Te n a n t I n f o r m a t i o n M a n u a l
1
INTRODUCTION
1.1
AQARAT REAL ESTATE COMPANY
1.1.1 About Us 1.1.2 Mission & Vision
1.2
AQARAT SCOPE
1.2.1 Residential 1.2.2 Retail 1.2.3 Hospitality 1.2.4 Facility Management
1.3
OVERVIEW OF AQARAT PROPERTIES
1.3.1 Pearl Marzouq 1.3.2 Arabella 1.3.3 Riggai 1.3.4 Durrar 107 1.3.5 84,85,86,87 1.3.6 Souk Al-Kuwait 1.3.7 Souk Al-Kabeer
1.4
AIM OF TENANT INFORMATION MANUAL
1.4.1 How to Use the Tenant Manual
1.1
AQ AR AT R EA L ESTAT E C OMPANY
1.1.1 About Us Kuwait Real Estate Company (AQARAT) is one of Kuwait’s leading real estate companies, with several firsts to its credit. It was the first real estate company to be incorporated into the Kuwait Stock Exchange, the first to develop mixed-use retail, office and car park in Kuwait, and the first to introduce the Build-Operate-Transfer concept before a formal regulation was adopted. AQARAT has a remarkable presence in Kuwait; it owns, develops and manages many prominent, historical and legendary buildings in Kuwait. AQARAT global footprint spans notable projects in MENA, GCC, Europe, and US where it is known for its ultra luxurious residential hubs and investment units. AQARAT has implemented a diversified strategy in the real estate and investment sector. The focus is two-fold: to deliver superior value to its customers through innovation & uniqueness and to become a world leader by establishing and consolidating its presence in leading real estate markets across the globe. The company continues to successfully implement its strategic vision by evaluating the potential of new & emerging markets, investing in prestigious projects and diversifying its scope of operations, while maintaining superior quality, unyielding technical standards and excellence. AQARAT has also entered into strategic alliances and joint venture partnerships with leading local, regional and international companies such as Yotel New York, IFA Hotels & Resorts, UAE and Court Yard by Marriot, Hamburg, Germany.
1.1.2 Mission & Vision MISSION: AQARAT strives to consistently deliver superior risk-adjusted investment returns by combining collective industry expertise and relationships with investment discipline, core values and a commitment to excellence. The company’s mission is to provide leadership that drives successful real estate ventures, prosperous commercial properties, thriving residential communities, and creates a rewarding work environment and business for its employees and clients. We aim to create longterm sustainable value for our investors through strategic asset growth, increased profitability and the capture of value added opportunities. VISION: To become a regional real estate investment and development company diversified through geographic and sectorial differentiation, in order to serve both stakeholders and clients while increasing investment returns.
1.2
AQ AR AT SC OPE
As a leading integrated real estate services provider, AQARAT offers its clients a comprehensive range of high quality professional real estate services in the following fields:
1.2.1 Residential With numerous properties around Kuwait, AQARAT is a provider of mid to high-end luxury rental apartments. With multiple locations and unique amenities, AQARAT residential properties provide unique mixed-use environments.
1.2.2 Retail We provide a fully integrated suite of services to our clients in the retail segment at the local, regional and international level. We assist our clients in effectively managing their retail real estate operations and portfolios, creating and executing long and short-term strategic plans that deliver costs efficiency and maximized value. Our wide range of services includes search, advisory, sales and financial services, property and facilities management, project management and consultancy services. Whether you are an owner, tenant, investor or developer, our commercial property division is well-equipped to understand and respond to your needs for commercial property. Depending on your mandate, we provide consultancy and transactional services such as leasing, sales, site search, site feasibility, space analysis, space optimization, price negotiation, renewal, legal, etc. Our team of experts possesses in-depth knowledge about the local market and commercial projects - existing, new and upcoming - and is adept at catering to your requirements no matter how small, large or complex in nature.
1.2.3 Hospitality AQARAT has the experience and track record of managing all aspects of hospitality services including sourcing, conception and implementation. We undertake the planning and development of new projects which includes financing, identifying and implementing redevelopment opportunities, designing and undertaking the complete rehabilitation, up gradation and repositioning of projects. We also provide advice and transaction support services to our clients in the hospitality segment.
1.2.4 Facility Management In collaboration with EMCOR, a Fortune 500 company and global leader in mechanical and electrical construction, industrial and energy infrastructure, and facilities services, AQARAT provides state-of-the-art infrastructure systems and highquality facilities services which include planning, installing, operating, maintaining and protecting the sophisticated systems that create facility environments. This includes upkeep and maintenance of electrical, mechanical, lighting, HVAC systems, energy power generation systems, heating and air conditioning, facilities security and fire protection. We employ a team of dedicated experts who are fully trained and well versed in managing the property assets and identifying innovative ways to improve operations and ensure a safe and secure environment at all times.
TENANT INFORMATION MANUAL
1.3
OVE RVI EW OF AQA R AT P R OPERTIES
1.3.1 Pearl Marzouq Pearl Marzouq enjoys a location like no other in Kuwait. Overlooking the Arabian Gulf, Pearl Marzouq is a modern architectural beacon that is concealed from the main Gulf Road and the serpentine traffic. The urban coastline along Ras Salmiya sets the tone for its picturesque setting and prime location, a stone’s throw away from prestigious schools and prime shopping districts. The building has four blocks, and internalizes a courtyard. The central lobby welcomes tenants and visitors with a business center and meeting areas overlooking the luscious green garden that is sprinkled with cafes, restaurants, and other commercial and recreational programs. Exclusively for tenants, the Pearl Marzouq Private Club caters to members with an indoor and outdoor communal extension, synonymous in luxury with the apartments. A series of indoor (business center, carom board room, lounge, gymnasium, sauna, Jacuzzi etc.) and outdoor facilities (elevated sun deck with sea view, swimming pool, and tennis court) round off the activities.
1.3.2 Arabella Located right next to The Palms and Sas hotel in Al-Bidaa coast strip, Arabella is designed like a traditional European town with magnificent sea views looming right in front of you. Arabella brings back the concept and pleasure of outdoor dining in more ways than one. On a lovely weather day, sitting outdoors and reading a book or watching people pass by can be a treat in itself. The restaurant complex features over 9000 sqm of dining and entertainment options and 36 indoor/outdoor restaurants, cafes and more. As a matter of fact, you’ll be spoilt for choice. The Cheesecake Factory, Shake Shack, Red Lobster, Olive Garden, Margarita Pizza and Nino are some of the exclusive restaurants at Arabella.
1.3.3 Riggai DURRAR COMPLEX Constructed in 1979, the Durrar complex is a prime residential apartment complex comprising 6 blocks. 3 blocks were part of the original structure and 3 were added in 2008. The total build up area of Durrar complex is 57,957 sqm. Block B, C, and D are typical residential buildings occupying eight (8) floors, two (2) towers for each block. Each tower comprised four (4) typical apartments that form a cross (X) layout with the service center being at the core. All apartments boast large, airy and spacious balconies. The blocks are positioned in a U-shape layout surrounding, with block E being strategically located in the middle of Al Durrar complex and providing recreational and commercial services to the other blocks. It has a well-maintained basement with a large variety of shops and restaurants as well as a recreational/sports complex that includes 2 adult swimming pools and one kids’ pool. There is also a fitness gymnasium, squash and tennis courts and a multipurpose open field. Each block has a large basement which is mainly used for car park, utilities and stores. Block B, C, and D were constructed in 1979 with a plot area of 18,025 sqm and a built up area of 35,107 sqm.
DURRAR SOCIAL & ATHLETIC CLUB The Durrar Social and Athletic Club is a multi-purpose recreational club and part of Durrar Residential Complex. It boasts luxurious recreational amenities exclusive to the residents. This includes a private lounge, exclusive gym equipped with the latest facilities and exercise equipment, two full-size swimming pools, and children’s pool, table tennis courts, and billiards, tennis and squash courts. In addition to the above facilities, aerobics classes are also conducted within the premises. The club also has a large multi-purpose hall exclusively for its residents to host their private functions and guests. MINISTRIES COMPLEX Located opposite to National Guard near the 4th Ring Road, Ministries Complex is a 10-storey, 3 tower office building. The Ministry of Justice Building dates back to 1979 and has a monolithic presence. The entire built-up area of this building is 29,601 sqm. Each office has an independent service area and an open plan flexible to any type of office – either a horizontal or vertical orientation depending upon the user. It also has a large parking lot in front of the building. This block has a very large basement that can be used for storage and parking purpose.
Pearl Marzoouq
TENANT INFORMATION MANUAL
1.3
OVE RVI EW OF AQA R AT P R OPERTIES CO NT’D
1.3.4 Durrar 107 Block 107 was constructed in 1986 with a plot area of 6,000 sqm and a built-up area of 13,192 sqm.Block 107 is located near the 4th Ring Road, Riggai. It comprises a two (2) tower residential building. One tower has eight (8) floors and the other tower has nine (9) floors. Each tower has a typical layout on each floor and its flats within. The building is situated on a large plot where the basement covers the whole area used as parking and utilities for the whole building. The ground floor has a wide open area also used for parking. In addition, there is an annex building used for shops.
1.3.5 84,85,86,87 Block 84, 85, 86, 87 was constructed in 1979 with a plot area of 4,000 sqm and a built up area of 11,832 sqm.Block 84, 85, 86, 87 is located in 4th Ring road, Riggai. It comprises four(4) large and identical blocks that stand out in the skyline. Each block is built on a separate plot. The buildings are a mix of residential and commercial. Each building has a typical layout on each floor and in the flats within. The apartments slightly vary in area from each other. The ground floor of each block has adequate car parking and is annexed by shops.
1.3.6 Souk Al-Kuwait Located on Darwazat Abdulrazak, opposite to the Banking Complex, Kuwait City, Souk Al Kuwait is an eight (8) story commercial and car parking building located in the busy area of Kuwait Stock Market and the banking center of Kuwait City. The building has three main services namely, car parking, offices and shopping outlets. Souk Al Kuwait was constructed in 1973 and is a heritage structure. It comprises a plot area of 6,684 sqm and a built up area of 40,932 sqm.
1.3.7 Souk Al-Kabeer Located on Commercial Area -11, Fahad Al Salem Street, Souk Al Kabeer is a nine (9) story commercial, shopping and car park building. It is similar in architecture and characteristics as Souk Al Kuwait except that it covers a larger area and district. There are 2 office towers, Blocks A & B from the 5th to 9th floors. Souk Al Kabeer was constructed in 1973 and is one of the oldest buildings in Kuwait. It covers a plot area of 10,362 sqm, with a built up area of 47,053 sqm.
1.4
A I M O F T ENA NT INFOR MATIO N MANUAL
1.4.1 How to Use the Tenant Manual This document has been prepared in recognition of the important role you play as a Tenant or an investor in the success of AQARAT properties, on the levels of image and operations. It will guide you as an occupant in carrying interior fit-out and residing in any of AQARAT properties, all through the period of your apartment tenancy or fit-out process of your store, including rules and regulations, design approvals and construction process, outlining your responsibilities and overall design objectives. Each Tenant shall be responsible for ensuring compliance with the content of this document. This applies on the Tenant and associated visitors, design team and fit-out contractors; specialized design and construction teams by the tenant shall have a copy of this manual and are obliged to comply with its requirements. It will be the Tenant’s responsibility to insure that everything agreed upon with the Landlord is implemented with no deviations. This manual is also considered as an acknowledgment of the Landlord’s rules, regulations, and requirements concerning residential, retail, and commercial for occupancy, fit-out design and implementation stages. The Landlord has the right to add, omit, or alter any clause mentioned in this manual whenever he deems fit and the Tenants agree to comply with all changes made to this manual at any time.
Souk Al-Kuwait
TENANT INFORMATION MANUAL
2
COMMERCIAL
2.1
TENANT RESPONSIBILITY ZONE
2.2
DESIGN CONTROL ZONE
2.2.1 Floor Finishes 2.2.2 Ceilings 2.2.3 Store Display and Design Control Zone 2.2.4 Storefronts 2.2.5 Storefront Security Systems
2.3
LANDLORD CONTROL ZONE
2.4
OUTDOOR SEATING AREAS
TENANT INFORMATION MANUAL
2.1
T E NA N T R ESP ON SIB ILIT Y Z O NE
The Tenant Responsibility Zone is the area the Tenant is leased. The Tenant is responsible for anything and everything within the bounds of his/her premise and to ensure that the Landlord Control Zone is undisturbed. The Tenant Control Zone is inclusive of The Design Control Zone, requiring further care on behalf of the Tenant.
