RENOVATION

GUIDELINES
for

Urban Deca
Homes Ortigas

I-Millenia Building Solutions Inc.

 Table of Contents
Renovation Guidelines ..................................................................................................................... 4
Requirements ................................................................................................................................... 4
Procedure ......................................................................................................................................... 5
General Guidelines ........................................................................................................................... 6
Architectural Guidelines ................................................................................................................... 6
Plumbing Guidelines ......................................................................................................................... 7
Electrical Guidelines ......................................................................................................................... 7
Mechanical Guidelines ..................................................................................................................... 8
Fire Protection Guidelines ................................................................................................................ 8
Construction Workers ...................................................................................................................... 9
Schedule of Works ............................................................................................................................ 9
Deliveries and Pull Outs .................................................................................................................. 10
Sanitation ........................................................................................................................................ 10
Inspection ....................................................................................................................................... 11
Testing and Commissioning ............................................................................................................ 11
Others ............................................................................................................................................. 11
Security and Safety ......................................................................................................................... 12
Penalties ......................................................................................................................................... 12
Amendments .................................................................................................................................. 13
RENOVATION GUIDELINES

1. REQUIREMENTS

a) Application of Renovation Form including Contractor Endorsement Form – Unit owners are
required to advise the Property Management Office in writing through an application form, of any
improvement/renovation works or servicing that will be undertaken within the unit and to comply
with the regulations and requirements detailed herein. Application forms should be submitted and
approved by the Property Management Office prior to commencement of works.

b) Renovation Plans – Unit Owners are required to submit four (4) complete sets of A3 plans with
title block and four (4) specific scope of works in A4 of the proposed renovation of the unit, signed
and sealed by an Architect or an Engineer. Upon receipt of owner’s plans and technical
specifications, the Property Management Office will review in conjunction with the building’s
Consultants, and will advise the status/approval within seven (7) working days. Unit Owners shall
furnish the Property Management Office a set of complete As-Built Plans, duly signed and certified
by an Architect for major construction works.

 Architectural Plan – floor plan, reflected ceiling plan including floor lay out/finishes, ceiling lay
out/finishes, wall finishing, setting out plan, furniture plan, sections, joineries details, blow up plan
and demolition plan (if with demolition).

 Electrical Plan – lighting fixtures and electrical outlets reflecting the load schedule and circuit
diagram, single line diagram, the single line diagram shall indicate the size of the cables, rating of
breakers, and wattage of light fittings, sources of power for normal and emergency lighting.

 Mechanical Plan – Air-conditioning systems, exhaust system

 Fire Pro Plan – Reflected plumbing plan

c) Payment of Construction Bond/Renovation Fee - Unit owners shall post a construction bond
(Php 20,000.00) to cover for whatever damages that may be incurred and such other expenses that
may be incurred in connection with the renovation or alteration. The bond will be refunded sixty
(60) days upon completion of works net of deductions of (Php 100.00) per day for the first thirty
(30) working days, (Php 150.00) for another thirty (30) working days and (Php 200.00) for the
excess of sixty (60) working days plus damages incurred in common area and/or facilities, if any;
Minor Bond of Php 5,000.00 will be refunded five (5) days after completion of works less any
damages incurred in common area and/or facilities, if any, and clearance from PMO.

d) Permit to Commence Work - After satisfactory compliance of the requirements, the Application
for Renovation is approved and the unit owner/contractor is permitted to start work in accordance
with the approved plans and specification.
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e) Work Permit – Unit owner, tenant, resident and/or contractor shall apply for said permit from
10AM to 5 PM, Monday’s thru Friday’s which will indicate the scope of work to be done together
with the list of workers, construction equipment and materials. This must be submitted to the
Property Management Office for approval at least two (2) days BEFORE actual work schedule. The
signed and approved Work Permit must be placed in a plastic envelope and posted at the door of
the unit being renovated.

