8.                   Where hard floor surfaces are installed provisions shall be made to insulate the unit below from impact sound transmission.  Details and specifications for such sound insulation construction shall be submitted to The Bristol Condominium Association for review and approval in writing.  Any such review, approval or associated recommendations made by The Bristol Condominium Association shall in no way relieve the Unit Owner from responsibility of providing adequate sound insulation between his/her unit and adjacent units.  The burden of proof of the effectiveness of the proposed details lies with the Unit Owner.  Please see attached FLOOR/CEILING IMPACT INSULATION PERFORMANCE STANDARDS, the acceptance of which is precedent to any construction pursuant to this paragraph.

 

9.                   Where plumbing fixtures are removed or plumbing piping is interrupted all unused piping openings shall be capped air and watertight.  Any unused shut-off valves shall be removed and the pipe capped watertight with an appropriate capping device.  Any new plumbing piping in partitions shall be leak tested before closing the partitions. 

 

PLEASE NOTE THAT THE FEDERAL GOVERNMENT MANDATED THAT ALL NEW TOILETS INSTALLED AFTER JANUARY 1, 1995 USE NO MORE THAN 1.6 GALLONS OF WATER PER FLUSH.  THIS INCLUDES BOTH GRAVITY-FED AND POWER ASSISTED MODELS.  BECAUSE OF THE NOISE CREATED BY POWER ASSISTED TOILETS, ONLY GRAVITY-FED TOILETS MAY BE USED.  POWER ASSISTED TOILETS ARE NOT ALLOWED.

 

10.               Where duct work is altered it shall be of sufficient size and design to avoid excessive vibration

and noise.  Where vibration isolation devices exist on duct or equipment mounting, similar vibration isolating devices shall be installed on new or relocated mountings.

 

11.               See attached “WHIRLPOOL BATH VIBRATION & NOISE ISOLATION INSTALLATION GUIDELINES”.  These Guidelines and details are provided to express intent only.  Final construction details and responsibility for adequate sound and vibration insulation remain with the Unit Owner.

 

12.               Construction Debris Removal:

 

a)                  The contractor shall remove all debris from the site on a daily basis and shall instruct his workmen to exercise the utmost care to avoid damage or soiling of building surfaces adjacent to the work being performed.  In the event of such damage or soiling, the surface shall be cleaned to the Managing Agent’s approval without additional expense to The Bristol Condominium Association.

 

b)                  A dumpster for the removal of debris may be placed on the south side of the loading dock if space is available; coordinate with the Managing Agent before ordering a dumpster. The dumpster shall be placed so as to minimize interference with access to the loading dock area.  The cost of the dumpster shall be paid by the Contractor.  Filled dumpsters must be promptly removed.  The contractor is liable for any damage to any surface caused by the dumpster.

 

c)                  The garbage chutes may not be used for disposal of construction debris.

 

13.        The following notes shall appear on at least one sheet of all sets of construction plans or in the specifications:

 

a)      It is understood by the General Contractor, Sub-Contractors and Unit Owner that these drawings are reviewed by the Bristol Condominium Association’s Consulting Architect for general compliance with the Bristol Condominium Association “Unit Alteration Guidelines” only.  Unit Owner, General Contractor (hereafter referred to as G.C.), and Sub-Contractors are responsible for complying with all applicable building codes and restrictions and requirements of the State of Illinois, Cook County and the City of Chicago, regardless of whether such codes and requirements are indicated on the drawings or in the specifications.

 

b)      To the extent permitted by applicable law, it is understood and agreed that the Unit Owner, G.C., and Sub-Contractors, shall defend, indemnify and hold harmless the Consulting Architect, The Bristol Condominium Association, their officers, employees, agents and servants against all loss, damage and expense, whether incurred or paid, on account of death, injuries, damages or loss to persons (including, without limiting the generality of the foregoing, employees of General Contractor or Sub-Contractor), or property, caused by or in any way arising directly or indirectly out of or connected with or incidental to the performance of the work by the G.C. or Sub-Contractors or the use by the G.C. or Sub-Contractor or its employees, agents or Sub-Contractors of facilities or equipment furnished or owned by G.C., Sub-Contractors or the Unit Owner, and including, without limiting the generality of the foregoing, all claims arising out of any structural work law, or law imposing liability arising out of the use of scaffolds, hoists, cranes, stays, ladders, supports or other mechanical contrivances.

 

c)      All Contractors shall carry Liability and Workers Compensation Insurance.  The insurance company issuing the policy must have a rating of at least A (or excellent) as determined by A.M. Best & Co.