Tenant Lease Lines, which are also Tenant Responsibility Zones.
Note: All models on this page are theoretical and as such plans, dimensions, and architectural details should not be construed from these illustrations.
TENANT INFORMATION MANUAL
2.2
D E S I G N C ONT R OL Z ONE
The Design Control Zone (DCZ) is the area most visible to the public. Whereby, the Landlord encourages handling the design of this area seamlessly with the rest of the store, the Landlord maintains the right to reassure that this zone is handled with ultimate care to design quality; note that this is not to limit the Landlord’s rights to approve or disapprove any design decisions by the Tenant during the approvals phase. The DCZ extends into the store 1000mm behind the Tenant’s Lease Line, along which the storefront is placed. Tenants are to comply with the design criteria on the following pages, within the specified zones.
Y
Y Y 5Y
SINAGE AREA
Y
BOTTOM OF EXISTING CEILING FINISH
The blue designated areas signify Tenant Control Zone.
DCZ extends into the store 1000 mm behind the Tenant’s Lease Line, along which the storefront is placed.
Note: All models on this page are theoretical and as such plans, dimensions, and architectural details should not be construed from these illustrations.
TENANT INFORMATION MANUAL
2.2
D E S I G N C ONT R OL Z ONE C O NT’D
2.2.1 Floor Finishes Floor finishes in this zone shall be anti-slip, hard, and of high quality; no carpeting is allowed in this area. The floor finish threshold, if any, and side pillars shall not be tampered with by the Tenant, as they are the property of the Landlord. The storefront will align with the inside line of these finishes, demarcating the beginning of the Tenant’s DCZ. The finishes floor level (FFL) at the store entrance must align with the border paver/tile/threshold FFL of the walkway in front of the store with a weatherproofed threshold of minimal thickness, not to exceed 15mm. The use of vinyl or metal reducer strips is prohibited.
> anti-slip, hard, and of high quality > no carpeting is allowed
2.2.2 Ceilings Ceiling surfaces within the Design Control Zone shall be hard, durable, and high quality; this includes and is not limited to gypsum board, wood panels, etc. subject to the Landlord’s approval. There shall be no soffit visible from outside the store all along the storefront. The ceiling height shall not be less than 2600mm. Store exit signs must not be visible from the walkway side.
2.2.3 Store Display and Design Control Zone Merchandising Extending 1000 mm back from the storefront glazing, the sidewalls and show windows shall be dedicated for use as a high quality show window display. A creative display is required. Distinctive, high quality, and appropriate display techniques that best showcase the Tenant’s merchandise must be used. At storefront entry, display fixtures or merchandise must be placed at least 1500mm behind Tenant’s entry door. Merchandise rack and display features must not block customer traffic flow in and out of the store. It is strictly prohibited to display merchandise out of Tenant’s DCZ. Standard merchandise racks, wall-finishing materials such as slat wall and prepackaged wall-mounted grid systems are prohibited.
> Distinctive, high quality, and appropriate display techniques that best showcase the Tenant’s merchandise must be used
...it is strictly prohibited to display merchandise out of Tenant’s DCZ
TENANT INFORMATION MANUAL
2.2
D E S I G N C ONT R OL Z ONE C O NT’D
2.2.4 Storefronts Storefronts have been specified by Landlord, to be installed by the Tenant, with few options to give control on access, yet maintaining visual consistency for the AQARAT properties. Door closures are limited to hinged doors and bi-fold doors only. Doors and windows are made of clear tempered glass. All doors fold and swing inside the store and are weather-stripped.
> cladding storefront with quality material is acceptable if set back to property line
Cladding storefront with quality material is acceptable if set back to property line and does not project from building wall and overlap with Landlord column cladding on the sides.
2.2.5 Storefront Security Systems Storefront security systems must be either embedded in the floor or integrated seamlessly with the design without visible obtrusion; freestanding tower types are prohibited. Storefront security system design, specifications, cut sheets, and installation details shall be included in the Tenant storefront design drawings, subject to Landlord approval prior to installation.
> storefront security systems must be either embedded in the floor or integrated seamlessly with the design without visible obtrusion
Type 1A
Type 1B
Type 1C
Type 1D
Model storefront configurations.
Note: All models on this page are theoretical and as such plans, dimensions, and architectural details should not be construed from these illustrations.
TENANT INFORMATION MANUAL
2.3 2.4
2 .3
L AN D L O RD C ON TR OL Z ONE O U T D O O R SEATING A R EA S
L A N D LO R D CO N T R O L ZO N E
The Landlord control zone is the area that is not occupied by the Tenant. It extends across the entire width of the storefront and covers areas that aren’t in the Tenant’s lease. The Landlord reserves the right to approve, reject, or request modifications on the Tenant’s design, lighting, signage, security system, closure system, etc. within this area. The Landlord Control Zones include walkways, open areas, circulation zones, and public services (bathrooms, janitorial rooms, technical rooms, outdoor seating areas, and garbage rooms).
> the Landlord Control Zones include walkways, open areas, circulation zones, and public services
It is prohibited to display advertisements, posters, any type of signage, or mail and news boxes, either permanent or temporary, in Landlord Control Zones.
2.4
O U T D O O R S E AT I N G A R E A S
Obstruction of public space in the LCZ with partitioned zones or furniture is prohibited. There are public areas designated as seating areas by the Landlord. When applicable, the Landlord has the right to rent the spaces to any Tenant, maintaining right of way to each and every store and to the public at large. The Tenant is responsible to abide by safety and flow of pedestrian traffic, right-of-way to adjacent stores, and visual appropriateness to the building. Only chairs and tables are allowed in these areas. The Tenant is to submit a floor plan with furniture layout, with specifications to gain Landlord approval prior to implementation. No planters, barriers, points of sale (POS), umbrellas, etc. are allowed. Cleanliness, organization, respect for public and neighbors as access and visual appropriateness, noise control, and other parameters that may prove intrusive on others, are the responsibility of the Tenant. During non-operation hours, the Tenant is to remove all furniture from the Outdoor Seating Areas.
> only chairs and tables are allowed in the outside seating areas
Outdoor seating areas designated for lease will be specified to the Tenant according to property.
TENANT INFORMATION MANUAL
3
DESIGN CRITERIA
3.1 STOREFRONT
3.1.1 Materials . 1 Metals 3.1.2 Lighting 3.1.3 Store Closure 3.1.4 Glazing 3.1.5 Exterior Walls 3.1.6 Shades and Awnings
3.2
FREESTANDING COMMERCIAL KIOSKS
3.2.1 Kiosk Requirements
3.3
SIGNAGE AND GRAPHICS
3.3.1 Goals 3.3.2 Signage Criteria . 2 Materials . 3 Blade Signs . 4 Awning Signage . 5 Fascia Signs . 6 Mounted Letters . 7 Glass-Front Signage . 8 Signage Lighting . 9 Temporary Lighting . 1 0 Prohibited Lighting . 1 1 Directory Lighting . 1 2 Advertising Venues 3.3.4 Sign Fabrication Requirements 3.3.5 Tenant Submission & Approval Process 3.4 INTERIORS 3.4.1 Existing structural integrity 3.4.4 Lighting 3.4.5 Audio
3.5
SPRINKLER DESIGN CRITERIA
3.5.1 Sprinkler drawing requirements 3.5.2 Landlord supplied sprinkler system 3.5.3 Tenant responsibility
3.6.
FIRE ALARM DESIGN CRITERIA
3.6.1 Tenant responsibility 3.6.2 Additional food related tenant responsibility
TENANT INFORMATION MANUAL
3 . 1 S TO R E F R ON T
3.1.1 Materials The materials specified by the Landlord, to be applied by the Tenant, are of high quality and durability with metal frame and clear tempered glass. Any floor thresholds, corridor finishes, and pillars are property of the Landlord and should not be tampered with, damaged, or supported on by the Tenant. The Landlord has the right to impose a specific finish and supplier in case the property specific regulations require this. It will be the responsibility of the Tenant to coordinate and supply the storefront as per the Landlord’s instructions.
.1 METALS • Polished metals should be solid, not plated and limited to accent trim. • Simulated finishes, such as metallic laminates are not permitted. All metal finishes and workmanship shall adhere to the highest standards with attention to execution detail and durability. Frame finishes can be anodized or powder coated Aluminum, shop-painted or enameled coated steel, stainless steel, pewter, solid brass, and bronze; this includes trims, hardware, and cladding. For any special finishes and textures, the Tenant must supply a sample for Landlord’s approval. Natural metal finishes require sealants to avoid further oxidization on site. Textured, brushed, sandblasted, etched, patinted, rusted, and imprinted metals are among the potential allowable creative processes that can be used by the Tenant, pending Landlord approval on the final finish. Clear tempered glass infill panels with different door configurations, are to be used by the Tenant, as per Landlord approved model(s) and supplier wherever applicable. Shop drawings or mockups must include hardware specifications, edge details, cladding, specifications, etc. Lap joints and seams must be even all through and concealed. Door gaps and handles must be level, straight and with even sealed gaps all along. Edges and corners must be all mitered or avoiding sharp edges with even continuous treatment. Metal cladding must be of heavy gauge material, shop-laminated to the right backing where required.
Type 1A
Type 1B
Type 1C
Type 1D
Model storefront configurations.
> Default and preferred material for storefront frame is to be anodized natural aluminum, combined with clear tempered glass.
Clear tempered glass
Anodized natural aluminum
TENANT INFORMATION MANUAL
3.1
S TO R E F R ON T C ON T’D
3.1.2 Lighting Lighting plays an essential role in perceiving the space and its displays. Special attention by the Tenant must be taken when addressing lighting design. Lux study is encouraged and may be required by the Landlord in case there is any doubt regarding luminance of the store and the storefront display, as it is essential to the overall environment of the property. Fixtures shall be high quality commercial grade with UL or CE label. All fixtures must be installed, oriented, or supported with reflectors to avoid glare in the store and outside.
> sodium lamps are strictly prohibited
Some High Intensity Discharge (H.I.D.), e.g. metal halide lamps, are encouraged only for limited use for Storefront lighting and feature display areas. Mercury Vapor or Pressure Sodium lamps are not permitted.
>lights to shall be controlled automatically to shut off after-hours
LED, incandescent, fluorescent or similar color light source may be used. Light sources to be used for display windows can be cove lighting, track lighting, recessed spotlights and/or floor mounted lighting. Fluorescent fixtures shall be recessed. If fluorescent lighting is used, it must be of a low brightness type. Egg crate or acrylic prismatic lenses are not permitted. Chandeliers and exposed bulbs may be permitted by the Landlord if proven to be essential to the Tenant’s design. Acceptable lamp colors are warm white, deluxe ware white or deluxe cool white. The lights shall be controlled automatically by a time clock/control system attached to the Tenant’s power supply to keep store lights from remaining on past operation hours. Sodium lamps are strictly prohibited in the storefront area.
> cove lighting, track lighting, recessed spotlights and/or floor mounted lighting are suggested for display windows
Track Lighting
Recessed Lighting
Spotlights
Cove Lighting
TENANT INFORMATION MANUAL
3.1
S TO R E F R ON T C ON T’D
3.1.3 Store Closure To maintain the AQARAT buildings’ overall appearance, shopfront security measures must be carefully considered. No shutters, coiling grilles, or similar applications are permitted. AQARAT requires that internal rather than external security measures be used, and that serious consideration is given to alternative security measures such as the use of toughened or laminated glass, internal lighting schemes and alarm systems. External security shutters require planning permission from Landlord. Where applicable, shutters may only be considered acceptable if the shutter is perforated, and if the shutter box is integrated successfully within the design of the shopfront and the shutter maintains the visual unity of the storefront and building facade.
> internal security measures are acceptable > no shutters or coiling grilles > external security shutters require planning permission from Landlord
Chainlink Roller Grilles (CL200 / CL250)
rn and n space. ble for a
links, put make a e in brick e area of openness hopfronts
rience
Contemporary security roller grilles - lightweight and effective
Tel: +44 (0)1392 270 218
Fax: +44 (0)1392 278 548
Email: info@hvpshutters.co.uk
Example of acceptable shutter box application.
Web: www.hvpshutters.co.uk
Example of acceptable hidden shutter box application.
TENANT INFORMATION MANUAL
3.1
S TO R E F R ON T C ON T’D
3.1.4 Glazing All glass used on the storefronts is tempered and visibly clear, with no tint.
3.1.5 Exterior Walls The exterior walls of the storefront must remain uniform to the rest of the shops and building. The Tenant will not make changes to the existing façade.