f) Project Coordinator- A liaison person (one coordinating the works) shall be appointed by the unit
owner, his name, and contact number shall be given to Property Management Office for purpose of
easy communication. The Liaison person shall be responsible for coordinating the execution of the
fitting-out / renovation works and shall observe all instruction given by Property Management
Office from time-to-time. This will be the only contact of the Property Manager. No other persons /
comments / correspondences will be addressed.

g) List of Workers – Official list of workers' names authorized by the owner, tenant and or
contractor to do the renovation.

h) Bar Chart Schedule – specifies duration of renovation and target completion date.

i) Contractor’s General Liability Insurance - Adequate coverage to protect against third party claims
and damage to the common area facilities must be covered by a reputable insurance company. CGLI
is only applicable in Major Renovation Works which is classified in section 10 schedule of works. The
policy must provide a minimum amount of Php 10,000.00 or ten (10) percent of the total contract
project cost as prescribed by the Property Management Office and allow an unlimited number of
claims during the period of the policy, as applicable.

2. PROCEDURE

a) Owner submits the accomplished Application for Renovation Form inclusive of all other
requirements. (Refer to Section 1).
b) The Property Management Office reviews and validates the submitted requirements within seven
(7) working days to ensure that work to be done complies with the Renovation Guidelines.
c) If approved, the Property Management Office returns the approved plan.
d) If disapproved, owner revises and resubmits the requirements based on the review/comments of
the Property Management Office.
e) Upon completion and compliance of all requirements, the Property Management Office issues a
Notice to Proceed for the approved renovation works.

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3. GENERAL GUIDELINES

a) Renovation works shall be done within the unit’s premises only.

b) All renovation works shall be in good workmanship using first class materials.
c) No work or materials shall obstruct the hallways and corridors.
d) Premises shall be kept free from any debris during the renovation work. Debris and/or garbage
shall be removed and disposed of everyday by the contractor during the renovation.
e) Renovation should not exceed the prescribed period of thirty (30) days. In case of extension of
work duration, the Unit Owner, tenant and/or resident shall formally advise the Property
Administration Office indicating the reason and extension period of renovation works.
f) All contractors hired by the Unit Owner should not damage the structural components of the
building.
g) Unit Owners, tenants, residents and/or Contractors shall assume the bills for electric and water
consumption during the renovation period.

4. ARCHITECTURAL GUIDELINES

a) Drop ceiling materials should be non-toxic, sound absorbent, non-asbestos, lightweight and non-
combustible. Plywood or any combustible material is not allowed.
b) Drop ceiling installation should not obstruct wall mount sprinkler heads.
c) The ceiling system should be adequately supported to eliminate sagging.
d) Concrete nails cannot be used on walls.
e) Main door frame and hardware cannot be altered.
f) Color of the exterior side of the door and exterior door lock must be maintained to preserve the
uniformity of the main doors of all units.
g) Additional door locks are only allowed in the interior face.
h) Toilet and kitchen facilities cannot be relocated.
i) Proposed additional bathroom ceiling shall only use moisture resistant gypsum board on metal
furring framing.
j) The following may only be altered subject to the approval of the Developer/Condominium
Association and should conform to the load restrictions of the building:
 Partition wall and doors ( shear walls, columns and those that are carrying structural loads
must remain as constructed)
 Electrical system
k) All works shall be in accordance with the latest government regulations and applicable codes.
l) Plant boxes are not allowed on the ledge of the unit, (If applicable).

5. PLUMBING GUIDELINES

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a) No owner or tenant must not allow anyone to do work on any portion of the water distribution
and sanitary system of the building unless approved by the Developer/ Condominium Association
and the Property Management Office.
b) All water line pipes shall be polypropylene (pp) pipe, PN-20.
c) All sanitary lines / drainage line shall be cast-iron or PVC series 1000.
d) No ceiling clean out shall be allowed. All clean outs shall be floor mounted.
e) A 3-ply waterproofing membrane hot or cold process shall be provided on all kitchen areas,
toilets and lavatory areas.
f) All stub outs must properly be enclosed when chipping or tile laying (to avoid clogging of drain
system).
g) Areas that need waterproofing application shall be subjected to forty-eight (48) hours flood
testing prior to installation of finished floor tiles. Unit Owner and Contractor must advise the
Property Administration Office in writing for witnessing and approval of flood testing. Water proof
certification is to be submitted upon submittal of final approved plan.

