420 Lexington Avenue

Tenant Improvement Work

Tenant shall make no alteration, addition, or improvement in the Premises, without the prior written consent of Landlord, and then only by contractors or mechanics and in such manner and time, and with such materials, as approved by Landlord.

In all cases where modifications or alterations are done without prior consent of the Landlord, and/or the installations are found to be in violation of the various building codes, the Tenant must remove, repair, or replace the hazardous conditions, all at the Tenant’s expense.

All alterations shall be performed in accordance with the following conditions:

Procedures
  • Prior to the commencement of any alterations, Tenant, or its representative, shall first submit to Landlord for its approval no less than 3 sets of detailed dimensioned coordinated plans and specifications, including layout, architectural, HVAC, electrical, plumbing, fire protection and structural drawings for each proposed alteration.
  • Construction drawings and specifications should be delivered directly to SL Green Realty Corp., Building Manager, Attn: Paul Palagian, 420 Lexington Avenue, New York, NY 10170; with a copy to SL Green Realty Corp., Attn: Roger Merriman Vice President of Construction, 420 Lexington Avenue, 18th floor, New York, NY 10170 together with an accompanying letter recording the date and listing of all enclosures.  The date they are received and accepted will be considered the actual submission date.
  • Drawings submitted by the Tenant Representative to Landlord for review and approval shall be no smaller than 24” x 36”.
  • All drawings shall include a standard title block, indicating, the property floor, tenant, date, scale, and other pertinent data.  A revision block must be included.  Any and all revisions to the documents are to be properly clouded and labeled.
  • Drawings shall include a graphic and architectural scale, north arrow and a legend.
  • The affected premises shall be identified on the construction drawings by the column line numbers and dimensions.
  • Landlord reserves the right to suspend any project if any of the foregoing is not in compliance.
  • All alterations shall be done in compliance with all other applicable provisions of the Lease and with all applicable laws, ordinances, directions, rules and regulations of governmental authorities having jurisdiction, including, without limitation, the Americans with Disabilities Act of 1990 and New York City Local Law No. 58/87 and similar present or future laws, and regulations issued pursuant thereto, and also New York City Local Law No. 76 and similar present or future laws, and regulations issued pursuant thereto, on abatement, storage, transportation and disposal of asbestos and other hazardous materials. Work, if required, shall be effected at Tenant’s sole cost and expense, by contractors and consultants approved by Landlord and in strict compliance with the aforesaid rules and regulations, and with Landlord’s rules and regulations thereon.
  • All work shall be performed with labor forces and promote a harmonious labor environment consistent with SL Green labor conditions.
  • The review and/or approval by Landlord, its agents, consultants and/or contractors, of any Alteration, or of plans and specifications and the coordination of such Alteration work with the Building, as described in part above, are solely for the benefit of Landlord, and neither Landlord nor any of its agents, consultants or contractors shall have any duty toward Tenant.  Nor shall Landlord or any of its agents, consultants and/or contractors be deemed to have made any representation or warranty to Tenant, or have any liability, with respect to the safety, adequacy, correctness, efficiency or compliance with laws of any plans and specifications, Alterations or any other matter relating thereto.
  • After a review of the drawings, Landlord will send a plan review letter and an insurance indemnification agreement to the Tenant indicating comments and/or changes required.
  • Tenant must sign and return letter and the indemnification agreement to Landlord before work may commence.
  • If construction drawings and specifications must be resubmitted to SL Green Realty Corp. all revisions are to be clearly identified and dated on the resubmitted drawings and/or the title page of calculation and/or specification books with written responses clearly identifying how each comment was addressed. Only specification page(s) applicable to the review comments need to be re-submitted.
  • A plan review charge, including charges of Landlord’s consultants and consultants’ reimbursable charges will be assessed directly to the tenant.  No approval will be granted until payment of such charges.
  • Prior to the commencement of any work by or for Tenant, Tenant shall furnish to Landlord certificates evidencing the existence of the following insurance:
    • Workers’ compensation insurance covering all persons employed for such work and with respect to whom death or bodily injury claims could be asserted against Landlord, Tenant or the Premises.
    • Broad form general liability insurance written on an occurrence basis naming Tenant as an insured and naming Landlord and its designees as additional insureds, with limits of not less than $5,000,000 combined single limit for personal injury in any one occurrence, and with limits of not less than $500,000 for property damage (the foregoing limits may be revised from time to time by Landlord to such higher limits as Landlord from time to time reasonably requires).  Tenant, at its sole cost and expense, shall cause all such insurance to be maintained at all time when the work to be performed for or by Tenant is in progress.
      • All such insurance shall be obtained from a company authorized to do business in New York and shall provide that it cannot be canceled without thirty days priors written notice to Landlord.  All policies, or certificates therefore, issued by the insurer and bearing notations evidencing the payment of premiums, shall be delivered to Landlord.  Blanket coverage shall be acceptable, provided that coverage meeting the requirements of this paragraph is assigned to Tenant’s location at the Premises.
    • General Contractor will submit a list of all sub-contractors to the Landlord Managing Agent.
    • Prior to the commencement of any Alterations, Tenant shall, at its sole cost and expense, obtain and exhibit to Landlord any governmental permit required in connection with such Alterations.
    • Class “E” system contractor used on any projects must be approved by the Landlord.