3.1.6 Shades and Awnings Subject to Landlord approval, the Tenant has the option to add canvas awnings to storefront, provided they complement the building’s architecture and abide by the following regulations:
> suggested awing shapes are:
1. Awnings shall be designed to project over individual window and door openings and not extend as a single continuous feature over architectural elements. 2. The lowest point of any awning shall be a minimum of 2.5 meters above the sidewalk or ground over which it projects.
Traditional
3. Awnings should be an enhancement to the building façade and should be proportional in scale and visually complimentary to surrounding architecture and awnings. 4. Awnings should be mounted in locations that respect the design of the building and do not obscure architectural features around storefronts. 5. Awnings are prohibited in areas with covered walkways. 6. Text and graphics shall be limited to 20% of the total exterior surface of the awning face and valance. 7. Awning materials with reflective or shiny finishes are prohibited. 8. Unless permitted by Landlord, awnings are to be a solid color. 9. Construction and Maintenance: architectural fabrics suitable for outdoor use must be used 10. The awning frame shall be constructed of steel or aluminum. 11. It is the Tenant’s responsibility to ensure that awnings are not torn, frayed, ripped, faded, stained, soiled or dirty. 12. The awning frame structure should be finished to match the metal storefront system color or the awning fabric color. 13. Awnings should project a minimum of 1 meter and a maximum of 1.5 meters from the building façade. 14. Awnings should have between a 30 and 50 degree angle, taking into consideration the height of the storefront and wind load requirements.
Patio Traditional
“Awnings shall be designed to project over individual window and door openings and not extend as a single continuous feature over architectural elements.�
Individual window awnings
The awning frame structure should be finished to match the metal storefront system color or the awning fabric color.
TENANT INFORMATION MANUAL
3.2
F R E E S TA N D IN G C OMMER C IAL KIO SKS
3.2.1 Kiosk Requirements Depending on property type and opportunity, Landlord will specify available areas for lease for freestanding retail kiosks. The kiosk size shall not exceed the Design Control Zone set by the Landlord. Kiosk locations and merchandise may not encroach upon the Landlord Control Zone. It is important that kiosks complement the public areas. Careful consideration must be given to all aspects of the Tenant’s design due to the high visibility of the lease space from all sides, including roof plane. Counters are the kiosk Tenant’s “storefront”, and as such must follow specifications set in that section where applicable. Tenant proposal package must include finishes, lighting, signage and merchandising displays, and is subject to Landlord approval, and must abide by the following regulations: 1. Storage shall be concealed from public view. 2. Food preparation areas must be visually concealed, unless it was an essential part of the Tenant design and approved by the Landlord. 3. Artificial Ventilation: Cooking area must be equipped with ductless air purifier and odor neutralizer, as Kiosks are in enclosed spaces in the most part. 4. Regardless of design type, kiosks where food is handled must meet criteria ensuring that it is healthy and free of food-borne illnesses and other infectious diseases. Foods on display must be adequately kept at a suitable temperature and protected by glass cases or similar means. 5. Overhead structures will be considered by Landlord based on their location relative to other in-line and kiosk retailers. No storage on roof is allowed to any material or equipment as it is visible from above. If necessary, concealment is required as an integral part of the design. 6. Cases must be lockable for security purposes (no gates, overhead grill enclosures, etc.) Kiosk Tenants must use materials that are durable, of high quality, resist wear and dirt penetration, are easily maintained, and compliment overall building architecture. Prohibited Materials Simulated materials (imitation brick, stone, wood, faux finishes, etc.) Slatwall display systems. Permitted Materials Acrylics (Plexiglas, Corian), polycarbonate/resin panels (Lexan) surfaces Clear, smoked, colored or tinted glass Metals and metal cladding Plywood or MDF panels Natural stone Plastic laminates, mirrors, and painted drywalls are subject to Tenant design intent and Landlord approval.
> Kiosk locations and merchandise may not encroach upon the Landlord Control Zone
Allowed closing system for kiosks
“Simulated materials (imitation brick, stone, wood, faux finishes, etc.) are prohibited”
TENANT INFORMATION MANUAL
3.3
S I G NAG E A N D G R A P HIC S
3.3.1 Goals This is to make sure the Tenant signage within AQARAT properties will complement the aesthetic aspect of its surroundings. The Tenant is encouraged to showcase originality and brand identity but must remain within below set guidelines. Signage is required to boost and broaden the feel of the building or complex in which it exists, while clearly showcasing the Tenants’ brand identity in the best quality. The signage must remain simple as to not take away from the building’s uniformity.
A brand has to be adaptable and versatile to fit to the Tenant Information Manual guidelines without risking its design integrity.
Signage in built environments must often adhere to strict regulations in order to maintain the intended experience of a space. For example, such as in Covent Garden in London, historic buildings require signage with minimal interference.
TENANT INFORMATION MANUAL
3.3
S I G NAG E A N D G R A P HIC S C O NT’D
3.3.2 Signage Criteria It is highly recommended that a professional graphic designer is consulted by the Tenant to create an identity integral to the Tenant’s brand with all associated implementations, including signage. Signage design, application, materiality, lighting, etc. are a pivotal part of the store design and are subject to Landlord approval. All Tenant signage must be approved by Landlord prior to installation. The Landlord retains the right to reject any signage it deems unacceptable. Note: Columns, lobbies, stairwells, and all areas within Landlord Control Zones are Landlord property, and unless specifically leased by Landlord as advertising space, these areas are off-limits to Tenants.
.1 MATERIALS All graphic and material finishes shall be of high quality, elegant, and innovative. All materials used shall be non-combustible or treated to become fire retardant, with code compliance supplied by manufacturer. Tenant has to submit finishes sample boards, specifications, and detailed drawings to ensure good craftsmanship.
> all Tenant signage must be approved by Landlord prior to installation
Marble, wood, and stone storefronts Dimensional and Textured Materials
Lit and Reflective Materials
TENANT INFORMATION MANUAL
3.3
S I G NAG E A N D G R A P HIC S C O NT’D
3.3.3 Signage Criteria .2 BLADE SIGNS Blade signs, in situations where they are permitted by Landlord, are to be installed by the Tenant, and abide by Landlord regulations and approval.
x
1/3x
min 2.5 m
When blade signs are allowed, they must follow the specifications illustrated above.
3.3
S I G NAG E A N D G R A P HIC S C O NT’D
3.3.3 Signage Criteria .3 AWNING SIGNAGE Fonts and sizes of text and graphics shall be chosen for legibility, shall cover a maximum of 20% of the awning fabric, shall be done by a professional, and are subject to Landlord approval.
If more than 20% graphics is an integral part of Tenant’s brand identity, and is tastefully and creatively employed, graphics can be specified in Tenant proposal for approval by Landlord.
TENANT INFORMATION MANUAL
3.3
S I G NAG E A N D G R A P HIC S C O NT’D
3.3.3 Signage Criteria cont’d .4 FASCIA SIGNS ON STOREFRONT The fascia sign on the storefront is an opportunity for visually engaging individual brand expression. Tenants are responsible for the design, fabrication, and installation of storefront signage. Tenants must consider maintenance in proposed design scheme.
> fascia signage should not extend more than 10 cm beyond existing building fascia
It is prohibited for any element in the storefront fascia signage to extend more than 10 cm beyond existing building fascia. The diagrams indicate the mandatory text baseline, as well as the limit for both the logotype and logo. Recommended Fascia Sign Types: . Dimensional mounted letters . Panels painted with professionally designed graphics and typography ON BUILDING FACADE Subject to Landlord and Municipality approval, Tenant must seek permit and commit to yearly fees set by the Municipality for the lease of visually public space.
Y
Y
Y LOGO LIMIT
Y
TEXT LIMIT
5Y
TEXT BASELINE
Y Y
STORE FRONT
The blue box in the diagram indicates boundaries of fascial sinage zone.
Note: All models on this page are theoretical and as such plans, dimensions, and architectural details should not be construed from these illustrations.
Images of different permitted storefronts .
TENANT INFORMATION MANUAL
3.3
S I G NAG E A N D G R A P HIC S C O NT’D
3.3.3 Signage Criteria cont’d .5 MOUNTED LETTERS It is recommended for signage be treated as dimensional typography and/or logotype graphic form. All signage is to be included in Tenant proposal and is subject to Landlord approval. The signs must be fabricated and installed in accordance with the following guidelines: 1. Material used must be elegant, heavy-duty, weather resistant, and adequately mounted. Acceptable materials include cutout acrylic lettering, anodized or powdercoated Aluminum, shop-painted, Cor-Ten or enameled coated steel, stainless steel, pewter, solid brass, and bronze. For any special finishes and textures, the Tenant must supply a sample for Landlord’s approval. Natural metal finishes require sealants to avoid further oxidization on site. Textured, brushed, sandblasted, etched, patinaed, rusted, and imprinted metals are among the potential allowable creative processes that can be used by the Tenant, subject to Landlord approval on the final finish. 2. Letter depth should be at least 3 cm with all projections in the signage not to exceed 10 cm from 3. Thickness of letter stroke should be at least 3 cm on the inside 4. If lighting is desired, letters should be backlit with LED for diffused lighting
> elegant, heavy-duty, weather resistant, and adequately mounted letters to be used > letter depth should be at least 3 cm and not axceed 10 cm > thickness of letter stroke should be at least 3 cm
.6 GLASS-FRONT SIGNAGE In situations where glass signage is afforded, the Tenant is required to make graphics that will not impose on the character of the building. It is prohibited to use graphics and stickers that completely obstruct vision into the store. All vinyl graphics are to be applied to the glass by professional installers. All Tenant glass front signage must be approved by Landlord prior to installation. The Landlord retains the right to reject any signage it deems unacceptable. Glass graphics can only be cutout letters.
> glass-front graphic should not block vision into the store > minimum visibility of 65% must be preserved
A minimum visibility of 65% must be preserved with all storefront glass
only cutout letters are permitted on glass fronts.
TENANT INFORMATION MANUAL
3.3
S I G NAG E A N D G R A P HIC S C O NT’D
3.3.3 Signage Criteria cont’d .7 SIGNAGE LIGHTING Lighting of signage, electrical service and maintenance are the responsibility of the Tenant. The operating times are to be determined by the Landlord. All lighting schemes must be included in Tenant proposal and submitted for Landlord approval prior to fabrication and installation.
.8 TEMPORARY SIGNAGE These include promotional signs, seasonal displays, coming soon, and menu boards. Once approved by the Landlord, the Tenant may use temporary signage that are displayed for a limited time, do not require permanent armature of structural connection to the building, hallway, courtyard, or any of the building amenities, nor tamper with Landlord control zone. These are allowed in Tenant storefronts and windows. Temporary signs must be professionally designed and fabricated using appropriate materials and finishes, including paper, vinyl, mylar, or acrylic. All vinyl graphics are to be applied to the glass by professionals.
backlit
whole lit acrylic
sidelit letters - LED in acrylic with metal or acrylic font panel
backlit
front lit acrylic with metal shell
temporary signage.
TENANT INFORMATION MANUAL
3.3
S I G NAG E A N D G R A P HIC S C O NT’D
3.3.3 Signage Criteria cont’d .9 PROHIBITED SIGNAGE . Painted directly on wall . Light boxes . Skeleton or exposed neon . Signs with exposed raceway . Signs with animations or flashing lights . Vacuum formed plastic signs . External lighting that requires wall tampering . Pin and bolt mounting . Revealed fixations . Exposed crossovers between letters . Paper, cardboard, or Styrofoam signs SPECIAL INSTANCES: If such media are part of Tenant’s brand identity, and are tastefully and creatively employed, they can be specified in tenant proposal for approval by Landlord.
Examples of Prohibited Signage
lightboxes
Skeleton neon
If prohibited media are an integral part of Tenant’s brand identity, and are tastefully and creatively employed, they can be specified in Tenant proposal for approval by Landlord.
TENANT INFORMATION MANUAL
3.3
S I G NAG E A N D G R A P HIC S C O NT’D
> No projections of any signs, light or merchandise out of the DCZ is permitted
> Well-studied closing system for kiosk should be considered > No fabrics should use to close kiosk
> No light boxes
> No exposed lights in storefronts
TENANT INFORMATION MANUAL
3.3
S I G NAG E A N D G R A P HIC S C O NT’D
3.3.3 Signage Criteria cont’d .10 DIRECTORY LISTING Landlord will specify directory spaces on each floor and notify Tenant on process for getting listing space.
.11 ADVERTISING VENUES Since projects and areas vary, Landlord will assign areas for advertising and notify Tenants of rental opportunities in designated public areas.
