GENERAL CONSTRUCTION GUIDELINES

ROCKWELL RESIDENTIAL TOWERS CONDOMINIUM CORPORATION

1. The Property Management Office shall be advised whenever construction work or

servicing has to be undertaken within the owner’s premises.

BEFORE RENOVATION:

2. Copies of plans (mechanical, electrical, plumbing, architectural) may be requested

to the Property Management Office for reference. Allow one (1) day from date of
request the availability of hard copies for these plans.

3. Classifications of Work:

 Minor Renovations- works that can be completed with a minimum

of 5 days and a maximum of 10 working days and/ or of the
following condition/s:
o General re-painting and re-sanding of unit
o Minor Carpentry works
o Minor Masonry works (any of the following: retiling, re-
grouting, tile fixing)
o Other activities as evaluated by PMO

 Major Renovations- works that go beyond 10 working days and/or

of the following conditions:
o Alteration of electrical system
o Alteration of aircon system
o Demolition
o Combination of any of two (2) Minor Works
o Other activities as evaluated by PMO

4. Submission of Drawings has two (2) phases:

PRELIMINARY PHASE- this includes proposed drawings with layout

Submit Proposed Renovation Plans, three (3) copies in A3 size for review and
comments of President of the Condominium Corporation and or the duly
management entity.

FINAL SUBMISSION- full drawing, specifications, materials incorporating

comments and as approved after the preliminary phase

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5. Prior to the start of the work, the unit owner or his duly authorized representative
shall apply for a permit from the Property Management Office. This shall be
submitted to the President of the Condominium Corporation or its duly
management entity for approval of the following:

a. Three (3) sets of preliminary plans covering entire scope of work

b. Scope of work
c. Date of renovation and target date of completion
d. Name of contractors and list of workers, tools and equipment

Plans for major construction works shall be approved by the original building
designer/consultant. Any review charges/fees shall be for the exclusive account of
the unit owner.

A permit is granted only to unit owners whose accounts (assessments, dues,

utilities, etc.) are up to date.

5.a Prior to the start of the work, the unit owner or his duly authorized representative
shall apply for a permit from the Property Management Office. This shall be submitted
to the President of the Condominium Corporation or its duly management entity for
approval of the following:

a. Application for Unit Renovation

b. Letter of Indemnity and Undertaking
c. Release and Waiver of Liability, Assumption of Risk Management
d. Release, Waiver and Quit Claim
e. Gantt Chart
 Detailed scope of work per day
 Date of renovation and target date of completion
f. Name of contractors and list of workers, tools and equipment
g. Three (3) sets of final and approve plans in A3 size covering entire scope of
work
h. Scope of work
i. Date of renovation and target date of completion
j. List of Materials to be used/ installed
a. As precautionary measures, incorporate materials and equipment that
will not cause any concern from other residents such as strong smell
and noise as much as possible to be at the minimum during actual
work. Only water based and or odorless materials (paints, putty,
adhesives, sealants) are allowed

k. Construction Bond should be settled as follows:

a. Minor Renovation- 25,000.00Php
b. Major Renovation- 100,000.00Php

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 Plans for major construction works shall be approved by the original building
designer/consultant or plans that are signed and sealed by a professional engineer
prior to actual work. Any review charges/fees shall be for the exclusive account
of the unit owner.

While for Minor renovations, submit all stated above except for the plans
provided there will be no additional/alteration from existing layout of all system
including floor (parquet and tiles).

6. The unit owner shall also submit to Property Management the following:

a. List of workers (2 copies) who will work in their units

b. Workers’ Identification (ID) Cards for signature of the Building Manager
or Building Engineer.

These shall be properly accomplished and laminated to avoid tampering.

The expiration date shall be in accordance with the target completion date
of the project. The ID’s shall be worn at all times while within the
condominium building premises. Those without ID’s shall not be allowed
to enter.

Workers’ ID cards should be pinned prominently on their chests.

7. Maximum duration for any renovation allowed per 365 days are as follows:

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DURING RENOVATION:

8. All workers, supervisors and other parties involved in the construction of the unit
must log in and out with building security guards. The location of the entry/exit
points shall be designated by Property Management.