 

d)      Unit Owner and G.C. warrant that all work to be done in the apartment is substantially represented in the drawings and specifications provided to and reviewed by the Consulting Architect and that any additional work not included in said drawings and specifications shall not be performed in the apartment or be represented as having been reviewed by the Consulting Architect.

 

e)      Unit Owner and G.C. warrant that all information shown on drawings and specifications as an existing condition is substantially correct and any discrepancies in such information which may affect this review by the Consulting Architect shall be reported to the Consulting Architect by the Unit Owner or G.C. immediately upon discovery.

 

f)       Unit Owner, G.C. and each Sub-Contractor shall inspect existing conditions and construction and shall notify the Consulting Architect of any faulty construction, materials and/or workmanship in the common elements and any such fault shall be corrected, with the Consulting Architect’s and Managing Agent’s approval, prior to commencing with new construction or alterations.

 

g)      The Consulting Architect must be informed of any significant changes or additions to the project after the initial approval by The Bristol Condominium Association.  The Consulting Architect shall review such changes or additions and make recommendations within five working days (or as quickly as is reasonable) of receipt of information.  Approval by The Bristol Condominium Association must be obtained in writing before proceeding with such additions or changes.

 

h)      The Consulting Architect and the Bristol Condominium Association in their review process do not warrant or pass judgment on any methods, techniques, or scheduling which are part of the Unit Owner’s, G.C.’s or Sub-Contractor’s work.

 

i)        Unit Owner, G.C. or Sub-Contractor shall notify the Consulting Architect and Managing Agent in writing prior to any cutting or demolition which affects or abuts structural elements. In no circumstances shall Unit Owner, G.C. or Sub-Contractor cut into or alter any structural element of the building.  This includes, but is not limited to, channeling of concrete slabs, beams or columns. No work is to be done without prior written approval from and at the sole discretion of The Bristol Condominium Association, the Consulting Architect and any other consultants or engineers the Consulting Architect deems necessary to consult with.  The Owner will pay the fee(s) for all such services.

 

j)        This review by the Consulting Architect and the Bristol Condominium Association in no way relieves the Unit Owner of his or her responsibility to comply with all Bristol Condominium Association rules, City of Chicago building codes and ordinances and County, State, and Federal rules and regulations.  The Unit Owner shall comply with the intent of the guidelines.

 

14.               Construction Rules for Contractors:

These rules shall be included on the construction plan for each trade involved in the work.

 

a)            Under no circumstance may work commence before 8:00 a.m. and continue after 5:00 p.m. unless specifically authorized by the Managing Agent.  No work shall be performed on Sunday or Holidays.

 

b)            Workmen shall enter, register and leave the job site through the loading dock and service elevator.  They may not under any circumstances use passenger elevators.

 

c)            Material delivery and debris removal: Delivery of all materials to and removal of all debris from job site shall be via the service elevator and the loading dock entry and shall be coordinated with the loading dock personnel or Managing Agent. The Contractor may be required to install additional protection to the service elevator, as the Managing Agent may deem necessary.

 

d)            Care shall be taken at all times to protect the property of The Bristol Condominium Association and the individual Unit Owners from damage and soiling.  The Owner of the unit being remodeled is responsible for the cost of repair and/or replacement of any property belonging to the Bristol Condominium Association or neighboring units which is damaged as a result of renovation.

 

e)            All floors in the work area or in areas where materials are to be transported (above the loading dock level) shall be covered with a protective covering of clean plywood or masonite with taped joints. All walls in the work area or in areas where materials are to be transported shall be covered with a protective covering of clean heavy-duty plastic with taped joints. All tape must be of a type that upon removal will not damage finished surfaces.  These protective coverings shall be maintained in place throughout the course of the project.  A walk-through of all effected common areas will take place at the beginning and end of the project.

 

f)             The job site shall be cleaned of construction debris at the end of each workday and vacuumed to minimize dust transmission to neighboring units.

 

g)            Construction vehicles will be allowed on the property only for the time required for loading or unloading in loading dock area.

 

h)            No facilities are available for worker parking.

 

i)              At least one member of the on-site construction crew must understand and speak English.

 

j)              All work involving building electrical feed must be approved and may be inspected at anytime through the duration of the job by the building engineer.

 

k)            Demolition with jackhammers or other air driven devices is prohibited.

 

15.               No cutting or channeling of concrete floor or ceiling slabs, beams or columns is allowed without prior written approval from and at the sole discretion of The Bristol Condominium Association, the Consulting Architect and any other consultants or engineers the Consulting Architect deems necessary to consult with.  The Owner will pay the fee(s) for all such services.  Also see paragraph 13(i).

 

16.        ANY CONTRACTOR IN VIOLATION OF THE ABOVE RULES WILL BE DENIED ACCESS TO THE BUILDING.