3.3.4 Sign Fabrication Requirements . Tenant is responsible for all signs, permits, power sources, connections, and installations . Tenant sign contractor shall adhere to all regulations set in this manual . The Tenant should have Landlord written approval (refer to Form 3) before commencement of any signage work on site. . Maintenance and immediate repair to damage is responsibility of the Tenant . All signs shall be fabricated and installed in compliance with building, electrical, and fire department codes . Tenant shall conceal all conduit, raceways, crossovers, wiring, ballast boxes, transformers, and other equipment necessary for sign connection . Tenant shall ensure that all necessary bolts, fastenings and clips shall consist of enameling iron with porcelain enamel finish stainless steel, anodized aluminum, brass or bronzed; or carbon-bearing steel with painted finish . Tenant shall separate all ferrous and non-ferrous materials with non-conductive gaskets to prevent electrolysis . In addition to gaskets, Tenant shall provide suitable fasteners to secure ferrous to non-ferrous metals . Tenant is responsible for the cost of signs fabricated and installed, to follow the signage guidelines set in this manual and have the proper authorized sign permits
3.3.5 Tenant Submission & Approval Process AQARAT requires all Tenants to submit their signage designs, including material and lighting choices, and schemes. Approval will be given based on the criteria set in this manual by the Landlord via a team of graphic designers and architects that work to ensure compliance with Landlord regulations. Tenant signs that exceed allotted areas will not be considered. Graphic design, materials, construction, and installation of all Tenant signs will be subject to Landlord approval. The design proposal must be submitted as specified. All documentation, including manufacturer working drawings, a total of three printed proposals and 2 soft copies, is required before beginning of approval process.
3 . 4 I N T E R I O RS
The Landlord strongly encourages Tenant in-store individuality within the design guidelines agreed upon.
3.4.1 See-Through into Store Visual openness from display window into the store must be considered by the Tenant while planning, designing, and merchandising his/her premise. This will be an essential design criterion during Landlord reviews. Tenant is supposed to provide perspective views to reveal this see-through quality, and an elevation drawing projecting storefront/s and all surfaces, walls, fixtures, etc. Visual openness must not be less than 65%.
3.4.2 Existing Structural Integrity In case the Tenant foresees introduction of heavy loads (kg/m2), he/she shall request the approval of the Landlord prior to implementation. No alteration of the existing structure is allowed, including ceiling /floor slabs and demising walls. Attachments or connections to the existing structure by the Tenant are his/her sole responsibility, noting that it is not allowed, if it exerts any significant impact on the structural integrity. Dividing walls will require a site verification by Tenant’s consultant. Neither during construction nor during operation, is the Tenant allowed to use equipment that causes vibrations, without using vibration isolator pads in the latter scenario, subject to Landlord approval. Location, weights, dimensions, and drawings of any mechanical equipment shall be submitted by the Tenant for review and approval by the Landlord, prior to implementation. In case of any alteration forcibly required to the existing structure, Tenant is required to obtain Landlord approval.
TENANT INFORMATION MANUAL
3.4
I N T E R I O RS C ON T’D
3.4.3 Materials All materials used shall be non-combustible or treated to become fire retardant, with code compliance supplied by manufacturer. All architectural finishes shall be of high quality, radiating elegance and innovation. Tenant has to submit finishes sample boards, specifications, and detailed drawings to ensure good craftsmanship. Durability is essential for high traffic commercial areas, where it is advisable to use hard finishes, such as: polished specialized concrete, stone, tiles, and carpets, that are graded for commercial use.
3.4.4 Lighting LED, incandescent, High Intensive Discharge (HID) or similar color light source may be used, subject to Landlords approval. Light sources to be used for display windows can be cove lighting, track lighting, recessed spotlights and/or floor mounted lighting.
3.4.5 Audio Audio installation taking into consideration music inside the store is encouraged to ensure a pleasant environment. Audio shall only be played inside the store. Audio heard outside the store and in residential areas is absolutely prohibited. Speakers shall not be surface mounted and close to storefronts; only recessed or concealed speakers are allowed. Audio shall remain at a decent volume and not disturb passersby.
> non-combustible or treated to become fire retardant materials > high quality, radiating elegance and innovative finishes > durability for high traffic commercial areas is essential > audio shall only be played inside the store.
TENANT INFORMATION MANUAL
3 . 5
S P R I N KLER D ESIG N C R IT ERIA
The following is a list of minimum design information required to expedite plan approval by Landlord. It is not intended to be a complete listing of all requirements, but should serve as a minimum checklist to be used by Tenant’s design consultants to complete the construction documents. We urge you to read this manual in its entirety in order to fully understand the requirements needed to generate an approvable set of construction documents.
3.5.1 Sprinkler Drawing Requirements . Location of sprinkler head grid with main and branch pipe sizes . Temperature rating of all heads . Hydraulic calculations . Fire extinguisher locations . Height of ceiling drops . Lighting location . Curtain wall locations
3.5.2 Landlord Supplied Sprinkler System Landlord has designed and installed a fire prevention system (sprinkler system). All Tenants must comply with NFPA guidelines and the local codes as per KFB
3.5.3 Tenant Responsibility Tenant shall provide a complete sprinkler system within the leased premises; including, but not limited to, all necessary labor, piping, sprinkler heads, escutcheons, etc. for the satisfactory operation of a sprinkler system. Tenant shall verify existing conditions. . Upon completion of sprinkler system in leased premises, Tenant’s sprinkler contractor must contact Landlord to arrange for a system shut down for final point of connection (at Tenant’s expense) . Plans must be signed and sealed by a registered Fire Protection Engineer of the State . Each tenant must generate a sprinkler shop drawing and supply hydraulic calculation to the Landlord . Tenant’s sprinkler system shall give coverage up to Tenant’s lease line . Provide sprinkler coverage at exit alcove and storefront entrance alcove . No combustible material is allowed above Tenant ceiling unless sprinkler coverage is provided . Maintain a minimum 18” clearance between ceiling sprinklers and stock or displays . All storage decks and mezzanines must be fully sprinkled
3.6
F I R E ALA R M D ESIG N C R IT ERIA
Tenant shall provide a complete fire alarm system from Landlord’s distribution point (junction box) within the leased premises, including, but not limited to, all necessary labor, strobes, horns, wiring, etc. necessary for the satisfactory operation of a fire alarm system.
3.6.1 Tenant Responsibility . Upon completion of Tenant fire alarm system in Tenant’s space, Tenant’s fire alarm contractor must contact Landlord for final point of connection to Landlord’s fire alarm junction box at Tenant’s expense . Fire alarm devices must be structurally mounted . Class “A” system, wires must be identified for direction and polarity . Current ADA guidelines, and local codes must be followed . If Tenant provided RTU, Tenant must indicate smoke duct detector to interface with Landlord’s system . Provide duct smoke detector; locate inside supply duct, downstream of the filters and ahead of any branch connections, on all systems. Any system over 15,000 CFM shall provide duct smoke detectors located inside the return duct, upstream of any filters, exhaust air connections or outside air connections . Tenant to verify any additional Center requirements for VAV box or RTU shut down in the event of fire detection
3.6.2 Additional Food Related Tenant Responsibility . Hood suppression system and makeup air to interface with Landlord’s fire alarm system (if applicable) . All food related Tenants must submit hood suppression plans to Local Jurisdiction for approval
TENANT INFORMATION MANUAL
4
DESIGN APPROVAL PROCESS
4.1
THE TENANT’S ARCHITECT
4.2
PROCESS & SUBMISSIONS
4.2.1 4.2.2 4.2.3
Phase I - Preliminary Design Drawings Phase II - Construction Documents .1 ARCHITECTURAL DRAWINGS .2 MEP Drawings .3 HVAC Plan .4 Electrical Plans .5 Mechanical Plans & layout .6 Fire Protection Drawings Phase III – Construction Set
4.3 DEFAULT
TENANT INFORMATION MANUAL
4.1 4.2
4.1
T H E T E NAN T’S A R C HIT EC T P R O C E S S & SU B MISSION S
THE TENANT ’S ARCHITEC T
It is the Tenant’s responsibility to enlist an architect to his/her service and inform the Landlord of the architect. The Tenant is responsible for his/her architect and must make sure that all official papers and this manual are read by the architect and that the architect complies with all the procedures.
4.2
PROCESS & SUBMISSIONS
Any drawing the Tenant submits to the Landlord must be dated and as accurate and current as said date proclaims. It is up to the Tenant’s fit-out team to keep up with any changes made to the drawings. The Tenant is responsible for following each step in this manual and keeping to the rules and regulations. The Landlord will require 10 business days to review any phase before getting back to the Tenant. All submissions by the Tenant shall include a cover sheet noting the overall floor plan with highlighted unit location, Tenant name, leased unit number, and area (sqm). All submissions must be in CAD and PDF, with 3 hard copies and 2 soft copies. Drawings are supposed to be executed by professionals, with their names, contact information and stamps/ seals clearly showing. Drawings are supposed to be to scale and of professional quality with all required annotations, dimensions, schedules, general and particular notes, etc. present on them. Landlord will reject any drawing that does not adhere to professional architectural and engineering standards.
4.2.1 Phase I - Preliminary Design Drawings (Duration 14 calendar days) The Tenant is expected to do a site visit, inspect the site conditions, and amend any discrepancies between site conditions and Landlord drawings, prior to starting design works. Starting the preliminary design phase is an acknowledgement from the Tenant that he/she is fully aware of the site conditions, documents received, rules and regulations, etc. and is in agreement to all. The Tenant shall commence the design ensuring the submission of the below deliverables for Landlord review.
.1 ARCHITECTURAL DRAWINGS . Preliminary Floor Plan (scale 1:50), indicating overall plan circulation logic, furniture/ fixtures layout, wet areas (kitchen/bathroom), seating. . Preliminary Sections and Interior Elevations (scale 1:50), indicating wall’s surface finishes and ceiling . Storefront Elevation (scale 1:50). . Mood Board with 3D interior and exterior renderings, material finishes, colors, lighting qualities, etc. to reflect the concept and the feel of the store.
.2 MEP DRAWINGS . Preliminary MEP Floor Plan (scale 1:50), highlighting single line drawings of all services (HVAC, water supply, drainage, lighting, electrical, etc.) . Electrical Load
4.2.2 Phase II - Construction Documents (Duration 28 calendar days) Once the Tenant receives written approval on Preliminary Design Drawings, he/ she is expected to incorporate all comments while developing the Construction Documents.
4.2
P R O C E S S & SU B MISSION S C ONT’D
.1 ARCHITECTURAL DRAWINGS . Construction Floor Plan (scale 1:20) . Furniture Layout Plan (scale 1:20) . Reflected Ceiling Plan (scale 1:20) showing ceiling design, lighting layout, exit signs, materials, levels, etc. . Elevations/Sections (scale 1:20) indicating interior walls finishes, dropped ceiling with required structural handing mechanisms, fixtures and furniture with all required structural blocking if required. . Architectural Details (scale 1:5, or as required) indicating floor/wall and wall/ ceiling connections, cove lights, soffits, corners, millwork (cash wrap counter details, shelving, etc.), lighting, AC diffusers, etc. The Landlord may ask for more in case he deems it of importance to clear Tenants’ design intent. . Storefront Elevation (scale 1:20). . Material Samples Board, showing the exact architectural finishes material mounted on a board. . Samples and/or Specifications of other visible items in the store, including but not limited to lighting fixtures, hardware, electrical switches/outlets, plumbing fixtures and fittings, kitchen equipment, etc. . 3D Renderings of high quality revealing the design intent with high level of precision and compliance to the construction documents. . Storefronts’ Signage Elevations (scale 1:20) and Details (scale 1:5) revealing the adaptation of the Tenant’s branding to the Signage guidelines. This should indicate exact letter types and graphics, fitting within the allowable area, and the material finishes, lighting, colors. Additionally, the manufacturer’s shop drawing should be presented for Landlord approval, prior to implementation.
.2 MEP DRAWINGS .3 HVAC PLAN (SCALE 1:50) with ducts layout, sizes, equipment location, thermostat location, access panels, other details, load calculations, and specifications.
.4 ELECTRICAL PLANS (SCALE 1:50) with lighting layout, electrical outlets and switches, with load calculations, DB schedule, lo-voltage layout, tabulations, details, circuit diagrams, and specifications.
.5 MECHANICAL PLANS & LAYOUT (SCALE 1:50) indicating water supply, drainage slope runs, vent pipes, valves’ locations, grease traps, etc.
.6 FIRE PROTECTION DRAWINGS indicating specifications and layout of sprinklers, fire detectors, and pipes.
