OT Building Renovation Information
(Owner info and Contractor Rules)
Owners must get board approval for any construction or renovation to their unit.
Board Approval. The board must approve any construction or remodeling that is done in the building. City of San Antonio building codes must be followed which, depending on the level of work, might include city-required permits and inspections. The impact on neighbors above, below and adjacent must be considered for any project. A brief but detailed proposal must be presented to the board in written form. Some of the points that need to be covered in the proposal are listed below:
· The proposal must contain a description of the scope of the work to include proposed construction dates. The proposal must state what existing structures or materials are proposed to be removed or changed, and must state what structures or materials are proposed to be added.
· The proposal must specifically describe the proposed work, with illustrations if possible.
· Any materials used must meet fire codes and building codes. Pictures and description from catalogues or from the building supply firm usually give the necessary specifications for the board to consider.
. If ceilings are being scraped or walls are being removed or altered, then an Asbestos test must be completed prior to any alterations. Test results must be provided to the OT HOA.
. No drilling or chiseling into either the concrete floor or ceiling is allowed; You can scrape as you remove tile.
. The name and credentials of the contractor must be provided. The General Contractor must be insured/bonded and must use properly licensed trades such as electricians and plumbers. Some contractors have not worked in high rise multi residential buildings and they may not be familiar with necessary considerations. The Building Manager may wish to interview the contractor.
Board Presentations. Usually your contractor or architect can help prepare your presentation. When you have all the necessary documents, the board will review for approval your project. Any plans asking for a variance to the above items, must clearly be spelled out in the proposal.
Hallway Decor Projects. Before a hallway project is submitted to the board for approval, they must have must have written approval of all Owners on the affected floor. The Owners must be aware and agreeable that, not only are they responsible for the cost of any changes to the common area, but they are also responsible for all future costs and maintenance (daily and long term.) This responsibility transmits with the sale of their unit. This written and signed acknowledgment must be included with the presentation to the board. See Olmos Tower Rule 8 for additional details.
Long Term Benefits. These requirements may sound onerous initially, but the board has long ago established that these steps are necessary and wise for the safety and consideration of all the owners.
· The proposal must contain a description of the scope of the work to include proposed construction dates. The proposal must state what existing structures or materials are proposed to be removed or changed, and must state what structures or materials are proposed to be added.
· The proposal must specifically describe the proposed work, with illustrations if possible.
· Any materials used must meet fire codes and building codes. Pictures and description from catalogues or from the building supply firm usually give the necessary specifications for the board to consider.
. If ceilings are being scraped or walls are being removed or altered, then an Asbestos test must be completed prior to any alterations. Test results must be provided to the OT HOA.
. No drilling or chiseling into either the concrete floor or ceiling is allowed; You can scrape as you remove tile.
. The name and credentials of the contractor must be provided. The General Contractor must be insured/bonded and must use properly licensed trades such as electricians and plumbers. Some contractors have not worked in high rise multi residential buildings and they may not be familiar with necessary considerations. The Building Manager may wish to interview the contractor.
- Click here for a list of contractors that have been approved for work in the building in the past. This list is not an endorsement, but does provide contact information for contractors that have experience working in the Olmos Tower.
Board Presentations. Usually your contractor or architect can help prepare your presentation. When you have all the necessary documents, the board will review for approval your project. Any plans asking for a variance to the above items, must clearly be spelled out in the proposal.
Hallway Decor Projects. Before a hallway project is submitted to the board for approval, they must have must have written approval of all Owners on the affected floor. The Owners must be aware and agreeable that, not only are they responsible for the cost of any changes to the common area, but they are also responsible for all future costs and maintenance (daily and long term.) This responsibility transmits with the sale of their unit. This written and signed acknowledgment must be included with the presentation to the board. See Olmos Tower Rule 8 for additional details.
Long Term Benefits. These requirements may sound onerous initially, but the board has long ago established that these steps are necessary and wise for the safety and consideration of all the owners.
Contractor Work Hours/Rules - Owners are responsible for their contractors.