Construction Guidelines
  • At the beginning of every Alteration, Tenant’s contractor shall coordinate with the Building Management Office.  The Contractor and the Fire Safety Director of the building shall check the fire alarm equipment within the alteration site, to ascertain the condition of same.
  • All construction materials shall be delivered to the job in proper containers and stored in the Tenant’s work area.  Waste, excess-building materials, tools or equipment shall not be stored or allowed to accumulate in corridors or stairwells.
  • All Fire exits shall be kept clear and accessible at all times.
  • All welding shall be performed before 8:00 a.m. or after 6:00 p.m. during the week or on weekends.  Welding shall be performed only by person having a valid New York Certificate of Fitness for welding on his person.  During all welding operations there must be a person, in the capacity of a Fire Watcher, having a fire extinguisher and protective blankets.  Prior to any welding in the building, the Contractor is to contact the Building Management Office twenty-four hours in advance to have the Class “E” system disabled.
  • All fireproofing on steel must be repaired if damaged or missing.  Contact the Chief Engineer/Superintendent through the Building Manager’s Office for inspections and approval before installing ceilings.  All openings made in ceilings, columns, walls, floors, etc., must be properly sealed (fire stopped).
  • All abandoned ductwork, conduit wiring or piping not necessary for new construction usage must be removed from hung ceiling areas and floor ducts.
  • All work to be performed by Tenant shall be done in a manner, which will not interfere with or disturb other tenants and occupants of the Building.
  • All work that inconveniences or disturbs other tenants must be scheduled before
    8:00 a.m. or after 6:00 p.m.  The Building Manager reserves the right to stop any work during normal working hours, that causes a disturbance, at no cost to the Landlord.
  • The use of freight elevators for hoisting contractor’s material, equipment, rubbish, must be arranged with the Building Manager and Superintendent to avoid conflict with regular building operations.  If major quantities of contractor’s material are being brought to the job, exclusive use of the freight car before and after regular building hours is to be instituted.  The tenant is responsible for the overtime elevator charges.
  • All construction deliveries shall be made during off-hours, between 5 p.m. and 8 a.m. Monday through Friday, or on weekends with a minimum of four hours usage.
  • Walls and floors in corridors adjacent to construction areas and leading to the freight elevators are to be protected with Masonite or equivalent with special protection for corners.
  • Do not place equipment, partitions, furniture or any other tenant installation outside the area leased and occupied.
  • Do not locate equipment, partitions, fixed installations or other facilities in areas that might block or interfere with necessary access, entrances or exits.
  • The Landlord does not guarantee that any utility shutdown will proceed without interruption; accordingly the Landlord is not responsible for additional charges or for delays due to rescheduling of a utility shutdown.