TENANT INFORMATION MANUAL
4.2
P R O C E S S & SU B MISSION S C ONT’D
4.2.3 Phase III – Construction Set (duration 7 calendar days) The Tenant shall review all comments on Construction Documents and submit a final set of drawings for Landlord’s approval. Upon Landlord’s review and approval, the Tenant shall receive a stamped construction set and an invitation letter to commence works. Any changes by the Tenant during construction are to be addressed in writing and drawings, subject to Landlord written approval, prior to implementation for the Project construction to be always compliant with the Construction Set on site. Failure to do so will be considered as a breach of contract. Tenant’s Invitation to commence work will be subject to approval of: . Final working drawings by Landlord . Tenant’s proof of insurance . Appointment of main contractor . Signage permit if applicable . Company commercial license . Municipality license . Post construction fire fighting license . Submission of complete and detailed work program by the Tenant for Landlord Approval. Upon approval of the work program an agreed fit out period will be defined.
4 . 3 D E FAU LT
If the Tenant doesn’t follow the Design Approval Process, the Tenant will be considered in default. When the Tenant is found to be in default of the agreements within this manual and lease, the Landlord shall give the Tenant a notice with a set date to correct said default. If the Tenant doesn’t rectify default by the set date, the Tenant will have to pay a plan review fee to the Landlord for any modifications to be made. Due to the importance of having the stores active and open within a short time span, and in case of breach of contract and/or default by the Tenant, the Landlord has the right to terminate the contract and get back the store, with no penalties or charges due to Tenant.
TENANT INFORMATION MANUAL
4.4
D E S I G N APP R OVA L P R OC ESS CHART
T E NA N T S U B MISSION R E Q U I R EMEN TS
All Tenant drawings to be dated, accurate, current The Landlord will require 10 business days to review any phase before getting back to the Tenant Tenant submissions to include: cover sheet noting the overall floor plan with highlighted unit location, Tenant name, leased unit number, and area (sqm)
TENANT MEETING WITH LANDLORD Tenant Receives Tenant Information Manual and List of Approved Architects, Designers, and Contractors
All submissions must be in CAD and PDF, with 3 hard copies and 2 soft copies Drawings should be executed by professionals, be to scale and include all required annotations
deliverables checklist PHASE II
Construc tion Floor Plan scal e 1 : 2 0
Fur niture Layout Plan CONSTRUCTION DOCUMENTS 28 days
scal e 1 : 2 0
R eflec ted Ceiling Plan scal e 1 : 2 0
Ele vations/S ec tions FORM 2
tenant receives APPROVAL
PROCEED TO PHASE III
or COMMENTS FOR CHANGES
MAKE CHANGES AND RESUBMIT FOR APPROVAL
scal e 1 : 2 0
Architec tural D etails scal e 1 : 5
M ater ial Samples Board Specifications of Finishes 3D R ender ings Storefront Signage Ele vations scal e 1 : 2 0
Storefront D etails scal e 1 : 5
MEP Drawings HVAC Plan scal e 1 : 5 0
Elec tr ical Plans scal e 1 : 5 0
M echanica l Plans & Layout scal e 1 : 5 0
Fire Protec tion Drawings FORM 3 Tenant’s Architect to cloud revised areas for expedited review/approval by Landlord’s Architect, with expected duration not to exceed 5 calendar days
TENANT ENLISTS AN ARCHITECT Tenant is to ensure architect is made aware of, and complies with, this manual
TENANT VISITS SITE Tenant is to amend any discrepancies between site conditions and landlord drawings Tenant acknowledges that leased space complies with his/her agreement with Landlord
PHASE I PRELIMINARY DESIGN DRAWINGS 14 days FORM 1
deliverables checklist Final Wor k ing Drawings
PHASE III
Proof of I nsurance
CONSTRUCTION SET 7 days
Appointment of M ain Contrac tor Signage Per mit Commercial License M unicipalit y License Fire Fighting License Complete and D etailed Wor k Program upon approval of the work program an agreed fit out period will be defined
any changes by the Tenant during construction are to be submitted to Landlord for written approval
FORM 4 Tenant’s Architect to cloud revised areas for expedited review/approval by Landlord’s Architect, with expected duration not to exceed 5 calendar days
deliverables checklist
tenant receives
Preliminar y Floor Plan s cale 1: 50
Preliminar y S ec tions s cale 1: 50
APPROVAL or
M ood Board Preliminar y MEP Floor Plan
PROCEED TO PHASE II
COMMENTS FOR CHANGES
s cale 1: 50
MAKE CHANGES AND RESUBMIT FOR APPROVAL
Elec tr ical Load
Tenant’s Architect to cloud revised areas for expedited review/approval by Landlord’s Architect, with expected duration not to exceed 5 calendar days
tenant receives FORM 5 STAMPED CONSTRUCTION SET AND AN INVITATION LETTER TO COMMENCE WORK
UNIT HANDOVER AND START OF CONSTRUCTION
or
FORM 7
COMMENTS FOR CHANGES AND REQUEST FOR RESUBMITTAL
INSPECTIONS FOR WATERPROOFING FINAL INSPECTION FORM 9 OPENING
FORM 6
FORM 8
5
WORKING ON SITE
5.1 CONSTRUCTION COMMENCEMENT PREREQUISITES 5.1.1
Design Approvals & Forms Completion
5.1.2 Permits, Insurance, and Bond 5.1.3 Hoarding .1specifics .2 damages .3 Storage 5.2 TIMELY REQUESTS FOR INSPECTION & SUBMISSIONS 5.3
SAFETY PRECAUTIONS
5.4
TIMINGS AND CONSIDERATIONS
5.5
MATERIAL ACCESS & DELIVERIES
5.6
SECURITY AND SITE SUPERVISION
5.7
COMPLIANCE FAILURE PENALTIES
TENANT INFORMATION MANUAL
5.1
C O N S T R UC TION C OMMENC EMENT PREREQ UISITES
5.1.1
Design Approvals & Forms Completion All design elements to take place during fit out process must be preapproved by the Landlord before commencing with construction. All forms required for construction must be completed by the Tenant and approved by the Landlord. The Tenant’s contractor must keep one copy of the approved drawings and specification in good order on site at all times and available on demand of the Landlord and/or relevant Statuary Authorities.
5.1.2 Permits, Insurance, and Bond The Tenant is required to hand over the leased unit in the same condition upon which it was received from the Landlord. Failure to do so will result in a deduction from the Tenant deposit in order to cover damages repair expenses. Building permits are required for any structures and it is the responsibility of the Tenant to obtain said permits. A 3-month rent deposit is required by the Tenant. The Tenant must obtain insurance over the space, work-force, and every aspect of the leased unit. If the Landlord requires, the Tenant contractor or subcontractor shall provide a payment and performance bond naming the Tenant, Landlord, and Property as additional insured as their interests might appear. Evidence of this bond, in addition to a certified insurance bond for construction works, must be provided to the Landlord prior to construction.
5.1.3 Hoarding The leased premises must be enclosed and sealed on all sides immediately upon start of fit out period by temporary drywall hoarding with proper graphics at the Tenant’s expense in accordance with the following:
.1 SPECIFICS The hoarding shall only cover the entire unit openings and should not exceed the main entrance of the leased unit. The hoarding shall be made out of gypsum board or lightwood fixed to the boundary lines of the leased unit and shall not interfere with the front elevation of the building. The design and theme of the hoarding shall be approved in advance by the Landlord prior to implementation.
.2 DAMAGES Tenant must ensure that hoarding shall not cause any damage to the Landlord’s exiting building material. Any damage caused shall be fixed at the Tenant’s expense.
.3 STORAGE Tenants shall store all material, tools, and equipment within leased unit. There will be no storage area available outside the leased premises. The Landlord shall have no liability for any loss, damage or theft of materials, items or equipment etc. Hazardous/ dangerous materials, items, equipment, etc. shall not be stored on site.
5.2
T I M E LY R EQU ESTS FOR INSP ECTIO N & SUBMISSIO NS
The Landlord will perform inspections upon Tenant’s request as well as frequent ones to all Tenants fit out works during the fit out period, to ensure that the standards and requirements set in this manual are fully considered. Written inspection requests by Tenant shall be sent to the Landlord for: . Waterproofing testing . Water testing . Drainage works . Test drainage . Hand over electrical . AC test . Testing & commissioning of fire fighting network Upon completion of the fit out works, the Landlord will perform final inspection to approve Tenant’s completion of works according to the approved working drawings, specifications and the standards and requirements of this fit out manual. At the time of final inspection, the Tenant must submit to the Landlord: . Three full sets of architectural and services “as Built” drawings . Two soft copies in CAD and PDF . A certificate from Tenant’s architect or designer stating that all works have been completed as per approved working drawings, specifications and relevant statutory authorities’ requirements, and proof of inspection and approval from the local building municipality, Kuwait Fire Brigade and Health Department (if applicable and as necessary). All systems shall be fully operational. All electrical works must be approved before connecting permanent power. All services works must be approved before closing the ceiling. The Landlord shall issue a “Completion Certificate” or “Approval to Commence Trade” once all the above has been fulfilled. Any other MEP-related items that have not been mentioned in this Manual have to be inspected by Landlord.
TENANT INFORMATION MANUAL
5.3 5.4
5.3
S AF E T Y PR ECAUT ION S T I M I N G S A N D C ONSIDER ATIO NS
S A F E T Y P R E C AU T I O N S
Tenants shall have safety policy/procedures for safe working conditions and environment of their works. The Landlord must approve safety policy prior to the commencement of work. The Tenant and his/her contractor are required to adhere to site general safety conditions. All Tenants personnel when present on site shall wear hard helmet, safety shoes, gloves, etc. at all time. The Tenant must maintain at all time during the fit out period suitable portable fire extinguisher(s) and first aid kit(s). The Tenant is solely responsible for the safety and wellbeing of his/her contractors’ personnel on site at all times and will be responsible for any damages, injuries, life loss etc. resulted from any breach to the guidelines included herein. All Tenants will ensure that they and their contractors conform to a normal duty of care during their works, and that they comply with all the normal statutory requirements including the Health and Safety at Work Act. All temporary scaffolding used on site must have air filled rubber tire rollers and must be approved by the Landlord.
5.4
T I M I N G S A N D CO N S I D E R AT I O N S
Tenants must not cause nuisance or annoyance to other Tenants, residents, or occupants, including working outside allowed hours by Landlord, playing of loud music that is audible outside their premises, or leafleting from their unit.
TENANT INFORMATION MANUAL
5.5
MAT E R I AL AC C ESS & D ELIV ERIES
These conditions are imposed in order to ensure that Tenant’s works are carried out without disturbance or damage to surrounding property, and the complex as a whole. The Tenant is cautioned that these regulations will be strenuously applied by the Landlord. Breach of regulations may mean breach in contract, if the Tenant fails to abide by below instructions: . All authorized works to be carried out entirely within the agreed works area. No works, storage of materials, equipment, or any other item, is to be carried on, or placed outside the agreed area, or on any other part of the Landlord’s area without prior written consent from the Landlord. . All loose materials must be delivered to the site bagged. . All storage of materials, site accommodations etc., must be contained within the agreed works area. . All waste and debris generated by the Tenant, must be disposed of on a regular basis from the works area, and may not be placed anywhere outside the works area without prior written permission of the Landlord. . Deliveries of material to site must be made via agreed access points, and may only be made outside normal opening hours of the complex, except by permission previously agreed by the Landlord. All materials off-loaded, must be removed from the unloading area as a matter of priority, and stored within the works area. The road/surface of the delivery area should be protected. The Tenant shall coordinate with the Landlord regarding parking spaces for their vehicles during the fit out period, in case they interfere with complex circulation. The Tenant workers are not allowed to hang out in the complex. They shall be either inside the store, or outside the complex property line, except when moving materials. Access to the site is only permitted to those working on the premises.
5.6 5.7
5.6
S E C U R I T Y A N D SITE SUP ERV ISIO N C O MP L I A N C E FA ILUR E PENALTIES
SECURITY AND SITE SUPERVISION
The Landlord will provide security for the site, but the Tenant is responsible for securing their belongings during fit out period. The Tenant must have an experienced working supervisor onsite at all times. All construction materials, equipment, and tools must be locked up securely within the Tenant’s premises. The Landlord is not responsible for the loss of any items.
5.7
CO M P L I A N C E FA I LU R E P E N A LT I E S
It is imperative that the Tenant adheres to the guidelines within this manual and ensures that no one is put in any danger at any time. In case of Tenant breach, The Landlord has the right to suspend work with immediate effect, issue a monetary penalty, and/or send the notice of suspension to the Tenant and no claims will be considered. Landlord retains the right to make changes to constructions that are deemed unsuitable and that do not comply to the standards and regulations set forth in this manual, at Tenants expense, to be deducted from the Tenant deposit.
