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Construction and Contractors

Ingress and Egress: If you have not given your contractor or subcontractor fob access to your unit, the contractor should be met outside the P2 garage gate. Contractors should not access your unit through the hotel lobby. They should enter and exit through the condo lobby. Please do not ask Hotel employees (front desk, engineering, etc.) or the community manager to provide access.

No Contractor Parking in Garage: Contractors should never park in the parking deck unless in your designated space. Contractor vehicles may enter the garage to off-load heavy equipment or materials.

No Design Approval Required: Owners may alter, replace, reconstruct or maintain their Units without consent of any other Owner provided such activities follow applicable laws and do not affect the external appearance of the Unit or Common Areas.

Work Hours: Normal contractor work hours are 8 am to 6 pm Monday through Friday. The period from 8 - 8:30 AM is for setting up, and other "quiet" work. Noisy work may not start before 8:30 AM. Saturday (same hours) may be used for "quiet" work such as painting. Any non-emergency work to be conducted outside of these hours must be cleared with the Community Manager before work is started.


Orientation: Prior to beginning a project, owner should contact FSR to schedule an orientation between Security and the contractor. Security will contact Engineering to assist if needed.

Safety: All work will be performed consistent with applicable OSHA standards to ensure safety and health of personnel. Job sites must be safe and orderly and cleaned up at the end of each day.

Insurance: General contractors (GC), or subcontractors if no GC, shall maintain general liability and workers compensation insurance. It is the responsibility of the unit owner to ensure contractors have adequate general liability insurance ($500,000 as a minimum). For questions, please ask the Community Manager for assistance. The Community Manager reserves the right to request evidence of adequate insurance prior to or during contractor work.

Fire Life Safety System: Smoke and CO2 detectors in Owners units may inadvertently be activated from the dust of drywall finish work, strong chemicals or paint/stains such as those used in hardwood floor refinishing resulting in a general alarm, with horns and strobes, activated on that floor and surrounding floors. To minimize the possibility of this disruption, Owners must notify the Community Manager if a project involves drywall dust or strong vapors. A certified technician must take fire, life safety devices offline and return them online each day. Contact FSR to arrange service with a certified technician (Johnson Controls) with fees paid directly to the service provider.

Construction Debris: All work-related waste materials must be properly disposed of by the contractor off-property. No construction debris may be placed in the hotel dumpster, nor down the chute, nor in the garage bins (for glass or cardboard recycle). Violations will be investigated and fines may be assessed up to twice (2X) the added disposal cost.

Minimize Disruption and Disturbance: Any work that involves equipment or systems common to the building, or if equipment or systems impacting other Units are to be temporarily taken out of service, the contractor must coordinate with the Hotel Arras Chief Engineer and the Residential Community Manager to minimize inconvenience to other Owners. Activities which produce odors, fumes, dust or vibrations shall be mitigated to the extent possible and conducted in such a way to minimize unreasonable disturbance or interference with Owner’s rights, comfort, or convenience.

Owner Responsibility: The Unit Owner is responsible for cleaning and/or repair of any damage to the common areas caused by the owner's contractor or construction activities.

Betterments and Replacements at least as good as "As built": All modifications, betterments and replacements must meet or exceed "as built" with regard to sound insulation including the rubber layer under hard flooring (tile or wood) or anything else that might adversely impact another unit. Any repairs and/or improvements shall be done in strict compliance to all applicable Building, Fire, Electrical and Mechanical codes.