CONSTRUCTION HOURS
Working hours are from 8:00 a.m. to 5:00 p.m., Monday through Friday. Unless an emergency, the following days contractors are not allowed to work onsite: Thanksgiving Day and Friday the day after, December 24th - 26th, December 31st - January 2nd, Memorial day, July 4th, and Labor day. All construction is expected to take place during working hours. If an emergency arises or a special situation requiring construction activities during non-working days/hours, please contact the Manager for approval.
PARKING
Parking is at the rear of the building. Contractors should not park in the front of the building or in the garages. Loading and unloading is to be accomplished from the rear of the building and through the lower level.
AIR CONDITIONING
The building is air-conditioned. Exterior doors in the lower level should not be blocked or positioned in the open position. If balcony doors are desired to be left open for ventilation, the fan in the air-handling unit in each residence can be turned off. Please contact the Manager for assistance. Excessive dust can damage the air handling units. If a significant amount of dust is anticipated during the remodeling project, please contact the Manager for assistance.
SMOKING
Olmos Tower is a nonsmoking building. Smoking is not permitted in any common area (halls, corridors, lobby, etc.). Cigarette butts must be disposed of properly before entering the building.
PERMITS
Construction permits as required by the City of San Antonio are required to be obtained. A copy of the permit must be supplied to the office before construction begins. This does not apply to simple redecorating.
INSURANCE
Adequate insurance (Liability and Workman's Compensation) is required for all contractors. A Certificate of Insurance naming the Olmos Tower Condominium Association as an additional insured is required. The insurance certificate must be supplied to the office before construction begins and must meet the requirements of the Association.
ELEVATOR USAGE
One elevator (the left one when facing the elevators) can be set for independent use in hauling material to and from the construction site. The elevator has pads, which must be in place to prevent damage to the interior. The elevator can be reserved for use by contacting the Manager.
LOWER LEVEL PARKING GARAGE
Contractors are not allowed to drive or park in the lower level parking garage. All unloading of materials will be done in the back parking lot. To help expedite delivering materials into the building contractors may stage materials in an authorized area outside the sliding glass entry doors. Prior to staging any materials contact management or the doorman for authorization.
TOOLS/MATERIALS
No tools, dollies, ladders, trash cans, carts, brooms, mops, vacuums, etc. are to be loaned out by Olmos Tower Maintenance. Contractors are required to supply their own tools. All liquid materials must be in sealed containers before bringing it into or out of the building.
TRASH
Please do not use the building trash chute. The trash chute is for the resident's use only and is not designed to accommodate construction waste. Contractors are expected to remove their own trash. Dumpsters may be placed, at the contractors' expense, at the rear of the building for larger remodeling projects. Contractors are required to keep the area around their dumpsters and all other areas of the property free of any debris, spilled liquids, etc. Contractors are requested to be courteous and not use other contractors' dumpsters without prior approval. See the Manager for the approved locations for dumpsters.
WATER SHUT OFF
Any plumbing that requires the building to shut off water management needs to be informed at least one work day prior to the requested shut off in order to inform residents in the building. Water shut off begin at 9:00 a.m. No water shut offs will be schedule on Mondays or Fridays.
DAMAGES
The lobby, corridors, elevator and hallways are all common areas. Contractors are responsible for any damage to the common areas being used. Owners are responsible for their contractors. Hallway carpets, as well as the lower level flooring should be covered to protect them from damages. The protective cover should be removed at the end of each day and the area cleaned. The preferred floor protection in the hallways is Ram Board. Do not use tape on carpets to prevent any damage. In the event of damages, contractors and owners are responsible for the professional cleaning and/or repair/replacement. Damages should be reported to the Manager immediately.
USAGE FEE
Each homeowner, before starting construction, is required to give Olmos Tower Condominium Association a nonrefundable usage fee of $___________ to cover damages during construction. When the construction is completed The Olmos Tower Condominium Association will evaluate damages, if any, and charge the homeowner for repairs or replacement of damaged items.
ALTERATIONS/ADDITIONS/IMPROVEMENTS
Any Owner without the prior approval of the Board of Directors thereon shall make no alterations of any portion of the Common Elements or additions or improvements. Any substantial improvements to the Owner's unit shall require approval of the Board of Directors. Plans must be submitted for approval 15 days prior to the date of commencement of any work.