TENANT INFORMATION MANUAL
6 6.1
POST-CONSTRUCTION OPERATIONAL REGULATIONS
TENANT’S GARBAGE DISPOSAL METHOD
6.2 DELIVERIES 6.3 CLEANING 6.3.1 General Cleaning 6.3.2 Window Cleaning 6.4 SECURITY 6.5
COMPLEX MAINTENANCE
6.6
HEALTH & SAFETY
6.7
REQUIRED FEES
6.7.1
Insurance
6.7.2
Fit Out Security Deposit
6.7.3
Defaulting Penalties
TENANT INFORMATION MANUAL
6 . 1 T E NAN T ’S G A R BAG E D ISPOS AL METHO D 6 . 2 D E L I V E R IES
6 .1
TENANT ’S GARBAGE DISPOSAL ME THOD
Garbage disposal timings and areas are to be assigned by the Landlord.
6 .2 D E L I V E R I E S Goods deliveries must be scheduled out of opening hours, and with prior arrangement with the Landlord. Access routes and fire escape doors/routes must be kept clear at all times, this ruling will be strictly enforced. No storage of items will be permitted within the complex premises. Materials found unattended will be removed for ultimate disposal and the Tenant will be penalized. The use of lift of the Central Pavilion for deliveries is restricted without prior notice to the Landlord, with required protection in the elevator cabin and inspection clearance before and after. Note that loading is allowed between specific hours assigned by the Landlord, outside which the lifts will be “locked off”. Deliveries outside the stated times will not, in the interest of public safety, be permitted to traverse the public common areas. Delivery vehicles must only be parked in the designated areas, for only so long as it is necessary to load or unload deliveries. Should it be necessary to leave delivery vehicles unattended; the vehicle must display a clear indication of the driver’s location and contact number. The driver must under no circumstances leave his vehicle and go off site. The storage of trolleys, cages and other such items is not permitted within the premises.
6 . 3 C L E A N ING 6 . 4 S E C U R IT Y 6 . 5 C O MP L EX MA IN TENA NC E
6.3 C L E A N I N G 6.3.1 General Cleaning It is intended that a high standard of cleanliness and presentation will be maintained throughout the Complex and Tenants will be expected to maintain a similar standard. Public areas will be cleaned on a patrolling basis by Landlord staff during the day, with deep cleaning undertaken out of peak working hours. In the event of any Tenant having a comment regarding the cleaning operations, this should be communicated directly to Management at the earliest opportunity. Cleaning down of Tenant equipment/utensils is not permitted outside the Tenant’s own premises or in communal areas.
6.3.2 Window Cleaning Tenants are responsible for the cleaning of their own windows and entrances. Window cleaners are required to vacate the public areas before 08:00 am daily, and must clean and dry any spillages caused to public areas prior to vacating the premises.
6.4 S E C U R I T Y Security Staff will be on duty at all times. A comprehensive Closed Circuit Television System (CCTV) is in operation, and covers common areas of the Complex premises. Security personnel will monitor and control all public areas, but Tenants will ultimately retain responsibility for the security of their own premises. There are various cameras situated around the premises which are recorded digitally, however due to the requirements of The Data Protection Act, applications to view tapes/incidents for whatever reason must be made through the Landlord. Copies of CCTV images, in whatever format, will normally only be made available to the police or the courts. Any direct approaches to the Security Office will not be recognized or authorized. No security personnel contracted by the Tenant shall operate within the public areas, unless at the specific instruction of the Landlord.
6.5
CO M P L E X M A I N T E N A N C E
All maintenance complaints shall be informed and recorded to the Landlord’s call center. If not, then the Landlord will not be legally bound or responsible about following up on these complaints.
TENANT INFORMATION MANUAL
6.6
H E ALT H & SA FET Y
Health and Safety of occupants, workers, employees, employers, contractors, and any other related or affected party on the Tenant’s premises shall be handled with utmost responsibility, complying with OSHA (Occupational Safety and Health Administration) 3302-2012, released by US Dept. of Labor. Tenant, complying with OSHA, is to assure safe and healthful conditions for working men and women by setting and enforcing standards and providing training, outreach, education, and compliance assistance. Under the OSHA law, Tenants are responsible for providing a safe and healthful workplace for their workers. Standards can be viewed on OSHA’s Law and Regulations page at www.osha.gov/law-regs.html. Tenants are to ensure that all workers and related parties occupying or frequently visiting the leased unit are aware of the required and provided Health and Safety Conditions within the premises.
6.7
R E Q U I R E D FEES
6.7.1
Insurance The Tenant shall provide, prior to work commencing on site, a current insurance policy in which the Tenants and/or their contractors/sub-contractors are fully insured and it should be valid for the whole duration of the Tenants shop fitting works. The Landlord requires that the policy must cover property and injuries to persons at the work site and/or any place within the site area, caused by the Tenants, works and/or workers. The policy must include compensation amounts relevant to the size of leased unit and number of workers involved and as per the lease agreement requirements. The Tenant shall insure the owner and his personnel, agents, etc. as per the lease agreement requirements against any loss, claim or damage of any kind with respect to personnel injury or damage to any property, which may arise out of or in the course of execution of work performed by the Tenant and/or his/her contractor(s), sub-contractor(s), etc. All insurance must be provided by certified Insurance providers.
6.7.2
Fit Out Security Deposit The Tenant’s deposit amount will be included within the lease agreement between the Landlord and the Tenant. This amount shall be the duration of the Tenant’s fit out works to ensure that everyone involved is adhering to the obligations in their contracts. A one (1) hour notice given to the Tenant to comply with Landlord rules and regulations is considered an EMERGENCY. A twelve (12) hour notice to comply is considered URGENT. A twenty-four (24) hour notice to comply is considered ROUTINE. The Tenant’s Contractor is expected to rectify, as noted, within the allocated timeframe.
6.7.3
Defaulting Penalties The Landlord may temporarily halt or suspend work at any given time under his/her own discretion. This can happen if the Tenant/Contractor disregards: . The written instruction received from the Landlord . A default notice . The health and safety regulations . Failure to observe site rules
TENANT INFORMATION MANUAL
7
APPENDICES
7.1
Project Contacts
7.2
Emergency services
7.3
Cost of Electrical Loads
7.4
Review & Submission Forms
TENANT INFORMATION MANUAL
7.1 7.2
P R O J E CT C ON TAC TS E M E R G E NC Y SERV IC ES
7.1
P R O J E C T CO N TA C T S
LANDLORD MAINTENANCE MOTLINE Tel: (+965) 222 63 939 Email: callcenter@aqarat.com
OWNER/LANDLORD
Kuwait Real Estate Company (AQARAT) PO Box 1257, Safat-13013, Kuwait Tel: (+965) 1828 999 Website: www.aqarat.com
FACILITIES MANAGEMENT EFS Facilities Services L.L.C PO Box 1990, Safat 13020, Kuwait Tel: (+965) 1 82 89 99 Fax: (+965) 22 49 13 68 Website: www.efsme.com
ARCHITECT
PAD10 Kuwait City, Sharq Darwaza 51 Tower, Mubarak Al-Kabir Street Blk 6, Bldg 51, 10th Floor Tel: (+965) 22 91 33 77 Fax: (+965) 22 91 33 78 Email: info@pad10.com Website: www.pad10.com
SIGNAGE & WAY FINDING
7.2
EMERGENCY SERVICES
PAD10 Kuwait City, Sharq Darwaza 51 Tower, Mubarak Al-Kabir Street Blk 6, Bldg 51, 10th Floor Tel: (+965) 22 91 33 77 Fax: (+965) 22 91 33 78 Email: info@pad10.com Website: www.pad10.com
Kuwait Ambulance Service Kuwait Fire Service Kuwait Police Service 112
14.5
35
70
95
21 - 30
31 - 60
61 - 90
MEW COST (pe r mon th per sh op) + % ch ar g e kd
MEW Cost + 0% Charge
MEW Cost + 15% Charge
MEW Cost + 25% Charge
MEW Cost + 35% Charge
MEW Cost + 40% Charge
0 - 10
11 - 30
31 -50
51 - 80
81 - 100
250
125
100
63
63
M C C B T YPE ampere
65
42
35
35
35
ES T IM AT ED M C C B PR IC E kd
Private meter gauge will be installed by the Landlord at the Tenant’s expense.
Tenants do not hold the right to purchase and install material by themselves.
Prices for cables, cable trays, MCCB will be calculated before installation, according to local market price.
ELECTRICITY COST TO BE PAID IN ADVANCE QUARTERLY
6
19
ELECTRIC A L LOAD kw
INSTALLATION COST TO BE PAID ONE TIME ON SIGNING THE CONTRACT
8.65
25
11 - 20
3.75
16
0 - 10
ES TIMATE D C AB LE PRICE WITH INSTALLATION (p er m ) kd
C A B LE TYPE m m2
ELECTRIC A L LOAD kw
30.5
30.5
30.5
30.5
30.5
C A B L E T R AY C OS T ( per m ) & S US PEN S ION J OIN T ( per uni t) kd
40%
35%
25%
15%
0%
COST (C ABLE, MCCB, C ABLE TRAY) + % CHARGE kd
7.3 C O S T O F ELEC T R ICA L LOA DS
TENANT INFORMATION MANUAL
7.4
R E V I E W & SUB MISSION FOR MS
F O R M 1 P R E L I M I N A R Y D E S I G N D R AW I N G S F O R M 2 CO N S T R U C T I O N D O C U M E N T S S U B M I S S I O N FORM 3 SIGNAGE DESIGN SUBMISSION F O R M 4 T E N A N T VA R I AT I O N R E Q U E S T F O R M 5 H A N D O V E R C E R T I F I C AT E F O R M 6 T E M P O R A R Y P O W E R / WAT E R R E Q U E S T F O R M 7 WAT E R P R O O F I N G I N S P E C T I O N R E Q U E S T F O R M 8 E L E C T R I C I T Y CO N N E C T I O N R E Q U E S T F O R M 9 F I T - O U T CO M P L E T I O N C E R T I F I C AT E
TENANT INFORMATION MANUAL
8
OFFICES
8.1
OFFICES TENANT RESPONSIBILITY ZONE
8.2
OFFICES LANDLORD CONTROL ZONE (LCZ)
8.3
TENANTS RULES & REGULATIONS
TENANT INFORMATION MANUAL
8.1 8.2
8.1
O F F I C E S T ENA NT R ESPON SIBILITY ZO NE O F F I C E S LA N D LOR D C ONT RO L ZO NE (LCZ)
O F F I C E S T E N A N T R E S P O N S I B I L I T Y ZO N E
The Tenant Responsibility Zone is the area the Tenant is leased. The Tenant is responsible for anything and everything within the bounds of his/her premise and to ensure that the Landlord Control Zone is undisturbed. The Tenant Control Zone is inclusive of The Design Control Zone, requiring further care on behalf of the Tenant.
8.2
O F F I C E S L A N D LO R D CO N T R O L ZO N E ( LC Z )
The Landlord control zone is the area that is not occupied by the Tenant. It extends across the entire width of the apartment and covers areas that aren’t in the Tenant’s lease. The Landlord reserves the right to remove any item that is placed out of the Tenant Control Zone. The Landlord Control Zones include walkways, open areas, circulation zones, and public services (bathrooms, janitorial rooms, technical rooms, outdoor seating areas, and garbage rooms). It is prohibited to display advertisements, posters, any type of signage, or mail and news boxes, either permanent or temporary, in Landlord Control Zones. Obstruction of public space in the LCZ with partitioned zones or furniture is prohibited.
Tenant Lease Lines, which are also Tenant Responsibility Zones.
TENANT INFORMATION MANUAL
8.3
T E NAN T S R U LES & R EG U LAT IO NS
INTRODUCTION AQARAT Projects have been designed to provide a unique experience. To complement and enhance a proper environment, Rules & Regulations have been established as guidelines to the Tenants to understand their rights and obligations. These Rules are binding on all tenants or their guests in the Project. Tenants shall ensure that their employees, visitors, invitees and contractors, which include tradespersons and suppliers, are aware of, and abide by, these Rules. Rules may be modified, amended or repealed from time to time subject to the procedures laid down by the Landlord. Landlord reserves the right to waive any one of the below mentioned rules or regulations to a specific Tenant in writing. Waiver shall not constitute a waiver of any other rule or regulation or any subsequent application thereof to such Tenant.