6. ELECTRICAL GUIDELINES

a) All electrical works shall conform with the latest edition of the Philippine Electrical Code and with
consultation, approval of the Developer/ Condominium Association and the Property Management
Office.
b) Use of Mica tube is prohibited; all electrical wiring installations shall be of RCS or EMT conduit
pipes, PVC pipes are only allowed for auxiliary layout.
c) Use THHN wire of proper size for additional lights, use spare CB if necessary (no less than 3.5mm)
do not use C.O. circuit for lighting, use provision for lighting C.B. for additional lightings.
d) Flexible metal conduits with connectors for drop wires shall be provided.
e) Open wiring installations are not allowed.
f) Use existing wire color coding. Megger test should be conducted for major electrical revisions
(under supervision by Property Management Office). Observe load limit to each circuit. Additional
load should be able to be supported by the unit’s main power capacity. Altering of unit’s allocated
Main circuit breaker with a higher rating will not be allowed
g) All junction boxes shall be covered after termination of wire connections, using gauge 16 deep
type.
h) Flat cord wires are not allowed.
i) Electrical load shall not exceed 80% of the capacity of the approved circuit breaker and feeder
wire rating. Otherwise, cost of revision shall be for the account of unit owner, tenant and/or
resident. Any additional power requirement must be approved by the Electrical Designer
/Consultant of the Developer/Condominium Association through the Property Management Office
to check if the requirements can be accommodated.

7. MECHANICAL GUIDELINES
a) Air-conditioning units must be provided with a drip pan connected to a flexible hose tapped to
the aircon drain provision/s.
b) Additional exterior wall opening for the exhaust system is not allowed.
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c) All revision on the mechanical ventilation, air-conditioning exhaust system shall be in accordance
with the PSME Code.

8. FIRE PROTECTION GUIDELINES

a) The Property Management Office discourages the relocation and addition of sprinkler heads.
Should the renovation require such, the unit owner, tenant and/or resident must hire at his/her
own expense the services only of the nominated contractor of the Developer/Condominium
Association.
b) Sprinkler pipes must be painted red, provided with adequate support and must not be used to
support lighting fixtures or other fixtures.
c) Pendant type, sidewall extended coverage sprinkler heads must not be painted or over or
obstructed.
d) Changes in the sprinkler system can only be allowed if the owner secures the written approval
from the Property Management Office.
e) All sprinkler and smoke/ heat detector that are affected by drop/cove ceiling should be relocated
by the existing contractor (area of coverage must not be affected)
f) Least distance between air duct diffuser, lighting fixtures and the sprinkler heads must be
300mm.
g) The fit out contractor must coordinate the interruption/resumption of the sprinkler system with
the Property Management Office who is the only authorized to drain and refill the fire protection
system. Unit owner and/ or Contractor will be charged a given fee for the said service.
h) All works shall be in accordance with NFPA #13 and 14 or the local fire code.
i) Requirement of one ten pound fire extinguisher for ABC type of fire and must be placed in the
kitchen and can be access within five (5) meters.

9. CONSTRUCTION WORKERS

a) All workers shall secure an ID pass from the Property Management Office prior to the start of the
renovation. Complete List of Workers and Two (2) pieces of 1 x 1 ID picture for each worker to be
used for the identification cards. A fee of Php 50.00 per ID will be charged. Any worker without an
ID will not be permitted to enter inside the Building. ID should be worn by workers at all times when
inside Urban Deca Homes Ortigas. The ID should be surrendered daily to the guard-on-duty prior to
exit of the building.

b) All workers are subject to search and body frisking by the guard on duty when entering and
exiting the main gate.
c) Lost ID should be reported to the Property Management Office immediately for replacement with
a corresponding fee prescribed by the Property Management Office and approved by the
Developer/Board of Directors.

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d) Workers are not allowed to use the passenger elevator. The service elevator shall be used to
access the unit being renovated.
e) All workers are not allowed to loiter outside their area of renovation.