9. All construction workers must be in plain white T-shirts (or uniform T-shirt
bearing the contractor’s logo) long pants and shoes with IDs pinned at all times.
Those in sleeveless shirts, short pants, sandals or slippers and the like shall not be
allowed to enter the premises and will issue violation once caught working in
same attire.

10. Any renovation crew must have a Manager/Supervisor on site at all times who
will coordinate with Property Management.

11. Workers and their supervisor are not allowed to loiter within the condominium
building premises. They should stay only within their work area to prevent loss
or damage, disturbance and inconvenience in any form to other residents of the
condominium.

12. Use protective coverings for the carpet, wall sidings, service elevator door,
pathway to working area in a renovation floor hallways.

13. Cover main and service doors gap, louvers and exhausts.

14. Keep the doors unlocked for inspection by roving guards and engineers on duty
while working.

15. Schedule for construction/repair work shall only be allowed as follows:

a. Mondays to Fridays

8:30 a.m. to 12:00 nn. and to 1:00 p.m. to 5:00 p.m.

 Minor carpentry work: (works that can be done within two (2) hours or
less, i.e. drawer repair, cabinet locks, door closer fixing, door
alignments, window locks, etc.)
 Minor Masonry: (tiles fixing, grouting small cement filling/finishing)
 Laying of electrical circuits: (Electrical extension chords, fixing of
bulbs or sockets and switches)
 Manual sanding
 Manual painting

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 10:00 a.m. to 12:00 nn. and 3:00 p.m. to 5:00 p.m. (Noisy Work)

 Major Carpentry work Heavy hammering: (Work which require more

than one (1) day to finish/do, i.e. chipping of walls, rehabilitation of
cabinets, broken doors and windows, furniture’s)
 Demolition
 Welding
 Electrical testing
 Electrical sanding
 And all other work which may disturb the adjacent units

b. Absolutely no work shall be done on Saturdays, Sundays and Holidays

16. Delivery of construction materials shall only be from 9:00 a.m. to 4:00 p.m.,
Mondays to Fridays only using the loading dock at the basement level.

 Sand, gravel, cement and the like shall be delivered in sacks

 Unit owner, tenant/lessee shall secure a work/access permit prior to delivery
of materials
 All deliveries shall be brought immediately to the construction site from the
basement
 Deliveries shall not be received by the building guards or any of the Property
Management Staff. An assigned representative of the unit owner shall be
present to receive the deliveries

17. All materials, equipment, tools, etc. to be taken in should be listed accordingly for
security guard’s inspection and records.

18. Pull-out of Excess Materials and Equipment

Pullout of all construction debris, excess materials and equipment which will no
longer be used shall be allowed only from 2:00 pm to 5:00 p.m., Mondays to
Fridays. As a security measure, a list of the excess materials and equipment, shall
be submitted by the owner’s contractor for the security guard’s inspection and
records. Likewise, a gate pass shall be secured from Property Management to be
countersigned by the owner.

19. Relatives, children and wives of workers are not allowed to enter or stay inside
the condominium premises.

20. Workers/supervisors and deliveries are not allowed to use any passenger elevator.
They shall only use the service elevator. In case the service elevator is out of
order, they shall use the stairways.

21. Construction workers can eat at the job site or in the unit but should provide a
trash bag, brought out daily, for waste and leftovers.
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22. Unit owners undertaking construction/repair work shall compensate other unit
owners or the Condominium Corporation for any loss or damage whatsoever
caused directly by their workers/contractor in the course of construction.

23. Fraternization with employees of unit owners, tenants/lessees is strictly

prohibited.

24. Comprehensive General Liability Insurance/Contractor’s All Risks Policy

a. The contractor shall secure a Comprehensive General Liability

Insurance/Contractor’s All Risks Policy from an accredited insurance
company for bodily injury, property damage to the building and/or any
third party for the entire duration of the construction. A Copy of the
insurance coverage shall be submitted to Property Management prior to
any work being done.

b. A Comprehensive General Liability Insurance/Contractor’s All Risks

Policy is necessary for any construction/repair work which will cost over
PhP 100,000.00.