DEFINITIONS The “Landlord” means the Owner or any representative assigned by him. The “Project” includes all common and public areas within the property managed and controlled by the Landlord. The “Tenant” designates the person who signed the rental lease for the office space and/or any person designated by him with the approval of the Landlord. It shall be the responsibility of every Tenant to ensure that all his/her e employees, invitees and guests, paying or otherwise, are fully aware of these Rules. In the event of any breach by a Tenant, his/ her employees, contractors, invitees and guests, such breach shall be deemed to have been committed by the Member. Any Tenant who breaches or fails to comply with any provision of these Rules, or any conditions imposed or directions given in terms thereof, shall be deemed to have breached these Rules and will be subject to the sanctions prescribed by the Landlord.
WINDOWS, DOORS, OFFICE FRONT FAÇADE . Tenant must not encroach on the Landlord property walls and must limit façade treatment to the premises, within lease line. Drawings and visuals must be submitted to Landlord for approval prior to implementation. . Any signage must be submitted to the Landlord for approval. . Every Tenant is obliged to keep the windows of their premises clean, particularly when they are located along the building facades. . Tenants are required to keep the exterior door and windows of their premises in a good state of repair and clean. Should the Tenant fail to do so, the Landlord shall call him/her to rectify the situation, detailing what remedies are required and giving the Tenant a reasonable period of commencement and completion. If the Tenant fails to do so, the Owner will remedy the situation on the Tenant’s account. . Nothing shall be hung from the windows or cluttered upon them. Windows are not intended for storage; boxes and general clutter must not be placed there and be visible from outside. The windows must not be visually blocked by newspapers, flags, posters, or stacked storage. Only roller blind curtains are allowed. . Tenant shall not place placards, signs, or other exhibits in a window, on the main door, or any other place where they can be viewed by the general public. . No antenna or satellite dishes are allowed on exterior walls.
8.3
T E NAN T S R U LES & R EG U LAT IO NS CO NT’D
> Nothing shall be hung from the windows
OFFICE SPACES . The Tenant shall not use leased premises for purposes of lodging or manufacturing. . If the Landlord observes any activity of a suspicious nature on the part of the Tenant in the leased premises, the Landlord shall inform the authorities and the activity may be cause for immediate termination of the lease. . The Landlord has the sole right to maintain plumbing, heating, and cooling wherever and whenever provided by Landlord on or off the premises. The Landlord provides routine heating and cooling checks and changes of filters. The Landlord has the right to access during normal business hours to conduct routine, preventative maintenance on heating and cooling equipment. . Tenants are encouraged to act responsibly to conserve water and energy. Tenants are obliged to report running toilets and faucets to Landlord for service. Tenants are obliged to switch off power when leaving the premises. . The Tenant shall at no time bring into or keep upon the leased premises any flammable, combustible or explosive fluid, material, chemical or substance. . Tenants will use public toilets and sinks only for their primary purpose and will never use them to dispose of sweepings, rubbish, rags, garbage, sanitary napkins, or other items likely to clog them. Tenants are liable to pay Landlord for any expense it incurs for repairing damage (including unclogging toilets and drains) caused by Tenants, their employees, guests, or invitees.
TENANT INFORMATION MANUAL
8.3
T E NAN T S R U LES & R EG U LAT IO NS CO NT’D
WASTE . Garbage cans, supplies, or other articles shall not be placed in the hallways or on the staircase landings. Garbage must be directly disposed in the garbage chutes or placed in garbage rooms, as designated by the Landlord. In case objects do not fit in the chute/ garbage room, Tenant shall arrange for the disposal in the public dumpster located outside the property. . No littering is allowed in all the premises.
SECURITY . Landlord assumes no responsibility for any vandalism, damage to property, which shall be at the sole risk of the Tenant. Tenant to ensure proper locking systems and security alarms are installed as deemed fit by him/her. . Tenants are supposed to be courteous to security and cleaning personnel. In case of problems of any sort, Tenants are supposed to communicate directly with the Landlord to resolve such issues. . Security personnel are not supposed to act as carriers or helpers of any sort. They are supposed to communicate between visitors and tenants, guide visitors by providing required information, ensure the premises are secure, and inform Landlord and authorities in case of any type of violation. . Security or disturbance related incidents between Tenants or with a trespasser must be reported to the security front desk immediately. . No Tenant shall permit the use of an access code/card issued by Landlord for accessing the lobbies and/or parking by any person other than his/her employee(s). All visitors and invitees must adhere to security protocol, and may not use access card/code belonging to someone else. . The project will have security personnel 24 hours a day. The public areas will be walked through by security personnel on random basis around the clock. . All Project personnel will have appearing identification badges. Anyone failing to do so can be reported by Tenants for punitive action to be conducted by Landlord to ensure a secure environment with no trespassers.
ACCESS CONTROL . No contractor is allowed to enter the Project without prior authorization request submitted by Tenant and approved by Landlord to carry on construction works in the apartment. . Movement of furniture/fixtures/equipment or any type of heavy and large objects must be announced to the Landlord to plan ahead the protection for a designated elevator cabin. . Commercial deliveries are not permitted on Fridays, nor before 8:00am and after 8:00pm on weekdays, nor before 9:00am and after 4:00pm on Saturdays and public holidays without the prior consent of the Landlord.
8.3
T E NAN T S R U LES & R EG U LAT IO NS CO NT’D
. Tenants are obliged to ensure that authorized contractors adhere to the Building Rules and Safety Codes. No debris or any other sort of obstruction is allowed in corridors and any other public areas of the Project . Tenants are obliged to furnish details of persons temporarily occupying their premises during their own absence. No subletting is allowed.
PETS . No Pets are allowed to remain on the premises. Pet’s access shall be preapproved by the Landlord. In the event of any domestic animal being introduced without prior written approval, the Landlord may call on the owner of the animal to remove it forthwith and should the owner of the animal concerned fail, refuse or neglect to do so, the Landlord may impose penalties on the relevant Tenant or may procure the animal’s removal from the Project and recover any costs so incurred from the Tenant concerned, without prejudice to its rights to recover any penalty imposed on such Tenant. . No domesticated wild animals shall be kept in the Project. No poultry, racing pigeons, wild animals or livestock shall be permitted in. . All visiting pets are to be kept and retained within the Tenants premises. All stray/ unaccompanied animals found outside will be removed from the Project. . Feeding of stray animals in the Project is strictly prohibited. . Pets’ litter shall be picked and cleaned by the Owner of the Pet immediately. . Domestic animals shall at all times be leashed within the Project bounds. . Should any domestic animal prove to be a continual nuisance to other Tenants, the Landlord may request from the owner of the domestic animal to remove it. > pets access shall be preapproved by the Landlord > domestic animals shall at all times be leashed within the Project bounds
TENANT INFORMATION MANUAL
8.3
T E NAN T S R U LES & R EG U LAT IO NS CO NT’D
PARKING (IF AVAILABLE) . Landlord will not be held responsible for any damage to vehicles, injury to persons or loss of property, all of which risks are assumed by the party using the parking areas. . Tenants shall only park in their designated parking spot that is rented to them by the Landlord. . Vehicles shall not be repaired, lubricated, or washed in basement parking. Any vehicle of Tenant or of Tenants’ employees that leak oil or hydraulic fluid must be removed, and Tenant is responsible for any cleanup and repair.
PUBLIC AREAS . No objects are allowed to be placed in corridors, including but not limited to planters, newspaper boxes, bikes, ornamentation, shoes, etc. Corridors must be kept clear at all times as they are a public property and any obstruction will constitute a safety hazard. . Tenant shall comply with all safety, fire protection and evacuation regulations established by Landlord and shall not obstruct any egress routes. . Tenants are not allowed on the roof of the Project for any reason. . No person shall congregate, lounge, play, sit, or unnecessarily obstruct any of the common areas. The sidewalks, entrances, passages, courts, vestibules, stairways, roof, corridors and halls must not be obstructed or encumbered or used for a purpose other than ingress and egress to and from the demised premises. No vehicles or bicycles shall be allowed to stand in the halls, passageways, porches or courts of the building. . Tenants shall ensure that their employees (including but not limited to cleaning workers, drivers, etc.) do not loiter in the lobbies and corridors. . Smoking is not permitted in lobbies and elevator cabins at any time. . No slaughtering of animals or butchery activities may be carried in public areas. . No Tenant shall anywhere in the Project disturb, harm, destroy or collect any plant material whether living or dead. No Tenant shall, unless authorized thereto by the Landlord, pick or plant any flowers or plants in the Project and, in particular, within the public spaces. . Appearing with or suggesting use of lethal weapons anywhere in the building is strictly prohibited. “Lethal weapon” is defined as any deadly weapon which, from the manner used, is calculated or likely to produce death or serious bodily injury. This includes, but is not limited to: all firearms, hunting knives, switchblades, bows and arrows, machetes, or other knives. . Tenants, their employees, guests and/or invitees who enter the Project, do so at their own risk at all times.
8.3
T E NAN T S R U LES & R EG U LAT IO NS CO NT’D
. Landlord is committed to keep all public places, including but not limited to corridors, lobbies, elevator cabins clean. Landlord is committed to keep gardens and planters clean and weed free. . No bikes are allowed to be driven anywhere in the Project.
RESPECT FOR THE PROPERTY AND OTHERS . Tenants shall not do anything that detrimentally affects the amenities and/or unreasonably interfere with the use and enjoyment of the Common Area by others. Tenants, their employees, and guests are urged to leave any natural or communal open space visited at least as clean as it was found. Tenants are required to pick up and dispose of any litter encountered in such open space. . No one shall behave within the Project in any manner which may unreasonably interfere with the use and enjoyment thereof by any other person in the Project. . No Tenant shall make or cause any unacceptable disturbance or excessive or undue noise which constitutes a nuisance to other persons. Where noise or nuisance is caused the Landlord shall have the right to do whatever it deems fit to rectify the situation. . The volume of music and audio-visual instruments and other sources of noise, partying and activities of employees should be restricted to a level and should take place in such a manner and at such times and at such place as not to be heard on adjoining areas. . Profane, obscene, loud or boisterous language, or unseemly behavior and conduct are absolutely prohibited. The Tenant agrees to refrain from doing anything that will annoy, harass, embarrass, or cause inconvenience to anyone on the Property including but not limited to other tenants, neighbors or occupants in adjoining premises. . No vandalism of any nature shall be tolerated. . No fireworks may be set off within the boundaries of the Project.
DEFAULTING & CLAIMS . Should the Tenant fail to comply with any of the above rules, the Landlord is entitled to do the necessary work and claim the payment of its expenditure from the Tenant together with interest at the agreed interest rate. Furthermore, the Landlord is entitled to impose a reasonable fine should a Tenant fail to comply with these rules. . Tenants are strictly liable to reimburse Landlord for repair of any damage caused by violation of any of these Rules by Tenants or by their guests. . Maintenance requests shall be submitted in writing to Landlord. Specifics of the problem, to the extent possible, shall be included in the request.
TENANT INFORMATION MANUAL
9 9.1
RESIDENTIAL
RESIDENTIAL TENANT RESPONSIBILITY ZONE
9.2 RESIDENTIAL LANDLORD CONTROL ZONE (LCZ) 9.3
RESIDENTIAL TENANTS HOUSE RULES
TENANT INFORMATION MANUAL
9.1 9.2
9.1
R E S I D E N T IA L TENA NT R ESPO NSIBILITY ZO NE R E S I D E N T IA L LA NDLOR D C O NTRO L ZO NE (LCZ)
R E S I D E N T I A L T E N A N T R E S P O N S I B I L I T Y ZO N E
The Tenant Responsibility Zone is the area the Tenant is leased. The Tenant is responsible for anything and everything within the bounds of his/her premise and to ensure that the Landlord Control Zone is undisturbed. The Tenant Control Zone is inclusive of The Design Control Zone, requiring further care on behalf of the Tenant.
9.2
R E S I D E N T I A L L A N D LO R D CO N T R O L ZO N E
The Landlord control zone is the area that is not occupied by the Tenant. It extends across the entire width of the apartment and covers areas that aren’t in the Tenant’s lease. The Landlord reserves the right to remove any item that is placed out of the Resident Control Zone. The Landlord Control Zones include walkways, open areas, circulation zones, and public services (bathrooms, janitorial rooms, technical rooms, outdoor seating areas, and garbage rooms). It is prohibited to display advertisements, posters, any type of signage, or mail and news boxes, either permanent or temporary, in Landlord Control Zones. Obstruction of public space in the LCZ with partitioned zones or furniture is prohibited.