The Board requires homeowners to submit a proposed deadline date for their remodeling project. The deadline will be mutually agreed upon between the homeowner and the Board on all remodeling.
Homeowners and contractors are not permitted to move or alter any floor (concrete slab) main walls or plumbing without prior written Board approval.
If you plan to remodel your unit in any way, please submit your plans and start and completion dates to the manager, who will then send your information to the Board for approval.
SPECIAL PLUMBING REQUIREMENT
ALL PLUMBING MODIFICATIONS MUST BE SUBMITTED TO AND APPROVED BY THE BOARD OF DIRECTORS. No touch faucets or automatic blending valves allowed in the building.
SPECIAL FIRE SAFETY REQUIREMENTS
If pipes or vents are exposed leading from one floor to another, fire blocking or fire dampers are required. When construction work is causing a dusty environment contact Management prior to work so the hallway smoke detectors can be secured and not set off throughout the building by the dust.
INSPECTIONS
The Olmos Tower manager, maintenance manager and or their designees will make random inspections of all remodeling in the building to ensure work complies with building and industry standards.
ASBESTOS
The contractor has been informed that asbestos containing building materials (ACBM) have been identified within the building (e.g. acoustic ceiling texture; resilient floor tile/sheet material, select pipe insulation/lagging; sheetrock and the trash chute lining). These materials, intact and not disturbed, pose no hazard to workers or residents. It is the Contractor's responsibility to have the appropriate testing conducted in order to insure that no asbestos containing materials will be disturbed during the construction. The test results must be submitted to the Management Office prior to any construction. The Contractors acknowledges that he has been informed that under no circumstance may he remove or disturb the ACM or presumed ACM. Texas licensed asbestos abatement contractors must be called in to accomplish this task at either Owner or Contractors expense. The Management office has a list of Texas Department of Health Department asbestos abatement contractors.
CONSTRUCTION HOURS
Working hours are from 8:00 a.m. to 5:00 p.m., Monday through Friday. Unless an emergency, the following days contractors are not allowed to work onsite: Thanksgiving Day and Friday the day after, December 24th - 26th, December 31st - January 2nd, Memorial day, July 4th, and Labor day. All construction is expected to take place during working hours. If an emergency arises or a special situation requiring construction activities during non-working days/hours, please contact the Manager for approval.
PARKING
Parking is at the rear of the building. Contractors should not park in the front of the building or in the garages. Loading and unloading is to be accomplished from the rear of the building and through the lower level.
AIR CONDITIONING
The building is air-conditioned. Exterior doors in the lower level should not be blocked or positioned in the open position. If balcony doors are desired to be left open for ventilation, the fan in the air-handling unit in each residence can be turned off. Please contact the Manager for assistance. Excessive dust can damage the air handling units. If a significant amount of dust is anticipated during the remodeling project, please contact the Manager for assistance.
SMOKING
Olmos Tower is a nonsmoking building. Smoking is not permitted in any common area (halls, corridors, lobby, etc.). Cigarette butts must be disposed of properly before entering the building.
PERMITS
Construction permits as required by the City of San Antonio are required to be obtained. A copy of the permit must be supplied to the office before construction begins. This does not apply to simple redecorating.
INSURANCE
Adequate insurance (Liability and Workman's Compensation) is required for all contractors. A Certificate of Insurance naming the Olmos Tower Condominium Association as an additional insured is required. The insurance certificate must be supplied to the office before construction begins and must meet the requirements of the Association.
ELEVATOR USAGE
One elevator (the left one when facing the elevators) can be set for independent use in hauling material to and from the construction site. The elevator has pads, which must be in place to prevent damage to the interior. The elevator can be reserved for use by contacting the Manager.
LOWER LEVEL PARKING GARAGE
Contractors are not allowed to drive or park in the lower level parking garage. All unloading of materials will be done in the back parking lot. To help expedite delivering materials into the building contractors may stage materials in an authorized area outside the sliding glass entry doors. Prior to staging any materials contact management or the doorman for authorization.