10. SCHEDULE OF WORKS

Construction work shall be allowed Mondays to Saturdays from 8:30 am to 12:00nn then 1:00 pm
to 5:30 pm. No overtime work shall be allowed. No works shall be allowed on Sundays and Holidays.
Minor works shall be allowed during construction work hours. Major works shall be allowed
between 10:00AM-12:00nn and 2:00PM-5:30pm only.

Construction Work Classification

MINOR WORKS W/O BOND
REQUIRES ONLY 3-5 HOURS
TO COMPLETE
-Installation of
a. deadbolt, barrel bolt, peep
hole
b. bidet, bathroom mirror,
soap holder, towel rod,
water heater, change of
plumbing accessories such
as faucet, shower head,
shower hose, gasket
c. wall frame, wall clock,
picture frame, curtain rod
d. lighting fixtures/bulb
MINOR WORKS WITH MAJOR WORKS WITH BOND OF
PHP 20,000.00 SUBJECT FOR
BOND OF Php APPROVAL and DEDUCTION OF
5,000.00 PER DAY WORK
- Installation of a. Tiling works-replacement/
a. pre-fabricated cabinets installation
b. wall paper b. Installation or replacement of
c. shower enclosure water closet
d. aircon c. Waterproofing works
e. ductless rangehood d. Re-piping works/plumbing
f. replacement of pre- e. Installation of toilet exhaust
fabricated or readymade fan and exhaust duct
bedroom and bathroom f. fabrication and installation of
doors kitchen base cabinet and
hanging cabinet
g. fabrication and installation of
all built in cabinets
h. Fabrication and installation of
bedroom and bathroom
doors
i. Installation of drop ceiling
j. Installation of additional
lighting and power outlet
k. Re-painting/painting works
l. Other works not mentioned in
the list of minor works.

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11. DELIVERIES AND PULL-OUTS

a) Owners, tenants, residents and/or contractors should advise and submit to Property
Management Office the schedule of materials to be delivered into the building at least 24 hours
prior to delivery.
b) All construction materials, supplies, tools and equipment are to be listed in the Work Permit and
checked accordingly by the security guard on duty prior to entry/ exit into the building.
c) Deliveries shall not be received by the building guards or any other Property Management Staff.
Assigned representative/s of the owner, tenant and or resident must be present to receive the
deliveries.
d) All construction debris must be kept inside the unit and must be disposed of within the day.
e) Delivery trucks shall only be allowed to unload renovation materials/equipment at the drop-off
area for a maximum of thirty (30) minutes. Delivery schedule will be from Mondays to Fridays from
8:00 AM to 4:00 PM.

12. SANITATION

a) Contractors shall keep the unit during the construction period free from nuisances and shall not
install therein any apparatus, machinery, or equipment which may cause noxious smell, tremors,
etc.
b) Contractors shall maintain the unit being constructed well-lighted and ventilated
c) Common area/hallway on the construction area must be kept clean and be free of foul odor.
Construction materials, debris or any equipment must be confined inside the unit at all times.
d) The contractors shall at his expense keep the unit premises including hallways bordering the unit
in good, clean and sanitary condition at all times.
e) Contractors shall provide their own plastic disposals, bags and other sufficient container/s of
construction debris and agree that the daily disposal of the debris shall be done at such time, place
and manner as may be prescribed by the Property Management Office.
f) Contractors shall install and maintain at all times for ready use within the unit being constructed
the necessary number of fire extinguishers as may be required by the proper Government
Authorities and/or by Property Management Office.

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13. INSPECTION

The Property Management or his/her representative/s has the right to inspect the renovation at
any time to ascertain that the work conforms with the approved plans. In case of violation of the
prescribed rules and regulations and non-conformance to the approved plans, the Property
Management Office has the right to suspend the construction and oblige the contractor to conform
to these rules.