TENANT INFORMATION MANUAL
9.3
R E S I D E N T IA L TENA NT S HOUSE RULES
INTRODUCTION AQARAT Residential Projects have been designed to provide a unique living experience. To complement and enhance this lifestyle, House Rules have been established as guidelines to the Tenants to understand their rights and obligations. These Rules are binding on all persons residing at or visiting the Project. Tenants shall ensure that their household, visitors, invitees and contractors, which include tradespersons and suppliers, are aware of, and abide by, the House Rules. The House Rules may be modified, amended or repealed from time to time subject to the procedures laid down by the Landlord.
DEFINITIONS The “Landlord” means the Owner or any representative assigned by him. The “Project” includes all common and public areas within the property managed and controlled by the Landlord The “Tenant” designates the person who signed the rental lease for the apartment unit and/or any person designated by him with the approval of the Landlord. It shall be the responsibility of every Tenant to ensure that all members of his/her household, employees, invitees and guests, paying or otherwise, are fully aware of these House Rules. In the event of any breach of the House Rules by a Tenant, members of his/her household, employees, contractors, invitees and guests, such breach shall be deemed to have been committed by the Member. Any Tenant who breaches or fails to comply with any provision of these House Rules, or any conditions imposed or directions given in terms thereof, shall be deemed to have breached these House Rules and will be subject to the sanctions prescribed by the Landlord.
WINDOWS, DOORS, BALCONIES . Every Tenant is obliged to keep the windows of their apartments clean, particularly when they are located along the building facades. . Tenants are required to keep the exterior door and windows of their dwellings in a good state of repair and clean. Should the Tenant fail to do so, the Landlord shall call him/her to rectify the situation, detailing what remedies are required and giving the Tenant a reasonable period of commencement and completion. If the Tenant fails to do so, the Owner will remedy the situation on the Tenant’s account. . Nothing shall be hung from the windows or balconies or placed upon the balcony sills. . No linens, clothing, curtains, rugs or mops shall be shaken or hung from any of the windows or on the balconies. Laundry of any type is not allowed on balconies. . Windows and balconies are not intended for storage; boxes and general clutter must not be placed there and visible from outside. The windows must not be visually blocked by newspapers, flags, posters, or stacked storage. Only curtains are allowed. . Tenant shall not place placards, signs, or other exhibits in a window, on a balcony, on the main door, or any other place where they can be viewed by other residents or by the general public. . Window frames are not supposed to support any object of any sort and must be kept clear. . No antenna or satellite dishes are allowed on balconies or exterior walls. . Nothing shall be placed or kept on the outer sill of the balcony.
> Nothing shall be hung from the windows or balconies or placed upon the balcony sills
. No water shall be thrown out of the balcony . No barbecuing activities are allowed on the balconies. . Tenants will not add or in any way change locks or keying. In case of lockout, Tenants are encouraged to keep a spare key with the security. In case of damage to the door, due to lockout, Landlord will fix the door and charge the Tenant for this. . Names of Tenants are only allowed to be displayed in the designated name plate holder on the front door, provided by the Landlord. . Vacant Units windows, balconies, and main doors must be kept clean and tidy. In case the Tenant is leaving for a long time, he/she is supposed to inform the Landlord to arrange for cleaning and charge the Tenant accordingly.
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APARTMENTS . No alteration to the apartment interior of any form or shape must be conducted without written approval from the Landlord. Tenant shall not make any alterations to the premises, including but not limited to the kitchen cabinets, plumbing fixtures, lighting fixtures, or other items without first obtaining written permission from Landlord: provided, however, that notwithstanding such consent, all alterations including items affixed to the premises shall become the property of the Landlord upon termination of the lease, unless noted otherwise by the Landlord requiring the Tenant to return premises to their original condition. Tenant shall not paint or wallpaper said premises without Landlord’s prior written consent. . If the Landlord observes any activity of a suspicious nature on the part of the Tenant in the leased premises, the Landlord shall inform the authorities and the activity may be cause for immediate termination of the lease. . The Landlord has the sole right to maintain plumbing, heating, and cooling on the premises. The Landlord provides routine heating and cooling checks and changes of filters. The Landlord has the right to access during normal business hours to conduct routine, preventative maintenance on heating and cooling equipment. . Before occupancy of the rental property, all light bulbs will be installed and in good working order. Thereafter, tenants are required to provide and change all bulbs within or switch controlled from their premises, no matter where located, at their own expense. . Tenants are encouraged to act responsibly to conserve water and energy. Tenants are obliged to report running toilets and faucets to Landlord for service. Tenants are obliged to switch off power when leaving the premises. . The Tenant shall at no time bring into or keep upon the leased premises any flammable, combustible or explosive fluid, material, chemical or substance. . Tenants will use toilets, tubs, and sinks only for their primary purpose and will never use them to dispose of sweepings, rubbish, rags, garbage, sanitary napkins, or other items likely to clog them. Tenants are liable to pay Landlord for any expense it incurs for repairing damage (including unclogging toilets and drains) caused by Tenants, their guests, or invitees.
SECURITY . Tenants are supposed to be courteous to security and cleaning personnel. In case of problems of any sort, Tenants are supposed to communicate directly with the Landlord to resolve such issues. . Security personnel are not supposed to act as carriers or helpers of any sort. They are supposed to communicate between visitors and tenants, guide visitors by providing required information, ensure the premises are secure, and inform Landlord and authorities in case of any type of violation. . Security or disturbance related incidents between Tenants or with a trespasser must be reported to the security front desk immediately. . No Tenant shall permit the use of an access code/card issued by Landlord for accessing the lobbies and/or parking by any person other than a member of his/her household. All visitors
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> Every property has a designated garbage chutes or rooms to be used by tenants
WASTE . Garbage cans, supplies, or other articles shall not be placed in the hallways or on the staircase landings. Garbage must be directly disposed in the garbage chutes or placed in garbage rooms, as designated by the Landlord. In case objects do not fit in the chute/ garbage room, Tenant shall arrange for the disposal in the public dumpster located outside the property. . No littering is allowed in all the premises. and invitees must adhere to security protocol, and may not use access card/code belonging to someone else. . The project will have security personnel 24 hours a day. The public areas will be walked through by security personnel on random basis around the clock. . All Project personnel will have appearing identification badges. Anyone failing to do so can be reported by Tenants for punitive action to be conducted by Landlord to ensure a secure environment with no trespassers.
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ACCESS CONTROL . No contractor is allowed to enter the Project without prior authorization request submitted by Tenant and approved by Landlord to carry on construction works in the apartment. . Movement of furniture/fixtures/equipment or any type of heavy and large objects must be announced to the Landlord to plan ahead the protection for a designated elevator cabin. . Commercial deliveries are not permitted on Fridays, nor before 8:00am and after 8:00pm on weekdays, nor before 9:00am and after 4:00pm on Saturdays and public holidays without the prior consent of the Landlord. . Tenants are obliged to ensure that authorized contractors adhere to the Building Rules and Safety Codes. No debris or any other sort of obstruction is allowed in corridors and any other public areas of the Project . Tenants are obliged to furnish details of persons temporarily occupying their premises during their own absence. No subletting is allowed.
PETS . Domestic animals shall be preapproved by the Landlord. In the event of any domestic animal being introduced without prior written approval, the Landlord may call on the owner of the animal to remove it forthwith and should the owner of the animal concerned fail, refuse or neglect to do so, the Landlord may impose penalties on the relevant Tenant or may procure the animal’s removal from the Project and recover any costs so incurred from the Tenant concerned, without prejudice to its rights to recover any penalty imposed on such Tenant. . No domesticated wild animals shall be kept in the Project. No poultry, racing pigeons, wild animals or livestock shall be permitted in. . All domestic animals are to be kept and retained within the Tenants apartment. All stray/ unaccompanied animals found outside residential units will be removed from the Project. . Feeding of stray animals in the Project is strictly prohibited. . Pets’ litter shall be picked and cleaned by the Owner of the Pet immediately. . Domestic animals shall at all times be leashed within the Project bounds. . No domestic animal shall be allowed to enter the pool. . Should any domestic animal prove to be a continual nuisance to other Tenants, the Landlord may request from the owner of the domestic animal to remove it.
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POOL AREA (IF AVAILABLE) . No water sport (scuba diving, water polo, diving) is permitted in the pool without the written permission of the Landlord. . Children under 9 years of age may not enter the Swimming Pool Area unless accompanied by an adult. . No Tenant or guest shall discard any litter or any article of any nature whatsoever in and around the pool area. . No fire shall be lit except in places approved by the Landlord and with the use of proper barbecue supplied by the Tenant. . Tenants can hold events around the pool area only after Landlord written authorization. Any event shall not cause nuisance to the surrounding residential units. PARKING (if available) . Tenants shall only park in their designated parking spot that is rented to them by the Landlord. . Vehicles shall not be repaired, lubricated, or washed in basement parking. Any vehicle of Tenant or of Tenants’ guests or invitees that leak oil or hydraulic fluid must be removed, and Tenant is responsible for any cleanup and repair.
> tenants can hold events around the pool area only after Landlord written authorization
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PUBLIC AREAS . No objects are allowed to be placed in corridors, including but not limited to planters, newspaper boxes, bikes, ornamentation, shoes, etc. Corridors must be kept clear at all times as they are a public property and any obstruction will constitute a safety hazard. . Tenants are not allowed on the roof of the Project for any reason. . No person shall congregate, lounge, play, sit, or unnecessarily obstruct any of the common areas. The sidewalks, entrances, passages, courts, vestibules, stairways, roof, corridors and halls must not be obstructed or encumbered or used for a purpose other than ingress and egress to and from the demised premises. No baby carriages, vehicles, bicycles or portable barbecues shall be allowed to stand in the halls, passageways, porches or courts of the building. Children shall not play in any common areas not designated as play areas. . Tenants shall ensure that their employees (including but not limited to domestic workers, drivers, and au-pairs) do not loiter in the lobbies and corridors. . Smoking is not permitted in residential lobbies and elevator cabins at any time. . No slaughtering of animals or butchery activities may be carried in public areas. . No Tenant shall anywhere in the Project disturb, harm, destroy or collect any plant material whether living or dead. No Tenant shall, unless authorized thereto by the Landlord, pick or plant any flowers or plants in the Project and, in particular, within the corridors’ planters. . Appearing with or suggesting use of lethal weapons anywhere in the building is strictly prohibited. “Lethal weapon” is defined as any deadly weapon which, from the manner used, is calculated or likely to produce death or serious bodily injury. This includes, but is not limited to: all firearms, hunting knives, switchblades, bows and arrows, machetes, or other knives. . Tenants, guests and/or invitees who enter the Project, do so at their own risk at all times. . Landlord is committed to keep all public places, including but not limited to corridors, lobbies, elevator cabins clean. Landlord is committed to keep gardens and planters clean and weed free. . No bikes are allowed to be driven anywhere in the Projects.
RESPECT FOR THE PROPERTY AND OTHERS . Tenants shall not do anything that detrimentally affects the amenities and/or unreasonably interfere with the use and enjoyment of the Common Area by others. Tenants and their guests are urged to leave any natural or communal open space visited at least as clean as it was found. Tenants are required to pick up and dispose of any litter encountered in such open space. . No one shall behave within the Project in any manner which may unreasonably interfere with the use and enjoyment thereof by any other person in the Project. . No Tenant shall make or cause any unacceptable disturbance or excessive or undue noise which constitutes a nuisance to other persons. Where noise or nuisance is caused the Landlord shall have the right to do whatever it deems fit to rectify the situation.
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> no bikes are allowed to be driven anywhere in the Projects
. The volume of music and audio-visual instruments and other sources of noise, partying and activities of domestic workers should be restricted to a level and should take place in such a manner and at such times and at such place as not to be heard on adjoining units. . Profane, obscene, loud or boisterous language, or unseemly behavior and conduct are absolutely prohibited. The tenant agrees to refrain from doing anything that will annoy, harass, embarrass, or cause inconvenience to anyone on the Property including but not limited to other tenants, neighbors or occupants in adjoining premises. . No vandalism of any nature shall be tolerated. . No fireworks may be set off within the boundaries of the Project.
DEFAULTING & CLAIMS . Should the Tenant fail to comply with any of the above rules, the Landlord is entitled to do the necessary work and claim the payment of its expenditure from the Tenant together with interest at the agreed interest rate. Furthermore, the Landlord is entitled to impose a reasonable fine should a Tenant fail to comply with these rules. . Tenants are strictly liable to reimburse Landlord for repair of any damage caused by violation of any of these Rules by Tenants or by their guests. . Maintenance requests shall be submitted in writing to Landlord. Specifics of the problem, to the extent possible, shall be included in the request.
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