25. Fire Safety

a. One (1) unit – 20 lbs. ABC type fire extinguisher shall be provided by the
unit owner for his unit, for the duration of the construction.

b. Welding works is not allowed.

c. Smoking is strictly prohibited at the construction site.

d. Cooking is strictly prohibited within the building or at the construction

site.

e. Water supply and distribution facilities for fire fighting purposes shall be
provided and maintained at the construction site in accordance with the
Local Fire Code.

26. Safety materials/equipment/tools

The unit owner’s contractor shall provide safety measures such as construction
nets, sheeting, shoring, etc. whenever necessary as well as sheeting for the public
corridors covering the unit door going to the service elevator.

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 Use of power tool is allowed to speed up noisy work period such as:

27. Drinking of intoxicating liquors within the building by the workers shall be
strictly prohibited. Intoxicated workers will be barred from entering the
condominium building premises.

28. Gambling and bringing in of deadly weapons are prohibited.

29. Any damage caused by the contractor on the common areas (hallways, stairways,
lobbies, elevators, etc. and the adjacent units) shall be charged to the unit owner,
or tenant/lessee concerned.

30. Tapping of utilities

Tapping of electrical, mechanical, fire protection and plumbing utilities should be

provided by the unit owner, in coordination with the Property Management.
Tapping of electrical supply in the common areas is prohibited.

31. Building Materials & Utilities Guide

a. Ceilings – suspended, dropped or permanent ceiling shall be of gypsum

board or approved fire retardant equivalent brand and material on metal
runners only.

b. Partitions – wall finishes shall be of a fire resistant (e.g. gypsum board or

equivalent) or fire-retardant materials on metal studs only. For demolition
of walls, for consultation c/o accredited structural engineering firm. Fees
for the assessment will be for unit owner’s account.

c. Flooring – vinyl tiles, carpet, wooden planks or parquet floors. Other floor
materials shall be coordinated with the Property Management Office prior
to finalization of plans. Any chiseling or chipping-off works shall require
written approval from Engineering Office and structural consultant (if
needed) with the consultation fee for the account of the unit owner.

d. Glass Windows and Aluminum Frames – no change in the original color

of the reflective glass and aluminum frames are allowed. No drilling or
attachment whatsoever can be made on the aluminum windows or curtain
glass framing as this might result to water spillage or damage.

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 e. Main Entry Door & Service Door – no change in the existing lockset of
their main door. They may however, add a second lockset and peephole
having the same color as the existing lockset.
The color of the exterior side of the main door must be maintained to
preserve the uniformity of the main doors of all units.
The installation of aluminum screen doors, iron grills and the like is
prohibited.

f. Concrete Wall & Floor Slabs – no chipping of the concrete walls and
floors are allowed except approved by the structural designer and the
Property Management Office.

g. Water Lines – no change on any existing water lines/sewer lines are

allowed.

h. Fire Sprinkler Heads – shall remain in their respective positions and shall
not be removed or relocated. (may be relocated provided plans are signed
and sealed by a professional mechanical engineer)

i. Electrical Systems – alteration of the unit’s electrical power loads,

relocation of power lines and switches shall be endorsed, approved and
done only by the original electrical contractor but cost shall be for the
account of Owner. Electrical loads of the apartment unit shall not exceed
the capacity of their main circuit breaker. (provide load computation and
balancing signed and sealed by professional electrical engineer)

j. Mechanical System- for air conditioning additional duct/ reducting etc.,

submit load computation and plans signed and sealed by professional
mechanical engineer to be approved prior to installation

k. Waterproofing works- when approved, Engineer will witness the actual

waterproofing and let water settle minimum of 24 hours. If leak is present
from the lower unit after testing, contractor will drain the water and re do
the waterproofing procedure as well as rectify the damages incurred until
new waterproofing is accepted.

32. Sanitation

The units, as well as the common areas shall be kept clean and free from foul
odor. Garbage/construction debris shall not be placed outside the unit and/or
dumped in the condominium garbage chute nor placed in any part of the building
premises. This should be pulled out of the condominium building premises daily.