14. TESTING AND COMMISIONING

The Unit Owner’s contractor shall inform the Property Management Office (through a written
request) to witness the following:
a. fire protection : hydro – test smoke alarm test
b. plumbing and sanitary : flood test flow test, pressure test
c. electrical : insulation test, load test, circuit test
d. mechanical : leak test (exhaust system, air- conditioning)

15. OTHERS

Other prohibitions within the building premises:

a) UTILITIES – Utility consumption will be charged to the respective owner, tenant and/or resident.
b) ATTIRE – Workers should wear sleeved shirts and long pants when going to the common areas.
c) SMOKING – No smoking inside the unit and in common area. The security guards may confiscate
cigarettes, lighters/matches belonging to the construction workers and suppliers.
d) DRINKING OF LIQUOR – Liquors will likewise be confiscated.
e) COOKING – No cooking at any time.
f) GAMBLING – Gambling is strictly prohibited within the premises. The security guards have the
right to confiscate any gambling paraphernalia.
g) BATHING – Workers are not allowed to use the common area shower rooms and/or comfort
rooms for bathing purposes.
h) LOITERING – Workers shall confine themselves within the construction area during construction
hours and shall immediately leave the premises after the allowed construction hours.
i) PROPER CONDUCT – The unit owner, tenant and/or resident shall be responsible for controlling
and monitoring the conduct of his workers/contractors.
j) WAIVER – The Developer/Condominium Association, Property Management Office and/or its
representatives will not be responsible for any damage/s and/or injury/ies resulting from the
construction of the unit/s.

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16. SECURITY AND SAFETY

a) The contractors are responsible for the security of their materials, tools and equipment.
b) The security personnel are given the authority to issue violation slips on workers who violate the
House Rules and Regulations and General Construction Guidelines.
c) In case of theft or loss, the contractor or his authorized representative should report the case to
the Security Officer-in-Charge for investigation purposes.
d) During construction, there must be at least 2 units of 10 lbs ABC type Fire Extinguishers in the
unit.
e) The Developer or Condominium Association Board of Directors, Property Management Office
staff and/or other representative/s are not responsible for any injury, damage or loss sustained by
the unit owner, contractor, workers or any third party involved during the period of
construction/renovation.
f) The Developer/Condominium Association/Property Management reserves the right to ban or
restrict particular workers at its sole discretion.

17. PENALTIES

a) Monetary penalties shall be imposed for any violation/s and or non-compliance with the House
Rules and Regulations and/or Renovation Guidelines.
b) All monetary penalties will be deducted from the unit owner's Construction Bond.
c) Any and all damages suffered by the building caused by the Unit Owner/Contractor or their
workers must be supported by an investigation report from the security agency and must be
submitted to the administration office maximum of 24 hours after the incident. All damages shall be
immediately repaired in a manner satisfactory to Property Management Office; otherwise,
Property Management Office will undertake the repair and all cost will be deducted or charged
from the cash deposit or the CARI of the Unit Owner/Contractor, if they have one.
d) All violations will automatically result to work stoppage. Work can only resume if the violation/s
noted have already been settled/corrected. Only the Property Manager can give approval for the
resumption of work.
e) Corresponding penalties shall be imposed to the unit owner for violation of these rules by his/her
construction workers. Such penalties may be deducted from the construction bond.
Violations to the above guidelines will be penalized as follows:

First Offense Written Warning

Second Offense Php 1,500.00 per offense
Third Offense Php 3,000.00 per offense
Fourth Offense Php 4,500.00 per offense
Succeeding Offense Php 10,000.00 and Ban for Entry/ Work Stoppage

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f) Should the violations of the Renovation Guidelines be committed by the contractor, the refund of
the construction bond will be net of the corresponding penalties and charges.
g) If the Construction Bond is insufficient to cover the amount of the penalties and charges, it will be
billed to the unit owner.

AMENDMENTS
These Rules may be changed, amended or revised at any time by the Developer or resolution of the
majority of the Board of Directors of the Condominium Association.
Present and future circulars shall form part of the House Rules and Regulations.

Approved and adapted by the Developer/Board of Directors and/or Property Management Office.

Managed by:

I-Millenia Building Solutions Inc.