TOOLS/MATERIALS
No tools, dollies, ladders, trash cans, carts, brooms, mops, vacuums, etc. are to be loaned out by Olmos Tower Maintenance. Contractors are required to supply their own tools. All liquid materials must be in sealed containers before bringing it into or out of the building.
TRASH
Please do not use the building trash chute. The trash chute is for the resident's use only and is not designed to accommodate construction waste. Contractors are expected to remove their own trash. Dumpsters may be placed, at the contractors' expense, at the rear of the building for larger remodeling projects. Contractors are required to keep the area around their dumpsters and all other areas of the property free of any debris, spilled liquids, etc. Contractors are requested to be courteous and not use other contractors' dumpsters without prior approval. See the Manager for the approved locations for dumpsters.
WATER SHUT OFF
Any plumbing that requires the building to shut off water management needs to be informed at least one work day prior to the requested shut off in order to inform residents in the building. Water shut off begin at 9:00 a.m. No water shut offs will be schedule on Mondays or Fridays.
DAMAGES
The lobby, corridors, elevator and hallways are all common areas. Contractors are responsible for any damage to the common areas being used. Owners are responsible for their contractors. Hallway carpets, as well as the lower level flooring should be covered to protect them from damages. The protective cover should be removed at the end of each day and the area cleaned. The preferred floor protection in the hallways is Ram Board. Do not use tape on carpets to prevent any damage. In the event of damages, contractors and owners are responsible for the professional cleaning and/or repair/replacement. Damages should be reported to the Manager immediately.
USAGE FEE
Each homeowner, before starting construction, is required to give Olmos Tower Condominium Association a nonrefundable usage fee of $___________ to cover damages during construction. When the construction is completed The Olmos Tower Condominium Association will evaluate damages, if any, and charge the homeowner for repairs or replacement of damaged items.
ALTERATIONS/ADDITIONS/IMPROVEMENTS
Any Owner without the prior approval of the Board of Directors thereon shall make no alterations of any portion of the Common Elements or additions or improvements. Any substantial improvements to the Owner's unit shall require approval of the Board of Directors. Plans must be submitted for approval 15 days prior to the date of commencement of any work.
The Board requires homeowners to submit a proposed deadline date for their remodeling project. The deadline will be mutually agreed upon between the homeowner and the Board on all remodeling.
Homeowners and contractors are not permitted to move or alter any floor (concrete slab) main walls or plumbing without prior written Board approval.
If you plan to remodel your unit in any way, please submit your plans and start and completion dates to the manager, who will then send your information to the Board for approval.
SPECIAL PLUMBING REQUIREMENT
ALL PLUMBING MODIFICATIONS MUST BE SUBMITTED TO AND APPROVED BY THE BOARD OF DIRECTORS. No touch faucets or automatic blending valves allowed in the building.
SPECIAL FIRE SAFETY REQUIREMENTS
If pipes or vents are exposed leading from one floor to another, fire blocking or fire dampers are required. When construction work is causing a dusty environment contact Management prior to work so the hallway smoke detectors can be secured and not set off throughout the building by the dust.
INSPECTIONS
The Olmos Tower manager, maintenance manager and or their designees will make random inspections of all remodeling in the building to ensure work complies with building and industry standards.
ASBESTOS
The contractor has been informed that asbestos containing building materials (ACBM) have been identified within the building (e.g. acoustic ceiling texture; resilient floor tile/sheet material, select pipe insulation/lagging; sheetrock and the trash chute lining). These materials, intact and not disturbed, pose no hazard to workers or residents. It is the Contractor's responsibility to have the appropriate testing conducted in order to insure that no asbestos containing materials will be disturbed during the construction. The test results must be submitted to the Management Office prior to any construction. The Contractors acknowledges that he has been informed that under no circumstance may he remove or disturb the ACM or presumed ACM. Texas licensed asbestos abatement contractors must be called in to accomplish this task at either Owner or Contractors expense. The Management office has a list of Texas Department of Health Department asbestos abatement contractors.