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33. Dust and Fumes

Unit owners must seal their doors with a cloth/wood screen during the
construction to prevent the spread of dust and prolonged exposure of the other
residents to the intoxicating fumes of lacquer or paint. Provide industrial exhaust
fans to dissipate fumes quickly and a standby vacuum to collect all dust in work
area.

34. Obstruction

Work will not be permitted outside the unit. Construction materials will not be
allowed to lie outside the unit nor in any other common area of the condominium
building.

35. Behavior of workers

The unit owner is responsible for the controlling the conduct of his contractors
and workers. No worker shall use the construction site as sleeping quarters. They
should enter and leave everyday.

36. Routine Inspections

The Property Management Office and their assigned representatives shall conduct
routine inspections of all construction sites frequently and regularly. ALL
OBSERVATIONS AND INSTRUCTIONS GIVEN BY THE INSPECTORS
MUST BE TAKEN NOTE OF AND STRICTLY FOLLOWED. The
Condominium Corporation/Property Management reserves the right to issue and
demand construction changes on approved plans when deemed necessary. Keep
doors unlocked when working for access of inspectors.

37. The security personnel is given authority to issue violation slips on workers who
violate the House Rules and Regulations, and General Construction Guidelines of
the Condominium Corporation.

38. Compliance

a. Violations and/or non-compliance with and/or all of the above guidelines and
requirements and deviations from approved plans shall constitute grounds for
work stoppage (especially when previous notices remain unacted upon).
Additionally, PMO/Engineering team may exercise any of the following
remedies:

 Charge violation penalties/fines

 Prohibition of entry of worker/s;
 Prohibition of any delivery of construction equipment or materials;
 Forfeiture of construction bond; or
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  Removal of improvements made in violation of the approved designs or plans, at
the unit owner’s cost.

The unit owner shall be responsible for the communication and

implementation of all Construction Guidelines to his assigned contractor.

b. Damage made on common areas or other units by the said construction work,
should be repaired prior to continuation of work.

39. Guidelines for Renovation Bond

Unit owners undertaking construction/renovation work shall post a cash bond to answer
for any loss or damage caused directly or indirectly by their workers or by reason of the
work performed. Construction cash bond are as follows:

a. For Minor Works – PHP 25,000.00

b. For Major Works – 10% of the total project cost (minimum of PHP 100,000 and
maximum of PHP 500,000)

Said bond shall be returned (interest-free) to the unit owner or tenant/lessee 30 days after
written notice of completion subject the following conditions:

a) All works were done in accordance with approved plans

b) No damage to the common area or to any other unit, or injury to other persons was
incurred as a result of the construction/renovation work.

c) In case of damages to the common areas or to any other unit, the same had been
rectified or automatically deducted from the Bond.

d) In case of injury to other persons, any resulting expenses had been paid for by the unit
owner or tenant/lessee concerned.

e) Submission of As-built Plans, Building Permits/Licenses, Occupancy Permit and other

necessary government building requirements.

40. A construction worker who breaks any rule will be banned from doing any work
in the building.

AFTER RENOVATION:

41. Provide As- Built Plans for reference during inspection.

42. Final Inspections

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 The unit owners shall submit a written request to the Condominium
Corporation/Property Management at least three (3) days in advance, for Final
Inspection of the following critical areas based on the National Building Code, or
any other existing national standard, whichever is safer in the opinion of the
RRTCC Building Engineer.

a. Electrical installation testing (Megger testing, load limitation per unit, etc.)

b. Fire Protection system (sprinklers, smoke detectors, heat detectors, etc.)

c. Plumbing standards (grease traps, etc.)

d. And other critical work that might endanger the building

Any final work which does not conform with the specifications of the plan
originally submitted to the Board on that which is contrary to the building safety
laws, regulations or which poses a potential hazard may be removed or
demolished by the Condominium Corporation at the expense of the unit owner.

43. To refund the construction bond, prepare the following:

a. Contractor to provide completion report indicating all the scope of
works accepted and duly signed by the unit owner
b. Contractor to provide a letter indicating the intent to refund the
construction bond, stating as well to whom the check to be prepared
will be paid to.
c. Be reminded that all violation incurred on the duration of the work will
be automatically deducted from the bond
d. Allow 2- 3 week for processing.

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 VIOLATIONS & PENALTY

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