Project Closeout
  • Promptly following the substantial completion of any alteration, Tenant shall submit to Landlord the Landlord closeout documents as required per the attached guidelines, designated as “Exhibit B.”
  • Upon completion of the alteration work the Contractor and the Fire Safety Director of the building shall again check the fire alarm equipment, to ascertain the condition of same.  Any equipment damaged in the course of the Alteration shall be repaired or replaced at the expense of Tenant.
  • At the completion of the work, all sign-offs as required by authorities having jurisdiction must be submitted to the Vice President of Construction.
Necessary information to be included in closeout documents: The project closeout manual shall be submitted in triplicate, in three-ring binders.  All copies will be forwarded to the appropriate construction manager, who will oversee the distribution of the manuals.  Each manual must be labeled indicating the following information:
  • Property
  • Project
  • Date of submission
  • Name of firm submitting the documents


VERY IMPORTANT: EACH SUBMISSION MUST HAVE A PROJECT CLOSEOUT CHECKLIST WHICH IS A SUMMARY OF THE INFORMATION CONTAINED IN THE BINDER!
This information must appear on the front cover of the binders and on the spine of each binder.  Following is the organization of each binder, describing the information to be contained therein:

Table of contents, listed as follows:
  • Section 1: Contacts
  • Section 2: Governmental approvals
  • Section 3: Project information
  • Section 4: Testing, inspection, and warrantee information
Specifically, the organization and contents of each section listed in the table of contents is to be as follows:

Section 1: Contacts
This section is a complete listing of all firms and contact personnel involved with the project.  This list must include the name, address, telephone number, fax number, mobile phone number, and email address of each contact person representing the following:
  • Architect: Owner’s representative (SLG Contact)
  • Engineer: Tenant representative, if applicable
  • Expediter: Contractor
Section 2: Governmental approvals
This section must include all NYCDOB permits and approvals, including a final approval, if applicable.  Also, any other relevant approvals or permits above and beyond those required by NYCDOB must be included.

Section 3: Project information
This section pertains to project-specific information, and must include the following:
  • As-built documents, folded in an envelope compatible with a 3-ring binder.  The documents are not to be punched.
  • As-built documents, submitted on a CD, in an AutoCAD 2000 format.
  • Project photos, if applicable.
  • Incident reports, if applicable.
  • List of newly installed equipment, including manufacturer, model, serial number, and vendor.
Section 4: Testing, inspection, and warrantee
This section must be project-specific and must include the following:
  • Testing and balancing reports for the HVAC system.
  • Fire alarm test and inspection reports.
  • Sprinkler system testing and inspection, if applicable.
  • Contractor’s one-year warrantee.
  • Carryover warrantees or guarantees, which are included with equipment purchases.
  • Copies of final lien waivers.
  • Final accounting of the project.
When compiling the close-out manual, the following must be adhered to:
  • All sections must be indicated by a tabbed divider. 
  • Each page must be readily identifiable with a header indicating the property, project, and the subject contained on the page.
  • If there is an item listed above which is not applicable, a blank sheet is to be inserted with the appropriate heading, and an indication that the item is not applicable.
  • Final payment to contractors is contingent upon the Owner’s acceptance of the closeout package.  Upon receipt and acceptance of the three manuals, the manuals will be distributed as follows:
  • 1 copy to the Property Manager.
  • 1 copy to the Portfolio Manager.
  • 1 copy to remain in the construction files.
Project Closeout Checklist

The purpose of this checklist is to ensure, in a single-page summary that the contents of each binder is in accordance with this bulletin.  Each piece of information on the checklist must be addressed.  The checklist is to be attached to the submission of the closeout binder.  This checklist must be completed by the Project Manager upon receipt of the closeout documents from the contractors. 
Click here to download a Project Closeout Checklist


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